LYELL McEWIN HEALTH
PRECINCT - MASTER PLAN
August 2011
Contents
Executive Summary
2
5.0 Master Plan
3
1.0 Introduction
4
2.0 Approach
9
3.0 Investigations
11
3.1 Regional Context
11
3.2 Lyell McEwin Hospital
12
3.3 Locality
14
3.4 Traffic and Transport
16
3.5 Utility Services
23
4.0 Constraints & Opportunities
25
4.1 Constraints
25
4.2 Opportunities
26
4.3 Commercial Strategy Framework
34
4.4 Summary Commercial Opportunities
35
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
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5.1 Introduction
40
5.2 Master Plan Philosophy
41
5.3 Buildings and Site Configuration
42
5.4 Master Plan
44
6.0 Implementation
45
6.1 Introduction
45
6.2 Lyell McEwin Health Precinct Master Plan
45
6.3 Key Strategic Partners
45
6.4 Public Realm Projects
46
6.5 Organisation
46
6.6 Implementation Strategy
46
6.7 Next Steps 2011 - 2016
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Executive Summary
The City of Playford, in conjunction with the Department of Health and the Lyell McEwin
Hospital, has initiated this project to undertake a Master Plan for the Lyell McEwin Health
Precinct.
The Precinct concept is to develop a strong cluster of mutually supporting activities
that builds out from the existing Lyell McEwin Hospital with a range of medical, allied
health, industrial, technical and supporting services including accommodation, retail and
commercial activities on either the Hospital site or in close proximity to the current site.
The State Government’s Generational Health Review Report 2004 and SA Health Care
Plan 2007 - 2016 identified the Lyell McEwin Hospital as one of the three major hospitals in
Metropolitan Adelaide, principally serving the northern suburbs of Metropolitan Adelaide
and northern regional areas of South Australia.
The northern areas of Metropolitan Adelaide are growing rapidly in terms of population,
housing and employment opportunities as detailed in the 30 Year Plan for Greater Adelaide.
The population of the Playford Council area alone is forecast to double between 2006 and
2026 to 160,000 persons.
The recently commenced Lyell McEwin Hospital Stage C Redevelopment project will
increase the Lyell McEwin Hospital building footprint, the range of services and capacity to
over 400 beds.
The Master Plan is not presented as an “End State Plan” but rather as a “Strategy
Document” with supporting mapping and schedules because the scope of future services
cannot be fully defined at this time as technologies, medical procedures and health
programs are evolving rapidly.
A broad range of potential opportunities for growth in the Health Precinct are outlined in
Section 4.0 of the Report. Consultation and investigations suggest that between 30,000 and
40,000 square metres of floor area with a value of $75 to $100 million is achievable over the
next 10 - 15 years.
The University of South Australia is interested in establishing a clinical school to support
teaching and research in a wide range of disciplines and support community engagement in
health related matters.
The Master Plan therefore provides for the physical expansion of the hospital as well as
providing for allied health and supporting activities along Haydown, Oldham Rollison and
Mark Roads. Streetscape and urban design improvements are proposed in the Precinct
with “main street/high street” treatments focused along Haydown Road. These works are
incorporated in the 5 Year Implementation Plan towards creating an attractive and vibrant
Health Precinct.
The health planning and scope of services provided at the Lyell McEwin Hospital, and
underpinning the Stage C Redevelopment, was based on a 10 year forward planning
window with forward estimates based on the 2006 census and without the benefit of the 30
Year Plan.
The Health Precinct Master Plan has taken a 30 year view consistent with the 30 Year Plan
for Greater Adelaide..
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
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1.0 Introduction
The City of Playford, in conjunction with the Department of Health and the Lyell McEwin
Hospital management, has initiated this project to prepare a Master Plan for the Lyell
McEwin Health Precinct.
The project is an important step in implementing the study entitled “Creating a Health
Precinct” in association with the redevelopment of the Lyell McEwin Hospital. The Health
Precinct Feasibility Study, June 2010 - was adopted by the City of Playford on the 27th of July
2010.
The aim of the Health Precinct Feasibility Study was to recognise the significant economic
and social value of the Lyell McEwin Hospital and to leverage off the $336 million investment
by the Department of Health over the period 2000-2015 by facilitating health, allied business
and urban revitalisation into the Precinct.
The feasibility study recognised that the Health Precinct will be an intensive mixed use
urban precinct that includes medical suites, accommodation for students, patients and
patient families, shopping and recreational facilities. The Health Precinct will provide
services that aspire to be a leader in education, training and innovation in community health,
as well as providing best practice services to its local community. In doing so, it will create
linkages with local industry to foster the health, manufacturing and services sectors and
support the economic and social development of Adelaide’s northern suburbs.
The objectives are reinforced by the State Government's Generational Health Review
Report 2004 and SA Health Plan 2007 that identifies the Lyell McEwin Hospital as one of the
three major hospitals in Metropolitan Adelaide, principally serving the northern suburbs of
Metropolitan Adelaide and northern regional areas of South Australia.
Other Hospitals
Tertiary Hospitals
Figure 1.1 : Metropolitan Adelaide
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LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
The northern areas of Metropolitan Adelaide are growing rapidly in terms of population,
housing and employment opportunities as detailed in the 30 Year Plan for Greater Adelaide.
For example, the population of the City of Playford is forecast to double between 2011 and
2031 to 160,000 persons.
Lyell McEwin Health Precinct
John Rice Avenue/Haydown Road
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Figure 1.2 : Lyell McEwin Hospital and Near Locality
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The current Lyell McEwin Hospital Stage C redevelopment project will increase the Lyell
McEwin Hospital building footprint on the current site, limiting opportunities for future
expansion, other than vertical opportunities in isolated areas.
The health planning and scope of services provided at the Lyell McEwin, which underpins
Stage C, is based on a 10 year forward planning window. Forward estimates were based on
2006 census data without the benefit of the 30 Year Plan.
The Master Plan has taken a 30 year view consistent with the 30 Year Plan for Greater
Adelaide. However the immediate recommendations are for the next 5 years.
The Master Plan is not presented as an “End State Plan” but rather as a “Strategy
Document” with supporting graphics cognisant that the scope of future services cannot
be defined at this time and technologies, medical procedures and health programs are
evolving rapidly.
The Master Plan provides for the physical expansion of the hospital as well as providing for
the allied health activities, retail, professional and personnel services towards creating a
vibrant Health Precinct with associated urban revitalisation and civic improvements.
The Lyell McEwin Health Precinct master plan has identified the opportunity for an
additional 30,000 - 40,000 sqm of health related development with a capital expenditure of
$75M - $100M over the next 10 - 15 years.
The Precinct is expected to be a major driver for jobs and urban renewal as well as
servicing the growing population. The Lyell McEwin Health Precinct will provide
opportunities to expand the local health sector with associated urban revitalisation and
public realm improvements. Once established as an education, training and services
hub for the health sector the Precinct is expected to attract medical. manufacturing and
potentially pharmaceutical industries adjacent to the Precinct.
Figure 1.3 : Northern Adelaide 30 Year Plan Proposals
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Figure 1.4 : Dwelling Targets Plan
Figure 1.5 : Job Targets Plan
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The Vision Statement, taken from the Creating a Health Precinct Report, is as follows:
The Lyell McEwin Health Precinct will service Northern Adelaide’s Premier Tertiary
Hospital by delivering new models for higher education and training, teaching and
research to provide a skilled workforce for the health needs of Northern Adelaide.’
The Guiding Principles, drawn from the Vision Statement and the consultations during the
course of the master planning process are outlined below. The first three principles are
“Strategic” in nature focusing on overall purpose with the second three Principles being
“Site” related.
1.
Meeting the Health Needs of Northern Adelaide / SA Communities
2.
Supporting the ‘Core Functions’ of Lyell McEwin Hospital
3.
Bringing economic and social benefit to the broader area
4.
Creating a ‘Special Place’ by
5.
6.
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Defining Built Form
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Open Space Design / Landscape Enhancements
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Entry Points / Wayfinding / Public Art
Improving Access /Connectivity by
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Defining Road Hierarchy
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Appropriate Car Parking
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Walkability / Safety/ Disability Access
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Wayfinding
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Public Transport
Demonstrating Environmental Sustainability by
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Water Conservation
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Energy Conservation
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Waste Management
2.0 Approach
The master planning process incorporated the following Stages over the period MarchJune, 2011.
Stage 1 - Initial Urban Design and Site Analysis
Stage 2 - Property and Demand Analysis
Stage 3 - Define Opportunities and Concept Plans
Stage 4 - Develop Draft Master Plan
Stage 5 – Finalisation of the Master Plan
The consulting team was afforded a detailed start up briefing by the Client’s Project
Management Group in March 2011, an extended site tour and workshop session with the
Steering Committee in April and a design workshop session with the Steering Committee
and other key stakeholders in May 2011. The Hospital co-ordinated meetings with
Practioners, Mental Health Services, Aboriginal Health Services and Volunteers.
The following individuals and organisations were consulted as part of the master planning
program and their community greatly valued.
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Professor Justin Beilby, Executive Dean , Faculty of Health Sciences, University of
Adelaide
Professor Allan Evans, Pro Vice Chancellor, Health Sciences, University of South
Australia
Dr Martyn Evans, Community Engagement, University of Adelaide
Mr Joe Bennink, Community Engagement, University of Adelaide
Professor Esther May, Dean of Health and Clinical Education, University of South
Australia
Ms Anthea Williams, Executive Officer, Health Sciences, University of South Australia
Dr Wayne Harvey, Business Developement Manager, University of South Australia
Ms Alison Roberts, General Manager, Education Programs and Services, TAFE, SA
Dr Jim Young, Practitioner and former Director of Medicine at Lyell McEwin Hospital
Ms Barbara Magin, Chief Executive Officer, Northern Division of General Practioners
Ms Julie-Anne Burgess, Area Director, Northern Adelaide Health Services
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Ms Vanessa Owen, Acting General Manager, Lyell McEwin Hospital
Ms Irina Lindquist, Director, Engineering and Building Services, Lyell McEwin Hospital
Mr Peter Mullen, Manager Corporate Services Northern Adelaide Health Services
Mr Andy Fryar, Chief Executive Officer, Lyell McEwin Hospital Volunteers Inc.
