Lyell McEwin Health Precinct Master Plan - City of Playford

The current Lyell McEwin Hospital Stage C redevelopment project will increase the LyellMcEwin Hospital building footprint on the current site, limiting opportunities for futureexpansion, other than vertical opportunities in isolated areas.The health planning and scope of services provided at the Lyell McEwin, which underpinsStage C, is based on a 10 year forward planning window. Forward estimates were based on2006 census data without the benefi t of the 30 Year Plan.The Master Plan has taken a 30 year view consistent with the 30 Year Plan for GreaterAdelaide. 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 “StrategyDocument” with supporting graphics cognisant that the scope of future services cannotbe defi ned at this time and technologies, medical procedures and health programs areevolving rapidly.The Master Plan provides for the physical expansion of the hospital as well as providing forthe allied health activities, retail, professional and personnel services towards creating avibrant Health Precinct with associated urban revitalisation and civic improvements.The Lyell McEwin Health Precinct master plan has identifi ed the opportunity for anadditional 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 asservicing the growing population. The Lyell McEwin Health Precinct will provideopportunities to expand the local health sector with associated urban revitalisation andpublic realm improvements. Once established as an education, training and serviceshub for the health sector the Precinct is expected to attract medical. manufacturing andpotentially pharmaceutical industries adjacent to the Precinct.Figure 1.3 : Northern Adelaide 30 Year Plan Proposals6LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Figure 1.4 : Dwelling Targets PlanFigure 1.5 : Job Targets PlanLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 7

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 TertiaryHospital by delivering new models for higher education and training, teaching andresearch to provide a skilled workforce for the health needs of Northern Adelaide.’The Guiding Principles, drawn from the Vision Statement and the consultations during thecourse of the master planning process are outlined below. The fi rst 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 Communities2. Supporting the ‘Core Functions’ of Lyell McEwin Hospital3. Bringing economic and social benefit to the broader area4. Creating a ‘Special Place’ by• Defining Built Form• Open Space Design / Landscape Enhancements• Entry Points / Wayfinding / Public Art5. Improving Access /Connectivity by• Defining Road Hierarchy• Appropriate Car Parking• Walkability / Safety/ Disability Access• Wayfinding• Public Transport6. Demonstrating Environmental Sustainability by• Water Conservation• Energy Conservation• Waste Management8LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

2.0 ApproachThe master planning process incorporated the following Stages over the period March-June, 2011.Stage 1 - Initial Urban Design and Site AnalysisStage 2 - Property and Demand AnalysisStage 3 - Defi ne Opportunities and Concept PlansStage 4 - Develop Draft Master PlanStage 5 – Finalisation of the Master PlanThe consulting team was afforded a detailed start up briefi ng by the Client’s ProjectManagement Group in March 2011, an extended site tour and workshop session with theSteering Committee in April and a design workshop session with the Steering Committeeand other key stakeholders in May 2011. The Hospital co-ordinated meetings withPractioners, Mental Health Services, Aboriginal Health Services and Volunteers.The following individuals and organisations were consulted as part of the master planningprogram and their community greatly valued.• Professor Justin Beilby, Executive Dean , Faculty of Health Sciences, University ofAdelaide• Professor Allan Evans, Pro Vice Chancellor, Health Sciences, University of SouthAustralia• 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 SouthAustralia• Ms Anthea Williams, Executive Offi cer, 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 Offi cer, Northern Division of General Practioners• Ms Julie-Anne Burgess, Area Director, Northern Adelaide Health ServicesLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 9

• 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 Offi cer, Lyell McEwin Hospital Volunteers Inc.• Ms Leona Agis, Manager, Muna Paiendi, Aboriginal Health Services• Mr Mark Buckerfi eld, 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 EconomicDevelopment• Ms Sharon Bingham, Chief Executive Offi cer, 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, Traffi c Engineer City of PlayfordExtensive investigations and consultations were involved in the master planning programand are reported on in the following sections of this report.10LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