Ms Leona Agis, Manager, Muna Paiendi, Aboriginal Health Services
Mr Mark Buckerfield, Director, Asset Services, Department of Health
Mr Tim Packer, Projects Team Leader, Asset Services, Department of Health
Mr Brendan Hewitt, Director Corporate and Clinical Support, Adelaide Health Services
Mr Sam Raslan, Property Owner Elizabeth Vale Shopping Centre
George Morias, Department for Transport Energy and Infrastructure (DTEI)
Mr Andrew Riggs, Business Advisor, Innovate SA, Department of Trade and Economic
Development
Ms Sharon Bingham, Chief Executive Officer, Calvary Central District Hospital
Mr Glenn Docherty, Mayor, City of Playford
Mr Greg Pattinson, Group Manager City Development, City of Playford
Mr Chris Hannaford, Manager Economic Development, City of Playford
Mr Paul Johnson, Principal Policy Planner, City of Playford
Brenton Hall, Traffic Engineer City of Playford
Extensive investigations and consultations were involved in the master planning program
and are reported on in the following sections of this report.
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3.0 Investigations
Elizabeth Regional Centre
3.1 Regional Context
The Lyell McEwin Hospital (LMH) is located 25 kilometres north of the Adelaide GPO, 5
kilometres south from the Elizabeth Regional Centre and 3 kilometres north of the Salisbury
Town Centre.
The LMH is well served by arterial roads with a primary frontage to John Rice Avenue,
connecting with Main North Road and Phillip Highway.
Major open space is provided within the near locality including open space buffers between
residential and industry, as well as recreation facilities to the west and the Little Para River
Linear Park to the south.
Lyell McEwin Hospital
Major industrial employment clusters are established to the west with a focus on General
Motors Holden, Defence Science Technology Organisation and the Edinburgh Parks area
further afield.
Calvary Central Districts Hospital
Figure 3.1 outlines the Regional Context.
Salisbury Town Centre
The Health Precinct Feasibility Study, June 2010, identified some 192 health business in
the City of Playford including specialist services, medical, oral health service providers and
retailers. Most of the services were in the Centre zones or along Main North Road. A similar
number of health businesses would be within the City of Salisbury with a focus on the
Salisbury Town Centre and more recently Mawson Lakes Town Centre.
Legend:
Hospitals
Open Space
Transit Station
Railway Line
Lyell McEwin Health Precinct
John Rice Avenue/Haydown Road
Figure 3.1: Regional Context
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Shopping Centres
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The Elizabeth GP Plus Health Care Centre has been established at the Elizabeth City Centre
and the Playford North GP Super Clinic will be established in the new Town Centre north of
Curtis Road adjacent to the new school as part of the Playford Alive Project. Adelaide Uni
Care will also establish a clinical training facility adjacent to the Super Clinic.
Calvary Central District Hospital is located two kilometres to the south west of the LMH
adjacent to the Little Para River Linear Park within the City of Salisbury.
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3.2 Lyell McEwin Hospital
The LMH commenced operations in 1958.
The LMH has gone through a number of extensions and refurbishments most recently
Stage A - $91.2 million (2000-04) and Stage B - $43.5 million (2005-2009). The mental
health unit resulted from the final works of Stage B.
Stage C -$202 million - has been approved for construction over the next four years with
the construction of the 1,254 space decked car park as a pre-condition of development and is
already completed.
A Stage D is contemplated but not yet detailed or approved by Government.
An aerial photograph of the current LMH site is provided as Figure 3.2.
Stage C involves the construction of the following:
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Figure 3.2: Aerial Photo of current LMH site
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LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
96 bed acute inpatient facilities;
Ambulatory care building to accommodate expanded outpatient and allied health
services;
New support services building to accommodate expanded Women’s Health Centre
facilities. Maternal Assessment Unit, administration, research, education, clinician
offices and relocated and expanded back of house services; and
A range of internal reconfigurations, relocations, refurbishments and upgrade works
to optimise the existing and expanded functional requirements and in particular the
transfer of Muna Paiendi from the present transportable building on Haydown Road to
the former Metropolitan Domiciliary Care building on the corner of Oldham Road and
Mark Road.
The built form will reflect the form, materials and finishes of Stage A and B and will initially
be contained within built form dispersed over a basement and 2 levels above ground. All
new buildings will meet Post Disaster provisions, be designed to carry additional floors and
feature Ecological Sustainable Development Strategies. The LMH is reported as the most
ESD compliant hospital in Australia.
The existing LMH and location of Stage C developments are shown in Figure 3.3
The current gross floor area of the LMH is approximately 32,570 sqm.
The LMH has 309 beds including 50 Mental Health beds. There are also some 85
barouches and chairs for same day treatments and scheduled services e.g. chemotherapy
and dialysis. Stage C will increase bed numbers to 394, with 100 barouches and treatment
chairs to be provided in the expanded hospital.
The LMH has an employee base of 1,922 persons reflected in 1,609 Full Time Equivalents.
This does not include mental health, Muna Paiendi (Aboriginal Health Centre) or renal
services which are managed under separate budget lines. Estimates are that there are
2,500 staff presently on the site which will increase to 4,000 staff at the end Stage C. There is
also a sizable volunteer program involving approximately 500 persons.
The LMH will provide a full range of major complex medical, surgical, diagnostic emergency
and support services for adults and a range of surgical and medical services for women
and children. Surgical services at the LMH will be expanded to offer a more comprehensive
service to people living in the north including:
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Figure 3.3:
Cardiac services including interventional cardiology;
Urology;
Ophthamology;
Cancer services including radiation services; and
General medicine.
Location of Stage C developments
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Mental health services will be expanded to include both adult and aged acute mental health
services. Community mental health will also be expanded by the provision of a community
recovery centre in the City of Playford area.
The SA Health Plan devotes significant resources to activities in the northern Adelaide
area recognising the increase in demand from current residents and employees, and the
growing population.
3.3 Locality
The broader locality features predominantly single storey detached residential dwellings.
There is very limited infill or residential redevelopment to date in the locality. While the area
was established by the former South Australian Housing Trust, many of the houses have
now been sold to private land owners.
Some support health services are present in the near locality with diagnostic, chiropractic,
podiatrist, physiotherapy and general practice rooms along John Rice Avenue, Haydown
Road and on the corner of Haydown and Oldham Road. Health related equipment hire is
provided from the Elizabeth Vale Shopping Centre to the east of the LMH site.
The Elizabeth Vale Neighbourhood Shopping Centre was constructed in the 1960s, is in
an aged condition and is considered an underutilization of the site given the single storey
construction, large open areas and inefficient car parking layout.
Property ownership is shown in Figure 3.4.
A Site Assessment of the locality was carried out and is reflected in the Figures 3.5 - 3.8
detailing the grouped land parcels, significant buildings, movement networks and open
space areas.
Legend:
Minister for Health
Private Ownership
Housing SA
Minister for Education
City of Playford
Raslan
Intex Equites
ESMEC House
Figure 3.4: Property Ownership
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Figure 3.5: Land Parcels
Figure 3.6: Significant Buildings
Figure 3.7: Movement Networks
Figure 3.8: Open Spaces
Arterial
Collector
Local
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3.4 Traffic and Transport
Access
The site, whilst being somewhat removed from the nearest railway stations, is nevertheless
well located for the establishment of the Precinct that is connected to rail, bus and bicycle
networks as well as businesses in the local area.
The road system would appear to have significant capacity to underpin further development,
however future development will need to be tested to estimate the additional traffic
generation and distribution, and the requirements of the road network, particularly at the
main entry into the Precinct.
John Rice Avenue is an arterial road in the care and control of DTEI and provides connection
between Main North Road and Phillip Highway that connects Elizabeth Regional Centre and
Salisbury Town Centre. Haydown Road is a distributor level road in the care and control of
the City of Playford, and Oldham Road, Trembath Road and Mark Road are all local roads.
Refer Figure 3.9.
The main hospital entry and at-grade car park is accessed from Oldham Road, and the
recently constructed multi-storey car park for staff and visitors has its entrance off Mark
Road. The majority of staff and visitors access these locations from the junction of John Rice
Avenue and Haydown Road.
The junction of John Rice Avenue and Haydown Road has been classified as a Black
Spot. The Department for Transport Energy and Infrastructure (DTEI) prepared a traffic
signal design at this junction that includes a sheltered right turn into Haydown Road and a
signalised pedestrian crossing. Liaison with DTEI has identified that the benefit-cost ratio for
this junction upgrade was not met, and several applications for black spot funding have not
been successful to date.
Figure 3.9: Existing Road Networks
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The access driveway for emergency vehicles is off of Oldham Road and separated from
other traffic. It is accessed in most instances via Haydown Road. The Emergency access
route must not be compromised with any future development or modifications to the
roadway.
In the design workshop, Haydown Road was identified as being a Main Street, and Trembath
Road a central spine constructed as a shared zone.
Car Parking
There are currently 1,780 car parks on the site (Refer Figure 3.10) comprising:
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1,254 spaces in the recently constructed multi-deck; and
526 at-grade spaces
Stage C works include the removal of the car park adjacent to John Rice Avenue. This will
result in a total of 1,550 off-street car parks at the end of stage C works. The Multi-deck car
park currently has a 70% utilisation rate at the peak (890 cars parked). Even though there
are spaces remaining, there is significant all day parking in the surrounding streets. A spot
survey counted over 100 cars parked on near streets and it is expected that most of these
are staff. This may be a result of the ease of on-street parking or the avoidance of the fees in
the multi-deck.
A previous traffic report by Shane P. Foley & Associates, August 2010 identified that there
would be a parking shortfall of around 100 spaces on the hospital grounds after completion
of Stage C. The report suggested that parking in the street be maintained to cover this
shortfall. Therefore, consideration of how on-street parking is utilised and managed
throughout the Health Precinct is critical. It should be noted that the parking estimates in the
report were based on broad data that was available and should be reassessed with more
accurate data input.
Figure 3.10: Car parking (after Stage C)
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It was identified in the workshop that the multi-deck car park was a considerable distance
away for many patients to walk to/from the LMH, particularly non-ambulatory patients. Car
parking should be distributed throughout the Precinct with numerous drop off / pick-up
points. An additional multi-deck car park may be appropriate as part of a redevelopment
of the Neighbourhood Shopping Centre and associated uses to provide car parking on the
eastern side of the Hospital.
Rail Travel
The nearest rail stations on the Adelaide to Gawler line are approximately 30 minutes
walking distance or 10 minutes by bicycle. This rail line links the Precinct to:
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GP Plus Superclinic at Elizabeth;
Munno Para Shopping Centre;
Elizabeth transport node and regional centre, and
Salisbury transport node and town centre.
It should also be noted that future electrification of the Adelaide to Gawler line (by 2013) will
improve frequency and speed of the rail service and is likely to be more attractive to users.
Bus Travel
Anecdotal evidence has suggested that the bus services to LMH are infrequent and
inconvenient. However, in 2008 a major upgrade of the bus routes and timetables
significantly improved the bus service to the Hospital. In addition, there are service
upgrades planned to commence in July 2011. There may be a lack of awareness of these
service changes and a careful review of hospital staff, patients and visitors' public transport
needs is required to identify the gaps. Refer Figure 3.11.
Figure 3.11: Bus route
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Metro Adelaide bus services (205, 224, 400 and T500) service the LMH, with bus routes
along three sides of the hospital (John Rice Avenue, Haydown Road and Oldham Road).
The combined services form a Go Zone with 15 minute frequency between 7:30am and
6:30pm. In 2008, the bus services to LMH were improved considerably, and included the
Phillip Highway routes being re-directed to link directly to the hospital. The high frequency
direct buses are north-south routes linking the hospital with the transport nodes of
Salisbury and Elizabeth. At these nodes, users can change buses to travel east-west. In
addition, the timetables are designed to connect to the rail service with a 5 minute transfer
time. The bus routes are shown in Figure 3.10.
These routes have wheelchair accessible buses at all times and link the Precinct to:
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Calvary Central District Hospital;
Transport interchanges at Elizabeth, Salisbury and Paradise;
Mawson Lakes Campus; and
Adelaide CBD, including the Royal Adelaide Hospital.
There are currently no direct bus routes from the Precinct to Munno Para, Playford Alive
or Modbury Hospital. However, bus service upgrades planned for July 2011 will include
a direct bus (560) from LMH to Modbury Hospital as well as major upgrades of the 500
service.
Personal safety at bus stops was raised as an issue at the workshops, particularly after
dark. This currently dissuades people from using public transport. Bus stop upgrades,
including shelter and lighting, should be considered as part of streetscape improvements
on John Rice Avenue and in Haydown and Oldham Roads,
Other bus services to the hospital are available as requested by patrons and include the City
of Playford community bus and the Red Cross transport services.
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Cycling
Haydown Road and John Rice Avenue are designated routes in the DTEI Bikedirect network
(refer Figure 3.12). Although they are cycling routes, there are no bicycle lanes marked,
and there is a general lack of coherent cycling facilities in the area.
The Little Para shared path is within a two minute cycling distance. This path is used mainly
for recreation and runs adjacent to the River between Main North Road (Salisbury Heights)
and Kings Road, Paralowie.
The State Government has identified the Adelaide to Gawler rail line as a future Greenway.
This will comprise a shared path along its entire length and is likely to encourage cycling in
the area. There are 19 bicycle storage spaces in the decked car park.
Walking
There are relatively high volumes of pedestrian traffic crossing Haydown Road between
the hospital and the Elizabeth Vale Shopping Centre. This is facilitated satisfactorily with a
signalised crosswalk and wide median islands.
John Rice Avenue is difficult to cross with four lanes of traffic and no median island. The
junction alignment of John Rice Avenue and Haydown Road allows for a relatively high
speed left turn entry into Haydown Road across the line of pedestrian travel and the kerb
ramps are located at an acute angle to oncoming traffic.
It was identified at the workshop that a ‘compact’ precinct would result in a more walkable
precinct.
Figure 3.12: Cycling route
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Traffic & Transport Recommendations
In summary it is recommended that the following traffic tasks be undertaken:
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Main Ambulance Access
Pedestrian Access
Alternative Ambulance Access
Major Junction Upgrade
(traffic signals and cross walk)
Signalised Pedestrian Crossing
Major Junction Upgrade
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Refer to Figure 3.13 for the local traffic and ambulance access;
Liaise with the Department for Transport, Energy and Infrastructure to further refine;
their signalised intersection for the junction of John Rice Avenue and Haydown Road in
line with 'High Street' / 'Main Street' concept;
Develop Haydown Road from John Rice Avenue to Oldham Road as a ‘High Street’with
enhanced footpath environment in the short to medium term on completion of Stage C.
Ensure emergency vehicle access is not impeded with any road modifications;
Test future land use developments to estimate car parking demand to determine
appropriate car parking provision;
Analyse public transport services following new routes/timetables in July 2011;
Provide educational awareness of upgraded bus services;
Identify the gaps in the public transport services and liaise with Adelaide Metro for
future timetable/route upgrading;
Provide a shuttle bus between the Precinct and the near rail station;
Existing bus stops are well located around the Precinct along Haydown Road, Oldham
Road and John Rice Avenue. Public transport use would be encouraged by enhancing/
upgrading these bus shelters and public lighting in the short term. In the longer term, a
mini-interchange could be developed to support the broader Precinct; either as a street
based system or a public transport hub;
Provide additional secure bicycle parking throughout the Health Precinct;
Liaise with Adelaide Metro to provide bicycle lockers at the Nurlutta and Elizabeth
South rail stations;
Provide bicycle hire/loan within the Precinct;
Figure 3.14 depicts a possible Northern Region Health Transit Link route. This is
indicative and subject to defining potential passenger demand and analysis of public
transport services; and
Figure 3.15 depicts a possible future cycling routes to link the Precinct with Nurlutta
and Elizabeth South rail stations and Calvary Central Districts Hospital.
Figure 3.13: Local Traffic and Ambulance Access
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Playford Alive GP Plus
Munno Para
District Centre
Elizabeth
South
Station
Elizabeth Regional Centre +
GP Super Clinic
Lyell McEwin Hospital
Elizabeth Regional Centre
Salibury Town Centre
Nurlutta
Station
Calvary Hospital
Legend:
Modbury Hospital
Health Transit Link
John Rice Avenue/Haydown Road
Figure 3.14: Northern Adelaide Health Transit Link
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Proposed Mass Transit Corridor (30 Year Plan)
Railway
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Little Para Shared Path
Shuttle Bus - Precinct to Rail
Adelaide - Gawler Railway Line
Lyell McEwin Health Precinct
Legend:
Lyell McEwin Health Precinct
Proposed Cycle Routes
John Rice Avenue/Haydown Road
+61 8 81123400
Figure 3.15 Cycling/Shuttle Bus Connections
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Greenway
www.hamessharley.com.au
+61 8 81123400
3.5 Utility Services
The hospital site and surrounding properties are well serviced with sewer, water, gas
electricity and telecommunications including the high speed/high capacity SABRENet fibre line
connecting the States major hospitals, education and research facilities. The utility services
are described below.
Figure 3.16: Domestic & Fire Water
Figure 3.17: Natural Gas
Domestic and Fire Water
The domestic water and fire water supplies to the Precinct are substantial due to the proximity
to the adjacent 600mm diameter trunk main in John Rice Avenue. The SA Water pressure
zone is satisfactory for multi-purpose low rise developments. Tanks and pumps can be
expected for medium to high rise developments. Refer Figure 3.16
Natural Gas
Natural gas supplies to the precinct are substantial due to infrastructure demanded by the
hospital. The 100 diameter supply mains will be satisfactory for multi-purpose developments
in the area and no upgrade to the Precinct is anticipated. Refer Figure 3.17.
Sanitary Drainage
Local SA Water infrastructure provides substantial capability for current requirements and
capability for future expansion. The ability for any proposed development to interconnect
to adjacent infrastructure is available without the requirement for additional evaluation by
Authorities. Refer Figure 3.18
Figure 3.18: Sanitary drainage
Figure 3.19: Power supplies
Power Supplies
To the north of the Precinct, ETSA has established the Elizabeth South Sub Station. This
supplies demand to Local Industry, the Hospital and Domestic Product. Locally supplies
feed the hospital and adjacent spaces although the true demand upon this network has not
been fully assessed as part of these master planning activities. Based upon the existing
infrastructure to the adjacent development zones, some upgrade of supply will be required
and this will most likely take the form of new transformers within the bounds of future
developments. Refer Figure 3.19.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
23
A less likely outcome is the requirement to supply new high voltage overhead provisions to the
zone, which can be accommodated (albeit at the expense of the project) if required. The final
outcome will be entirely driven by the maximum demand of the proposed development.
Research and Education Broadband Network
A connection to the SABERNet Network exists and this feed can be interfaced with adjacent
sites as required should the development zones demand the required broadband Research
and Education link. Refer Figure 3.20.
Figure 3.20: Research & Education Broadband
Network
Figure 3.21: Communications (Fibre)
Communications (Fibre)
High speed fibre runs adjacent a number of development zones and interconnection is
commonly made for new developments. With the modern day requirement for ‘connection’
the opportunity for fibre and it’s relatively close location allows for a multitude of opportunities
around the Precinct. Refer Figure 3.21.
Communications (Copper)
Local telecommunications via copper are suitable for current developments. With the
proximity of fibre communications across the Precinct, there will likely be some upgrade of
local copper infrastructure based upon the capabilities of the local exchange but an exhaustive
overhaul will be avoided due to the presence of the fibre network to assist with data and voice
communications. Refer Figure 3.22.
Figure 3.22: Communications (Copper)
24
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Utility Services Recommendations
In summary it is recommended that as future stages and individual developments are
identified in terms of location and size that discussions with service providers be initiated
4.0 Constraints &
Opportunities
The task of developing a high quality innovative urban space integrating with existing and
proposed facilities on the Core Site will require a considered approach to land use and built
form configuration, coupled with an efficient, legible movement framework and streetscape
improvements. The Master Plan will also determine the optimal location for the identified
facilities.
4.1 Constraints
The current Lyell McEwin Hospital Stage C redevelopment project will increase the LMH
building footprint on the current site.
Stage C buildings have been designed to carry extra floors in future should they be required.
Other opportunities for vertical expansion are only available in isolated areas as the Stage A
and Stage B areas of the Hospital were not engineered for additional building height.
More broadly speaking there is considerable potential to secure additional land for various
activities and facilities and / or promote appropriate developments near the Hospital as part
of the broader Precinct whilst acknowledging the various land owners and differing land use
surrounding the site. Refer to Figure 4.1.
The road and transport system has significant capacity to underpin further development. The
site, whilst being somewhat removed from the nearest railway stations, is nevertheless well
located for the establishment of a Precinct that is connected to rail, bus and bicycle networks
and businesses in the local area.
Improvements are required to the movement system and road network but this is not a
constraint to the development of the Precinct.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
25
The Hospital site and surrounding properties are well serviced with sewer, water, gas
electricity and telecommunications.
4.2 Opportunities
Health and medical opportunities identified through consultations and investigations include:
The high speed/high capacity SABRENet fibre line connecting the States major
hospitals, education and research facilities is in Oldham Road and Haydown Road along
with high voltage power and trunk sewer and water. The extension of the SABRENet
network from the hospital to businesses in the Precinct would be a significant asset and
would act as an incentive to locate into the Precinct.
Electricity augmentation may be required, however overall, utility infrastructure and
services are not considered a constraint.
•
•
•
•
•
•
•
Education and Training with Universities and TAFE;
Research and Laboratories;
Simulation Facility;
Private Medical Rooms serving Outpatients/Day Surgery;
Associated Health and Allied Services;
Medical and Laboratory Equipment Manufacture and Supply; and
Equipment Hire.
Non-medical opportunities include:
•
•
•
•
•
•
•
•
•
•
•
•
Fitness Centre;
Community Health;
Community Centre and Library;
Convention Facility;
Offices and Consulting Rooms for non-medical professionals;
Expanded Food Offer; Cafes and Restaurants;
Retail e.g. Gifts, Newsagency, Flowers, Hairdresser;
Commercial e.g. Post Office, SA Revenue Office, Bank, Travel Agency;
Child Care;
Aged Care Facility;
Higher density residential accommodation for rental or purchase; and
Short Term Accommodation – ‘medi-motel’ and serviced apartments.
Further detail is provided in the following pages.
Legend:
Minister for Health
Private Ownership
Housing SA
Minister for Education
City of Playford
Raslan
Intex Equites
ESMEC House
Figure 4.1: Land Ownnership
26
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Education and Training with the Universities and TAFE
The University of Adelaide and the University of South Australia are members of the LMH
Health Precinct Steering Committee and have indicated strong interest in having a education
and training facilities within or associated with the Hospital. Flinders University has also
expressed an interest. TAFE has also expressed interest for allied health services training
and manufacture of medical and laboratory equipment, testing and associated activities.
The University of South Australia (UniSA) is interested in establishing a clinical school to
support teaching and research in a wide range of disciplines and support engagement in
health-related matters. The University would seek a site near the Hospital but does not
need to be on the Hospital Site. The clinical school envisaged by UniSA would be in the order
of 4,000 sqm.
Research and Laboratories
The Universities have also indicated interest in research facilities including laboratories in
association with the Hospital. The facilities would ideally be within the Hospital to maximise
interaction between staff but also could be in near proximity.
Simulation Facility
As part of the education and training facilities a medical simulation centre has been
advanced by the Hospital Management. Ideally this facility would be within the Hospital and
conveniently located near the education and training facilities.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
27
Private Medical Rooms serving Outpatients/Day Surgery
The Adelaide Northern Division of General Practice and Hospital Management has reported
that private medical rooms to assist with specialist, out-patient and day surgery procedures
are sought ideally in association with the Hospital to allow direct access and limit travel time.
A commercial lease with Department of Health would apply for rooms in the Hospital or on
the Hospital Site. Alternative medical rooms in near proximity are suggested which could
be owned and managed by the Adelaide Northern Division of General Practice or by private
interest. A serviced office approach could be considered.
Associated Health and Allied Services
Diagnostic and other testing facilities within or near the hospital will need to be provided so as
to support the increased patient numbers and increased outpatient and day surgery patients.
Dentistry, Chiropractic, Physiotherapy, Paediatrics and Podiatry, Pharmacy and similar allied
health services would benefit from a location in the Health Precinct and could provide services
to the Hospital.
Rooms could be located in the existing dwellings along Haydown Road, Oldham Road and/
or Trembath Road as transition uses until a sufficient number of allied health services arise
to warrant a commercial investment in new offices. Serviced offices may be an appropriate
arrangement.
Health Care Industry Sector
In 2008 the then Centre for Innovation (now Innovate SA) conducted a survey of over 90
companies producing for the health care industry. Over 78% participated providing valuable
information. Nearly 30% were located in and around Thebarton and Inner west Adelaide which
is the preferred location for the Sector.
28
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
A summary follows and the full results are available from Innovate SA:
• Sub sectors represented include assistive devices, health software, medical devices,
cosmetics, laboratory supplies and invitro devices, pharmaceuticals, clinic trials with
assistive devices making up 25% of the Sector;
• 32% were looking to relocate;
• 55% collaborated with a research facility or university;
• 23% see benefit in being associated with a health precinct;
• 63% were exporting; and
• In 2008 there were 2,209 full time equivalent employees with over 40% in assisted devices.
This is a major growth area as health has recently overtakent manufacturing as the major
employer in South Australia with 103,000 jobs (ABS 2011)..
Bio technology
In 2009, Bio Innovation SA conducted a survey of Biotechnology companies not previously
included in the above survey and interestingly the findings were consistent with the above
findings. Approximately 100 companies operate in the bio-technology sector comprising
agriculture/environment, service providers, diagnostic, devices, bio-medical with bio-medical
making up 37% of the sector.
Approximately 33% are located in Thebarton and 56% prefer Thebarton to establish a new
company.
Over 50% were established from Intellectual Property originating from hospitals and
Universities.
The industry employs about 170 full time equivalents and these numbers have doubled in
the last eight years. The companies have a highly skilled workforce with over 50% having a
university degree and 10% having a PhD. Trading income, excluding grants, almost tripled
between 2001/02 and 2007/08 with almost 50% derived from export. Venture capital funding
increased tenfold from $0.8 million in 2005/06 to $8.3 million in 2007/08.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
29
Medical Devices
The medical device industry is an emerging sector reliant on innovation to help commercialise
improvements in health care technologies with potential high value adding. IBIS World
Industry Report, 31 March 2009 reported a domestic market of $6 billion and exports of $1.6
billion with a growth estimated at 5.6% per annum. Australia represents only 1.4% of the global
market. The medical device market has a gross margin of 60%. More than 60% of sales are
weighted towards cardiovascular disease and orthopaedic.
Australia, and South Australia in particular, is well placed to take advantage of the global
market given the research capacity and technical skills. The South Australian Government has
therefore committed $2 million to develop a medicinal and medical devices industry around
the Clovelly Park Clean Tech Precinct. This may provide flow on opportunities in the LMH
Health Precinct.
Fitness Centre
Executive Fitness Management (EFM) operates a fitness centre within the Hospital on a
session basis for LMH staff. Space is limited and the fitness centre business is likely to grow
with additional staff after Stage C. An expanded fitness centre could be made available to
visitors to the Hospital. EFM also has premises on Haydown Road.
Additionally, a further fitness centre could be anticipated within the Precinct perhaps
associated with a redeveloped Neighbourhood Centre or in close proximity.
Community Health, Nutrition and Fitness
The SA Health Plan and Hospital Management identified a need to promote community health
and fitness. This could be associated with the fitness centre or tie in with community centre,
teaching space and / or convention style facilities.
30
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Convention Facility
Multiple suggestions were forthcoming during consultation of the lack of modern meeting
space/convention venues. A space accommodating up to 100 persons was suggested as
desirable. Larger events could be accommodated at Playford Civic Centre, Salisbury Civic
Centre and at Mawson Lakes. Such a facility could be used for community and hospital staff
functions. A University education and training facility could provide foyer and meeting rooms for
convention activities and other functions.
Community Centre and Library
Suggestions were forthcoming during consultation of the potential for a community centre
and library. There was some reservation from City of Playford staff given the relative close
proximity to Elizabeth and Salisbury Town Centres and current commitments to the Playford
Alive program. A University education and training facility could provide foyer and meeting
rooms for community education and other functions. The LMH has a book loan service.
Offices and Consulting Rooms for non-medical professionals
With the expanded Hospital and potential build up of related medical and allied health business
the Precinct should attract allied health business and non-medical for example accountants,
tax return services, financial planners and real estate agents. These activities would potentially
be in the Neighbourhood Centre or nearby for convenience of use, consolidating and
populating the Health Precinct.
Expanded Food Offer; Cafes and Restaurants
A consistent opportunity raised at all sessions was desirability of an expanded food offer.
This could be in the Hospital and /or in the near Precinct. Options along Haydown Road were
discussed for cafes, take away food outlets and potentially a restaurant. The Hospital entry
off Haydown could be re-configured and the building extended to provide a food court and
associated activities.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
31
There was also the desire to expand the hours to 7.00 am to 7.00pm to provide breakfast,
lunch and dinner options. The LMH Volunteers Inc. would consider expanding the food offer as
well as the hours of operation.
Retail e.g. Gifts, Newsagency, Flowers, Hairdresser, Travel Agent
Multiple suggestions were raised in consultation for the extension of the retail offer. Reference
was drawn to new hospitals around Australia containing an indoor main street or retail mall
environment. Giftware, News Agency, Florist and Travel Agency were highlighted and could
be presented as a single tenancy. Personal services like hairdressing and nail grooming were
also highlighted. These could be offered within the Hospital or in close proximity. A public road
frontage would be desirable to pick up on passing trade.
The LMH Volunteers Inc. would consider expanding the goods and services as well as the
hours of operation
Commercial e.g. Post Office/SA Revenue, Bank,
With the expanded Hospital and potential build up of related medical and allied health business
the Precinct should attract non-medical and allied health businesses, for example Post Office,
SA Revenue Office and / or Bank.
Child Care and Play Space
Child Care was raised regularly in discussions as a much needed service and related to
short term and day care for the children of both staff and visitors. While there are child care
facilities in near suburbs and centres (with the closest across John Rice Avenue and at the
Elizabeth Vale Primary School). The provision of child care on the site of the Hospital or in
near proximity to the Hospital was seen as highly desirable. Existing residential houses along
Haydown, Oldham or Trembath Roads could provide initial start-ups for child care if a site is
not forthcoming on the Hospital Site.
32
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
In addition the provision of a supervised play space and playground for children’s engagement
on visits was suggested during consultation by management, staff and key stakeholders.
Aged Care Facility
Aged Care was identified in the brief but was not viewed as high priority in the Precinct. Aged
care facilities are occurring in many other areas across northern Metropolitan Area.
The development of aged care facilities in close proximity to hospitals are occurring in
Metropolitan Adelaide most notably at Ashford Hospital, on Anzac Highway, Ashford.
The built form of aged care is changing, moving from low rise facilities to multi-storey buildings
for both independent and supported accommodation.
Redevelopment of existing residential properties in near proximity to the Hospital would be of
social benefit in providing housing options in the aged care area.
Short Term Accommodation – ‘Medi-Motel’ and Serviced Apartments
A consistently expressed need and opportunity was the provision of a motel style (lowmedium cost) accommodation for family members and carers, non-acute patients needing
accommodation prior to out-patient or day surgery and patients receiving repeat treatments
over a number of days that are not assigned a hospital bed. Current accommodation options
are very limited in the Playford and Salisbury Council Areas.
Similarly there were multiple suggestions that short term accommodation (1 week to 3
months) in the form of Serviced Apartments which would assist longer stay patients and family
members and accommodate visitors and/or persons attending training programs. An initial
complex of 20-30 apartments with capacity to be expanded was recommended.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
33
There is a strong association with Calvary Hospital due to the Hospitals proximity, availability
of bedspace and range of services for non-acute care. Calvary Hospital operates on about 80%
bedspace The LMH operates on regularly operates one a 100-120% demand for available
beds.
The LMH arranges for transfer to RAH for specialist treatment e.g. third degree burns injuries
and other complex conditions.
The LMH also works in association with Modbury and QEH as part of the Public Health
Care Sector and Gawler hHospital as a Community Facility for non-acute care or where the
Hospital has the appropriate services and available beds. This is an important part of the
Hospitals operation and is likely to continue with growth in population, aging population and
health delivery models.
4.3 Commercial Strategy Framework
Leedwell Strategic has developed a Commercial Strategic Framework that is set out in the
graphic on the following page.
Higher Density Residential Accommodation for Rental or Purchase
The nearby residential properties have relatively low capital values and very low
densities. Redevelopment for medium rise, medium density residential development
would be an opportunity that would increase the population base and support new
business. Staff in the Hospital or new businesses in the Precinct are likely to take up
these housing options in the Precinct on a purchase or rental basis. Sites along Oldham
Road and Rollison Road are considered particularly suitable.
Collaborations with other Hospitals.
The LMH works in association with other public and private hospital in providing a health
service to the northern areas of Metropolitan Adelaide and South Australia.
34
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
The Framework considers four dimensions as follows:
• New Business Reality;
• Human Resources Focus;
• Capturing Expenditure; and
• Commercial Elements.
The four inter-related dimensions are then drawn out into key components as reflected in the
graphic.
A matrix table provides a summary of future commercial elements that have been identified as
part of the Health Precinct. The matrix tables outlines Market Segments (Who), the Elements
(What) with a description of floor areas, Commercial Principles, Investment Scope, Private/
Public involvement, On/Off Campus location and SA Health/Council involvement.
4.4 Summary Commercial Opportunities
The consultations and investigations carried out by Leedwell and Hames Sharley have
identified the following commercial opportunities:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Food and beverage -500 sqm (ground floor hospital in addition to Neighbourhood Centre);
Non-food retail - 750 sqm;
Supermarket -2,000 sqm - 2,500 sqm;
Short term visitor accommodation –Stage 1: 30rooms say 600 sqm -800 sqm;
Student- Resident long term accommodation with initial 10 by 1 bedroom studio and 10 by
two bedroom studio;
Tertiary education and training Short term 400 sqm. Long term 4,000 sqm;
Health forum space;
Clinical Training ;
Simulation Room;
Wet Laboratory;
Allied health incorporating private clinics, day surgery, Outpatients, General Practice,
Diagnostics, Dentistry, Physiotherapy, Chiropractor etc;
Medical-Health Businesses Medium Term 500 sqm – 1,000 sqm Long Term 2,000 sqm;
Professional and office areas
Child care centre;
Gymnasium;
Convention Facility;
Community Centre; and
Multi deck car park 400-600 spaces.
The above commercial opportunities can be located off the hospital site but close proximity is
desirable to maximize the interaction and activity.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
35
COMMERCIAL STRATEGY FRAMEWORK
DEFINING
GOVERNMENT’S
MANDATE
BUSINESS
DRIVERS
NEW
BUSINESS
REALITY
HUMAN
RESOURCES
CAPTURING EXPENDITURE
COMMERCIAL
DRIVERS
DEFINE
TERTIARY
CENTRE
$500MIL P.A.
CAPTURING
EXPENDITURE
COMMERCIAL
ELEMENTS
FOCUS
MONOPOLY
NEW BUSINESS REALITY
NET REVENUE
EFFICIENCY
PARTNERSHIPS
EFFICIENCY QUOTAS ON OPERATIONS
CAPITALISE
CAPITALISE ON GOVERNMENT’S
INVESTMENT
INNOVATION
CENTRE OF INNOVATION AND EXCELLENCE
DELIVERING NEW ELEMENTS
•LINKS TO PLACE MAKING
•LINKS TO HR STRATEGY
•DELIVERS ON GOVERNMENT’S MANDATE
COMMERCIAL ELEMENTS
MARKET
WHO?
ELEMENTS
WHAT?
ATTRACT $ FROM PRIVATE, C/WEALTH, NFP
AREA REQUIREMENT
HUMAN RESOURCES FOCUS
WORKFORCE / HR
STRATEGY
PLACE MAKING
FAMILIARISATION
36
MULTIPLY INVESTMENT
UNIVERSITIES, PRIVATE SECTOR, NFP, OTHER
FUTURE PROOF GOVERNMENT’S
INVESTMENT
INVESTMENT PLATFORM
•DESTINATIONAL MODEL
•CAPTURE UNIQUE MARKET
•MAXIMISE RETAIL OPPORTUNITIES
NET REVENUE TARGET RETURN
DE-RISKING
CREATE TERTIARY CENTRE
•RETAIN EXPENDITURE
•MINIMISE ESCAPE EXPENDITURE
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
• REDUCE STAFF TURNOVER
•ATTRACT GOOD STAFF
•RETAIN STAFF
•AMENITY
•ACCOMMODATION
•SAFETY
•FACILITIES
•LEARNING CENTRE
•EMPLOYMENT FEEDER
COMMERCIAL PRINCIPLES
COST
ON / OFF CAMPUS
INVESTMENT
HEALTH’S ROLE
HOW MUCH?
HOW?
LEVEL OF CAPITAL INVESTMENT
WHERE?
BY WHOM?
STRATEGY INFORMING THE MASTER PLAN
LYELL McEWIN PRECINCT – TERTIARY PRECINCT - COMMERCIAL ELEMENTS
The following matrix provides a summary of future commercial elements which are identified as part of the Tertiary Precinct at LMH
MARKET
(WHO)
W
H
O
MASTER PLAN DRIVERS – COMMERCIAL
ELEMENT
(WHAT)
DESCRIPTION
MASTER PLAN CONTEXT
COMMERCIAL PRINCIPLES
INVESTMENT SCOPE
PRIVATE – PUBLIC INVESTMENT
ON CAMPUS – OFF CAMPUS
SA HEALTH ROLE
Investment Quantum - 4,000/sqm at $1,500/sqm = $6million
Students
Staff
Visitors
Residents
Professionals
RETAIL
Café Restaurant
x 2-3 = 500sqm
Non-Food Specialties
Specialties –
10x50-100sqm
=750sqm
Convenience (Mini-Mart)
Supermarket
Food and Beverage
SUPPORT
Full Line –
2,000-2,500sqm
Total Retail
Essential Place Making
Access- Security (High)
Extended Hours of Trading
Exposure
Critical Mass
Major Captured Expenditure
Expansion Potential
Scope of 1 Dominant Centre
and Localised Nodes
3,000-4,000sqm
Third party tenants on commercial lease arrangements responsible
for fitout - 4,000sqm at $1,000-$2,000/sqm - $6-8million
Potential Involvement of Volunteer Program in non-specialised retail
(café, florist, etc)
OPTIONS
EITHER
A. Central to Hospital Epicentre
Tied to Land Ownership
Facilitator
Investor - Owner
Brand Tenants in specialist or licences areas (Pharmacy, travel agent,
hairdresser, newsagent, banks etc)
Traditional Tenure Principles (Freehold)
Requires centre management once scale is achieved
Private Appetite if Off Campus
POTENTIAL REVENUE STREAM – FREEHOLD OWNERSHIP
(LEASES)
B. Main Street (0n or Off Campus – or
both)
JV Partner
Operator
C. Growth Nodes
BUSINESS OPERATIONS (NET PROFIT)
30 room hotel – motel – 700sqm @3,000/sqm - $2.1million
Visitors
Short Term –
Residents
Country based
Families
SHORT TERM
ACCOMMODATION
Hotel - Motel
Hotel – Motel (short stay)
Hotel – Motel
Requires Scale – say 30+
rooms
Serviced Apartments(to 2
weeks)
Stage 1 - Say 30
rooms + facilities
= 600-800sqm
Specialist Business
Operations
Typically third party developer, investor and specialist operator –
existing structure and network
Ability to expand 100%
PRIVATE INVESTMENT
Hotel – Motel
AND
Off Campus – NON-CORE
OPERATION
Adjoining, Salisbury, EEC?
Facilitator
Shuttle Bus?
Serviced Apartments
Linked to Oncology Centre
SUPPORT
Linked to Education Facilities - Visitors
20 residential apartments - @$250,000 - $5million
Student Housing Developer/Operator
Not-for-profit Housing Provider – Partnership
Students –
Residents
Residential
Housing
Student Accommodation
Long Term – Annual Tenure
10x1 bed and 10x2
bed = 20
apartments
SUPPORT
40-70sqm =
1,100sqm
LONG TERM
ACCOMMODATION
Patient’s
Families
Requires existence of
Education/Training Element
Low Cost Rental – viability subsidy required
Ability to Expand 100%
International Workforce
Link Model
Linked to Education Facilities – Permanent
OPTIONS
TWO OPTIONS
PRIVATE (Freehold Ownership)
PUBLIC – NGO PARTNERSHIP
Link to Core Staff (nursing) – Permanent
A. Private Provider – Off Campus –
Mixed Use
B. Public/NGO Partnership –
Leasehold Tenure – On Campus or
Partner Land – designated precinct
Facilitator
JV Partner?
Council Partnership Role
Linked to Parents
Links to Indigenous Housing – Specialist Requirements
Short Term
TERTIARY EDUCATION AND
TRAINING
1-2 x 400sqm
R&D, SIMULATION WET LABS
Staff
SHARED EDUCATION SPACE
Professionals
Institutional Partnership
Facility of Medicine
CORE
Short term – lease of core space to University or shared services
platform (ie lecture theatre) – need for office type space linked to
amenities
Space for Health Forum
Multiple Universities interested
Longer Term
Stage 2 form to require
multiple and specialised
facilities
Longer term – major Uni- Commonwealth Government capital
funding ($20-30million) to expand Centre of Excellence – 3-5 years
time
Medi-Centre of
Excellence
Needs support
infrastructure and services
80-100+ Student Capacity
4 x 1,000
Car Parking, Retail Activity
Node (Place),
Accommodation cope of 1
Dominant Centre and
Localised Nodes
Critical Element of Tertiary Centre
Program Areas
Students
Strategic direction to
integrate into Core SA
Health site initially
Major Space User
OPTIONS
Facilitator
PUBLIC (short term)
A. Short Term – SA Health provided
space on commercial basis
UNIVERSITY – COMMONWEALTH (longer
term)
B.
Major Centre
Investor - Owner
JV Partner
Council Partnership Role
Direction - Mixed Use Structure
Include Function Centre / Convention Centre
2-3 year lead timeframe – 100% GROWTH FACTOR IN LONGER
TERM
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
37
MARKET
(WHO)
W
H
O
MASTER PLAN DRIVERS – COMMERCIAL
ELEMENT
(WHAT)
DESCRIPTION
MASTER PLAN CONTEXT
COMMERCIAL PRINCIPLES
INVESTMENT SCOPE
CLINICAL TRAINING
Current
Requirement
Short-Medium Term – SA
Health Partnership
Staff
R&D
Say 300sqm
Shorter Term - SA Health partnership role
Within Hospital facilities
Professionals
Simulation Lab
Incorporated within existing Hospital site
Students
Clinical Training Unit
Expand to
1,000sqm
Longer Term – primary
University role – absorbed
into Tertiary Education
Facility
4 x 1,000sqm
tenancies
Likely to be anchored by
lease of major user
CORE
ALLIED HEALTH SERVICES
Professionals
Private Clinics, Day Surgery,
Diagnostics, GP, Specialists,
Outpatient Services, Allied
Health (dentist, physiotherapy,
chiropractor, etc)
Consulting Rooms
PRIVATE – PUBLIC INVESTMENT
PUBLIC
ON CAMPUS – OFF CAMPUS
SA HEALTH ROLE
Short Term – SA Health OR Uni
provided space on commercial basis
JV Partner
Owner
Included in Tertiary Education and Training facility in longer term
Say 2 Stages of 2,000sqm x $4,000/sqm = $8million (x2)
Smaller
consulting type
tenancies within
larger floor plate
Traditional office/consulting
room type accommodation
Private Sector Funded via Co-operative Fund or private sector
investor
Private Provider – Off Campus
PRIVATE
Demand driven – staged development
LIMITED
Adjoining core site
Freehold ownership
CORE
Incubator Based
Medium Term
5-10 x 100sqm
incubator
businesses
Health Care
Industry
Corporate
MEDICAL - HEALTH
BUSINESS
Quasi-office/tech
space
Small Business Start ups, Clinical Trails – grant funded – linked to
Uni’s
Incubator Start Ups
(R&D linked)
Key Corporate Businesses
CORE
PUBLIC PARTNERSHIP
Strongly driven by workforce drivers for staff, transport etc
SA Health or University Supported
Can be in vertical building
Industry Investment - Venture Capital Business
4 x 5001,000sqm
Likely to be one off individual
investments
Initial development stages – require leased accommodation
PRIVATE
Short Term – SA Health OR Uni
provided space on commercial basis
Facilitator
Investor - Owner
LONGER TERM – OFF CAMPUS
INVESTMENT
JV Partner
May mature to develop owned facilities – medium to longer term
2,000-4,000sqm at say $4,000/sqm - $8-16million (longer term)
Will require significant tertiary centre in existence to attract activity,
investment, workforce relocation form CBD 5km inner ring
300sqm
Residents
Set up to capture short term opportunities
Longer Term
Tech / Industrial
space
Staff
Direction to require cost effective leased accommodation – say
$150/sqm (within existing facilities) – may justify new accommodation
rentals (say $300/sqm) for subsidised (grant funded) activities
Specialist Facility
CHILD CARE CENTRE
Outdoor space
Specialist – Licenced Facility
Potentially linked to early leaning centre – and/or primary school
Linked to high access – car
park, school etc
Say 50-80 child capacity
SUPPORT
Security
paramount
Private Provider – Off Campus
PRIVATE
Needs ground floor and sheltered open space
LIMITED
Adjoining core site
Capital Investment in order of $1million
Existing EFM at LMH currently
Staff
Residents
GYMNASIUM
Medium scale
Gym and Fitness
Centre
200-300sqm
SUPPORT
Specialist Business
Say 500 member base module
Will require both general public and medical staff related business
Can operate in low exposure location (rear tenancy) with strong
directional signage
Could link to therapy areas – swimming pool etc to gain joint use
38
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Options
Essentially requires leased accommodation and be incorporated into
retail areas as a major tenancy
PRIVATE
Central to Hospital Epicentre
Possible Main Street (0n or Off
Campus – or both)
Owner
JV Partner
MASTER PLAN DRIVERS – COMMERCIAL
MARKET
ELEMENT
(WHO)
(WHAT)
DESCRIPTION
COMMERCIAL PRINCIPLES
INVESTMENT SCOPE
MASTER PLAN CONTEXT
COMMERCIAL PRINCIPLES
ON CAMPUS – OFF CAMPUS
SA HEALTH ROLE
PRIVATE – PUBLIC INVESTMENT
SA Health Central Administration function – say 1,000sqm
CORE ADMINISTRATION
Office 1,000sqm
Staff
Admin, Boardroom
CORE
Staff
Visitors
Staff
COMMUNITY CENTRE AND
LIBRARY
Visitors
Could avail core Hospital areas for primary medical or training
functions
Possible Main Street (0n or Off
Campus – or both)
PRIVATE OR PUBLIC
Facilitator
Options for private sector funded accommodation via long term lease
model
CONVENTION FACILITY
SUPPORT
Options for inclusion in Main Street rather than central hospital areas
Office use
Capacity for
auditorium for
100+ pp
Community
Access Space
Not envisaged to be justified
in own right
Not envisaged to be justified
in own right
Space for functions, gatherings etc
Function to be incorporated into Tertiary Education Centre
Function to be incorporated into Tertiary Education Centre
PRIVATE
LINKED TO TERTIARY CENTRE
PRIVATE
LINKED TO TERTIARY CENTRE
Facilitator
JV Partner
Facilitator
JV Partner
ADJUNCT
Potential site for major aged care facility – 24/7 facility
Say base module of 100-120 beds for operational efficiency
Could be multi-level facility – still require large area of land
Residents
AGED CARE FACILITY
Say 100-120 bed
facility
Staff
Low and High Care Facility
Capital Investment of say $250,000/bed = $25million
Commonwealth funded and
regulated facility
Low bond socio-economic area – lend itself to land provision by
Council
PRIVATE - NGO PARTNERSHIP
OFF CAMPUS – ADJOINING SITE
COUNCIL - Facilitator
NGO Licenced Aged Care Provider Partnership
ADJUNCT
Subject to issue of new licences
Link to Council’s aging strategy
Requires links to staff parking
Capital Cost – say $25,000/bay - $12.5million to $25million
Staff
CAR PARKING
500-1,000 bay
car park
SUPPORT
Additional to
Core SA Health
car park
Visitors
Residents
Scale of say 500 bay
minimum
Requires 35mx60m base
module – open sides to 50%
To adjoin multi-demand
land uses (day and night)
High Access - central
Linked to main street function to avail access to short term visitors,
retail customers, day parkers and others
Strategy of consolidated multi-deck parking to enable greater
intensity/density of development on adjoining sites (hotel, residential,
retail, child care etc)
Options
PRIVATE OR PUBLIC
Mid Block off Main Street (Off Campus)
Facilitator
JV Partner
Potential infrastructure role of SA Health in shorter term – with intent
to on-sell once occupancy is achieved
MISCELLANEOUS
Children’s Playground
Staff
Key Attractions
Visitors
Open Space
Residents
Community Display
Central – high
community
access spaces
Options
Foundation, Charities or Sponsor Functions
Community Service Uses
PUBLIC
Specialist Funding Activities
Central to Hospital Epicentre
Possible Main Street (0n or Off
Campus – or both)
Investor - Owner
JV Partner
Health and Well Being Training
(Kitchen)
SUPPORT
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
39
5.0 Master Plan
5.1 Introduction
The existing Hospital site of 8.4 hectares has extensive building site coverage which will
increase with Stage C over the next four years. While Stage C buildings have been designed
to carry additional levels, Stage A and B were not. As a result, there are a limited number of
locations for new buildings and additional floor area on the Hospital site. Stage A and B could
be re-engineered to carry additional floors but with substantial disruption to the Hospital’s
operation and re-construction of services including lifts this is unlikely.
Therefore Stages A and B are likely to be refurbished and renovated over time with space
reallocated for different activities and vertical extensions limited to Stage C.
The master planning consultancy team consider that over the next 30 years the LMH will
need to refurbish, partially redevelop and may potentially need to secure additional land area
in proximity to the Hospital. Also, in advancing the LMH Health Precinct, the master planning
consultancy team consider that additional land area will be required to facilitate the various
opportunities that have been identified. Figure 5.1 suggests possible directions of extension of
the Hospital and Health Precinct.
Mediu
m Te
Medium Term
rm
The Mental Health facility is a more recent construction and early in its building life.
Nevertheless the Mental Health facility, being single story building and occupying a relatively
large size site, is a low utilisation of the site. The 8,800 sqm site could provide a 4-6 level
building being central to the site and adjacent to the multi-deck car park in the medium to long
term.
Core
Hospital
Short T
erm
Lo
ng
Te
rm
Long Term
The former Metropolitan Domiciliary Care building, to be renovated for a relocated Muna
Paiendi facility, is a single storey building and sits upon half of its allocated site area. A
redevelopment of this site (1,200 sqm) could provide a 3- 4 storey building independent of the
Hospital but on the Hospital Site in the medium to long term.
Lyell McEwin Health Precinct
John Rice Avenue/Haydown Road
Figure 5.1: Possible Directions of Extension
40
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
0
25
50
100
200m
DATE:
July 2011
31242
SD01
www.hamessharley.com.au
+61 8 81123400
There are a number of other opportunities on the Hospital Site for extensions to floor area
especially along Haydown Road towards creating a ‘High Street’/ ‘Main Street’. These
extensions could accommodate retail and office functions and provide a new outward face
to the Hospital. The forecourt to the entry off Haydown Road is for example approximately
1,000 sqm in area.
Residential properties, in private ownership, occupy the triangle south of the Hospital
bounded by Mark Road, John Rice Avenue and Trembath Road. There are approximately
50 residential properties as well as service roads and Council reserve in the triangle.
Selective purchase for hospital, allied health, accommodation and community health
activities coul be an appropriate long term option.
During the course of the investigations the opportunity was identified for the recreation
and landscape buffer reserve (west of Mark Road), in the Council’s care and control, to be
sold for Health Precinct facilities and/or future Hospital functions. This would be subject
to the relocation of sporting facilities and Community Land provisions under the Local
Government Act.
In parallel, with considerations on land and buildings, the LMH will need to
periodically review the services provided at the Hospital as the clear messages
from consultations, are that medical technology and treatment is moving quickly
in conjunction with service delivery models. This may result in increased off-site
health and medical treatments while retaining and enhancing acute care at the
Hospital.
Extensions to the north of Oldham Road are possible subject to land acquisition. The
allotments fronting Oldham Road are relatively deep (40m) and of good size (750-800
Therefore, a structured but flexible Master Plan is required to support health and medical
sqm). Consolidating 2-5 allotments would provide adequately sized development sites.
service delivery while responding to emerging opportunities and land requirements.
Built form of 2-3 levels could sit close to Oldham Road with car parking and private open
space to the northern part of the development site. Offices, professional rooms and medium 5.2 Master Plan Philosophy
density residential development could form an interface between the Hospital and the
residential area. Short stay and serviced apartments could form part of the redevelopment. A fundamental objective of the Lyell McEwin Health Precinct Master Plan is to create a
desired PLACE. based on the following understandings:
The Neighbourhood Shopping Centre site, to the east off Haydown Road, and adjoining
property along John Rice Avenue is owned by the Raslan Group and has potential for
• Hospital staff choose to work at the PLACE where they are trained;
Health Precinct opportunities through the redevelopment of the Neighbourhood Centre.
• Staff seek the PLACE that is vibrant and interactive;
Land to the north along Haydown Road could be included.
• The best learning comes from an interactive PLACE;
• The PLACE contributes to health and wellness; and
Housing SA has residential properties immediately to the north of the Neighbourhood
• The PLACE contributes to community development and engagement.
Centre fronting Rollison Road. Further properties could be secured over time along Rollison
Road.
The Master Plan therefore seeks to create a stimulating, vibrant and interactive PLACE. The
'High Street' along Haydown Road is therefore a core part of the Precinct, as it consolidates
There would be opportunities to work with the Elizabeth Vale Primary School in providing
activity and provides an active gateway to the Precinct.
land and buildings for broader community use including community health programs.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
41
5.3 Buildings and Site Configuration
The Glenside Campus Redevelopment Health Facilities Report, May 2011, explored the
question of Building and Site Configuration. Three configurations were detailed as follows and
are depicted in Figure 5.2:
1.
2.
3.
Campus – Island buildings, separate and each with a front door, fragmented green
space and communal areas. e.g. Flinders Hospitals and University;
Complex – Large scale connected building, impermeable, limited and controlled
entry, dispersed green space e.g. Lyell McEwin Hospital and
Urban – Grid extension urban areas, street focussed, integration, own address.
Higher density, public realm. e.g. Mawson Lakes Town Centre.
The master planning team considers that an Urban Approach to the building and site
configuration of the LMH Health Precinct is the appropriate way to proceed recognising the
existing road and allotment patterns and seeking to provide flexibility in accommodating
the range of potential commercial and professional use and the aspiration to establish a
consolidated hub for the Precinct.
The Site Configuraon: Opons
4
Glenside Campus, Adelaide
Blackberry Hill Hospital, Bristol, UK :
Frederick Gibberd Architects
Wandsworth Recovery Unit, London, UK :
Medical Architecture
1. Campus
Building islands
Permeable
Everyone has a front door
Fragmented green space
/ communal space
Large buidlings
2. Complex
Aloof from community
Large scale building
Impermeable
Single controlled entrance
Dispersed green space
3. Urban
Grid and extension of suburb
Street scene
Integrated into community
Own address
Higher density
City park
Figure 5.2: The Glenside Campus Redevelopment Health Facilities Report May 2011
42
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Legend:
Core Hospital
Allied Health + Accommodation
Key Activity Node
Secondary Street
Arterial Road
Retail/Commercial
Open Space
Greenway
Landscape Feature
Distribution Road
Allied Industries/Hospital Extension
Not in Government ownership
Main Street/High Street
Key Sites/Buildings
Local Road
Lyell McEwin Health Precinct
John Rice Avenue/Haydown Road
Master Plan
0
25
50
100
200m
DATE:
July 2011
31242
SD01
www.hamessharley.com.au
+61 8 81123400
Figure 5.3: Master Plan
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
43
5.4 Master Plan
The Master Plan therefore provides a framework for the following features:
•
•
•
•
•
•
The Core Hospital Site for Emergency, Acute Care, Special and General Medical
Services;
Allied health provided along Haydown and Oldham Road;
Redeveloped Neighbourhood Shopping Centre with additional food and retail offer with
emphasis on fronting Haydown Road as part of a 'High Street' / 'Main Street'. Upper
level providing for offices and professional rooms, short term accommodation and
decked car parking;
Further ’High Street’ premises along both sides of Haydown Road;
Short term residential and medium density residential along Oldham and Rollison
Avenues; and
Option of future extension of Hospital and/or Allied Health over Mark Road.
The Master Plan is provided in Figure 5.3.
The Lyell McEwin Health Precinct has development potential of between 30,000 - 40,000
sqm and investment potential between $75 - $100 million in the near future.
The Precinct would further expand should the Hospital need to extend in response to health
demands and population increases.
44
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
6.0 Implementation
6.1 Introduction
6.3 Key Strategic Partners
The master planning consultancy team considers that over the next 30 years the LMH will
need to refurbish, partially redevelop and may potentially require additional land area in
proximity to the Hospital. Also in advancing the Lyell McEwin Health Precinct, the master
planning team considers that substantial additional land area will be required to facilitate
the various opportunities that have been identified.
The key Strategic Partners for the implementation of the Lyell McEwin Health Precinct
Master Plan are as follows:
In parallel with considerations on land and buildings, the Department of Health and LMH
will need to periodically review the services provided at the Hospital, as the clear message,
arising from the consultation phase is that medical technology and treatment is moving
quickly in conjunction with service delivery models. This may result in increased off-site
health and medical treatments whilst retaining and enhancing acute care at the Hospital.
The Master Plan is therefore not presented as an “End State Plan” but rather as a “Strategy
Document” cognisant that the scope of future services in 30 years cannot be defined at this
time and technologies, medical procedures and health programs are evolving
6.2 Lyell McEwin Health Precinct Master Plan
•
•
•
•
•
•
•
•
•
SA Department of Health including LMH Management;
City of Playford;
The University of Adelaide;
The University of South Australia;
Flinders University;
TAFE SA;
Innovate SA;
Calvary Central District Hospital; and
Northern Adelaide Division of General Practice.
The owner of the Esmec and Intex properties, located along Haydown Avenue and
Oldham Road, is important to the overall Master Plan as they provide a re-development
opportunity for professional rooms and allied health. The owner should be actively engaged
by the Working Group and kept abreast of Stage C Capital Works and other emerging
opportunities.
The Lyell McEwin Health Precinct Master Plan contains the following components:
•
•
•
Master Plan as shown in Figure 5.3
Implementation Strategy (as outlined in this Section), and
First 5 Year Implementation schedule (as outlined in this Section).
Five years is considered an appropriate period for forward planning as it crosses over the
four year census, Local and State Government elections and provides a suitable lead time
for capital works and budgeting.
The redevelopment of the Neighbourhood Centre is also important to the Master Plan to
improving the retail and commercial offer to the Hospital, the Precinct and broader community.
Housing SA is potentially an important Strategic Partner with respect to house purchases,
property management and construction of medium rise / medium density housing opportunities. Housing SA also has landholdings in the Precinct and these will become important in
promoting redevelopment of the Neighbourhood Centre.
There are also a number non government organisations and private developers that may be
interested in providing and managing housing opportunities.
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
45
6.4 Public Realm Projects
6.5 Organisation
The following projects have been identified as priority projects over the next five years to
achieve urban design and streetscape improvements;
Lyell McEwin Health Precinct Steering Committee
The Lyell McEwin Health Precinct Steering Committee has provided invaluable advice to
the Working Group and Consultant Team. The Steering Committee represents the key
stakeholders and most valued strategic partners. The Steering Committee should be
retained with a focus on reviewing and providing recommendation on the implementation
of the Master Plan.
•
•
•
•
•
•
Wayfinding 6-8m high signage along John Rice Avenue at the intersections with Phillip
Highway, Main North Road and Haydown Road ,(SA Health);
Street tree planting along John Rice Avenue (City of Playford);
Footpath and streetscape to Haydown Road from John Rice Avenue to Oldham Road
and along Oldham Road to Mark Road and City of Playford;
Intersection improvements to corner Haydown Road and John Rice Avenue (DTEI, SA
Health (City of Playford Council);
Upgrades and improvements to the bus shelters and lighting on John Rice Avenue,
Haydown Road and Oldham Road. (DTEI and City of Playford); and
Enhanced cycle path network connecting the Hospital and Precinct with Calvary
Central Districts Hospital, the Little Para River Corridor, Railway Stations , Elizabeth
Regional Centre and Salisbury Town Centre. (City of Playford and City of Salisbury)
The public realm projects are depicted in Figure 6.1.
Pursuant to Section 199 of the Local Government Act the property cannot be used for
purposes other than those set out in the associated Community Land Management Plan.
Lyell McEwin Health Precinct Working Group
The Lyell McEwin Health Precinct Working Group consists of senior representatives of
the SA Department of Health, the management of the LMH and the City of Playford. The
Working Group has provided leadership and advice through the consultancy period and
should maintain a Project Management role in the implementation of the Master Plan.
6.6 Implementation Strategy
Leedwell Strategic has prepared the Implementation Strategy as a flow chart as depicted
in Figure 6.2 on the next page. The strategy develops the Constraints and Opportunities
section.
6.7 Next Steps 2011 - 2016
Figure 6.3 provides the next steps over th next five years which relates to State Government and Council in terms of investigations, negotiations and public realm improvements.
46
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
Legend:
Landscaping Improvements
Lyell McEwin Health Precinct
John Rice Avenue/Haydown Road
Figure 6.1: Public Realm Projects
Streetscape Improvements
Intersection Improvements
Cycle/Walk path improvements
Wayfinding/Direction Signage
0
50
100
200
400m
DATE:
July 2011
31242
SD01
Public Transit Improvements
www.hamessharley.com.au
+61 8 81123400
LYELL MCEWIN TERTIARY PRECINCT – YEAR 1-5 IMPLEMENTATION STRATEGIES
IDENTIFICATION OF DEVELOPMENT STRATEGY & IMPLEMENTATION OPTIONS
IMPLEMENTATION STRATEGY
The following flow chart outlines the suggested fundamental implementation strategy pathway and identifies key tasks to be pursued by key stakeholders.
PHASE NO 1:
CURRENT
1.
2.
PHASE NO 2:
FUNDAMENTAL ELEMENTS
TERTIARY EDUCATION
FACILITY
COMMERCIAL
ELEMENTS
2.1
EAST SIDE
HAYDOWN ROAD
PHASE NO 3:
PRIMARY STRATEGIES
PHASE NO 4:
PROJECT INITIATION
C
CONFIRMATION OF
UNIVERSITY
PARTNER(S)
I
PROGRAM AND
FUNDING
C
SA HEALTH PROJECT
I
DEVELOPMENT
FEASIBILITY
PHASE NO 5:
OUTCOMES – THE MAIN STREET
TERTIARY EDUCATION
CENTRE
FOOD, RETAIL FOCAL NODE
RETAIL - SUPERMARKET
2.2
WEST SIDE
HAYDOWN ROAD
FACILITIES
QUASI -RETAIL
PRIVATE SECTOR
C
STUDENT ACCOMMODATION
BUSINESS
CASE
C
x
PERFORMANCE
DEED
HOTEL-MOTEL
LAND
CONTROL
GYM - CHILDCARE
SA HEALTH
ALLIED HEALTH
3.1
3.
INFRASTRUCTURE AND
PLANNING
CAR PARK
MULTI-DECK
C
SA HEALTH
MULTI-DECK CAR PARK
3.2
PUBLIC REALM
P
COUNCIL
3.3
PLANNING
P
COUNCIL
DEVELOPMENT
FEASIBILITY
LMH GATEWAY
POLICY
Y AREAS
LONG
G TERM
COUNCIL
L LAND (west)
DPA
MANAGEMENT
T PLAN
SHORT
T TERM
KEY STAKEHOLDERS:
SA HEALTH
COUNCIL
UNIVERSITY
PRIVATE SECTOR
Figure 6.2: Implementation Strategy
PARTNERSHIP
FORMATION
PLACE
MAKING
DEVELOPMENT
FACILITATION
POLICY
DEVELOPMENT
DEVELOPER
FACILITATOR
UNDERWRITER
Figure 6.3: Implementation Schedule 2011 - 2016
Action
No.
Description
Timing
Responsibility
1
Construction Stage C (Commenced)
2011 - 2015
SA Health
2
Briefing CEOs/Council and adoption of the Master Plan
Oct 2011
SA Health/
Council
3
Agreement with SA Housing re Rollison Road Housing
Option
Dec 2011
SA Health/
Council
4
Council agreement and amend Community Land
Management Plan for Council Reserve along Mark Road
for broader uses related to the Hospital
2011-2012
Council
Amend Development Plan zoning for the Council Mark
Road land for broader uses related to the Hospital
2011-2012
6
Negotiate a Development Agreement for the
Neighbourhood Centre with the Raslin Group
2011-2012
SA Health/
Council
7
Progress, promote and support the University of South
Australia proposed Clinical School within the Heath
Precinct
2011-2012
UniSA, SA Health
and Council
8
Prepare an Options analysis of preferred locations and
built form for the University of South Australia Medical
Clinic
2011-2012
UniSA, SA Health
and Council
9
Prepare a signage strategy for Lyell McEwin Health
Precinct including major entry signs as depicted in
Figure 6.1 of the Master Plan
2011-2012
Investigate the opportunity for a Northern Adelaide
Health Transit Link from Modbury Hospital/Tea Tree
Regional Centre to Munno Para Shopping Centre
via Salisbury Town Centre, Calvary Central Districts
Hospital, Lyell McEwin Hospital, Elizabeth Regional
Centre and GP Plus (Refer Figure 3.14 Master Plan)
2012-2013
Investigate the opportunity for a shuttle bus to Elizabeth
Regional Centre, Salisbury Town Centre, the near
railway stations and other locations (refer Figure 3.15
Master Plan)
2012-2013
12
Installation of Main Entry Signs
2012-2013
SA Health/
Council
13
Discussions be held with the SABRENet provider
to secure high-speed broadband to businesses in
the Health Precinct
2012-2013
SA Health/
Council
5
10
11
Action
No.
Description
Timing
Responsibility
14
Design a cycle path network connecting the
Hospital and Health Precinct with Calvary Central
Districts Hospital, the Little Para River Linear Park,
Railway Stations, Elizabeth Regional Centre and
Salisbury Town Centre and implement in stages
over 2013-2016
2012-2013
City of Playford
and City of
Salisbury
Councils and
DTEI
15
Prepare a streetscape strategy for John Rice
Avenue (including irrigation using re-cycled water
for more intensive planting features
2012-2013
Council/DTEI
16
Street tree planting along John Rice Avenue in
accordance with the above scheme
2013-2014
Council/DTEI
17
Prepare streetscape concepts for Haydown Road
from John Rice Avenue to Oldham Road (with
emphasis on pedestrian connection as well as
street trees) to be implementation in stages
2013-2014
Council
18
2014-2015
Council/ SA
Health
SA Health/
Council
Implement Stage 1 Haydown Road Street with
focus Haydown Road Entry to the Hospital and
following the completion of Stage C construction
works
19
Intersection improvement to John Rice Avenue and 2014-2015
Haydown Road
Council/DTEI
DTEI
20
Upgrade to the bus stops and associated public
2014- 2015
lighting on Haydown Road, Oldham Road and John
Rice Avenue
Council/DTEI
Council
SA Health/
Council
21
Prepare streetscape concepts for Oldham Road
2015-2016
Council
22
Implement Stage 2 Haydown Road Streetscape
Improvements in conjunction with the completion
of the Neighbourhood Centre Redevelopment
2015-2016
Council / Raslin
23
Design the cycle path network connecting the
Hospital and Health Precinct with Calvary Central
Districts Hospital, the Little Para River Linear Park,
Railway Stations, Elisabeth Regional Centre and
Salisbury Town Centre and implement in Stages
2015-2016
City of Playford
Council, City
of Salisbury
Councils and
DTEI
24
Review the Lyell McEwin Hospital Health Services
Plan and the Health Precinct Master Plan
2015 - 2016
SA Health and
Council
LYELL McEWIN HEALTH PRECINCT - MASTER PLAN
49