0 200400800mElizabeth Regional Centre3.0 Investigations3.1 Regional ContextThe Lyell McEwin Hospital (LMH) is located 25 kilometres north of the Adelaide GPO, 5kilometres south from the Elizabeth Regional Centre and 3 kilometres north of the SalisburyTown 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.Salisbury Town CentreLyell McEwin HospitalCalvary Central Districts HospitalMajor open space is provided within the near locality including open space buffers betweenresidential and industry, as well as recreation facilities to the west and the Little Para RiverLinear Park to the south.Major industrial employment clusters are established to the west with a focus on GeneralMotors Holden, Defence Science Technology Organisation and the Edinburgh Parks areafurther afi eld.Figure 3.1 outlines the Regional Context.The Health Precinct Feasibility Study, June 2010, identifi ed some 192 health business inthe City of Playford including specialist services, medical, oral health service providers andretailers. Most of the services were in the Centre zones or along Main North Road. A similarnumber of health businesses would be within the City of Salisbury with a focus on theSalisbury Town Centre and more recently Mawson Lakes Town Centre.Legend:HospitalsTransit StationOpen Space Schools 400 m RadiusRailway LineShopping CentresIndustryThe Elizabeth GP Plus Health Care Centre has been established at the Elizabeth City Centreand the Playford North GP Super Clinic will be established in the new Town Centre north ofCurtis Road adjacent to the new school as part of the Playford Alive Project. Adelaide UniCare will also establish a clinical training facility adjacent to the Super Clinic.100Lyell McEwin Health Precinct31242SD01DATE: 20/06/11John Rice Avenue/Haydown Roadwww.hamessharley.com.au +61 8 81123400Figure 3.1: Regional ContextCalvary Central District Hospital is located two kilometres to the south west of the LMHadjacent to the Little Para River Linear Park within the City of Salisbury.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 11

3.2 Lyell McEwin HospitalThe LMH commenced operations in 1958.The LMH has gone through a number of extensions and refurbishments most recentlyStage A - $91.2 million (2000-04) and Stage B - $43.5 million (2005-2009). The mentalhealth unit resulted from the fi nal works of Stage B.Stage C -$202 million - has been approved for construction over the next four years withthe construction of the 1,254 space decked car park as a pre-condition of development and isalready 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:• 96 bed acute inpatient facilities;• Ambulatory care building to accommodate expanded outpatient and allied healthservices;• New support services building to accommodate expanded Women’s Health Centrefacilities. Maternal Assessment Unit, administration, research, education, clinicianoffi ces and relocated and expanded back of house services; and• A range of internal reconfi gurations, relocations, refurbishments and upgrade worksto optimise the existing and expanded functional requirements and in particular thetransfer of Muna Paiendi from the present transportable building on Haydown Road tothe former Metropolitan Domiciliary Care building on the corner of Oldham Road andMark Road.Figure 3.2: Aerial Photo of current LMH site12LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

The built form will refl ect the form, materials and fi nishes of Stage A and B and will initiallybe contained within built form dispersed over a basement and 2 levels above ground. Allnew buildings will meet Post Disaster provisions, be designed to carry additional fl oors andfeature Ecological Sustainable Development Strategies. The LMH is reported as the mostESD compliant hospital in Australia.The existing LMH and location of Stage C developments are shown in Figure 3.3The current gross fl oor area of the LMH is approximately 32,570 sqm.The LMH has 309 beds including 50 Mental Health beds. There are also some 85barouches and chairs for same day treatments and scheduled services e.g. chemotherapyand dialysis. Stage C will increase bed numbers to 394, with 100 barouches and treatmentchairs to be provided in the expanded hospital.The LMH has an employee base of 1,922 persons refl ected in 1,609 Full Time Equivalents.This does not include mental health, Muna Paiendi (Aboriginal Health Centre) or renalservices which are managed under separate budget lines. Estimates are that there are2,500 staff presently on the site which will increase to 4,000 staff at the end Stage C. There isalso a sizable volunteer program involving approximately 500 persons.The LMH will provide a full range of major complex medical, surgical, diagnostic emergencyand support services for adults and a range of surgical and medical services for womenand children. Surgical services at the LMH will be expanded to offer a more comprehensiveservice to people living in the north including:• Cardiac services including interventional cardiology;• Urology;• Ophthamology;• Cancer services including radiation services; and• General medicine.Figure 3.3: Location of Stage C developmentsLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 13

Mental health services will be expanded to include both adult and aged acute mental healthservices. Community mental health will also be expanded by the provision of a communityrecovery centre in the City of Playford area.The SA Health Plan devotes signifi cant resources to activities in the northern Adelaidearea recognising the increase in demand from current residents and employees, and thegrowing population.3.3 LocalityThe broader locality features predominantly single storey detached residential dwellings.There is very limited infi ll or residential redevelopment to date in the locality. While the areawas established by the former South Australian Housing Trust, many of the houses havenow 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, HaydownRoad and on the corner of Haydown and Oldham Road. Health related equipment hire isprovided 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 inan aged condition and is considered an underutilization of the site given the single storeyconstruction, large open areas and ineffi cient car parking layout.Property ownership is shown in Figure 3.4.A Site Assessment of the locality was carried out and is refl ected in the Figures 3.5 - 3.8detailing the grouped land parcels, signifi cant buildings, movement networks and openspace areas.Legend:Minister for HealthPrivate OwnershipHousing SAMinister for EducationCity of PlayfordRaslanIntex EquitesESMEC HouseFigure 3.4: Property Ownership14LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Figure 3.5: Land ParcelsFigure 3.6: Signifi cant BuildingsArterial Collector LocalFigure 3.7: Movement NetworksFigure 3.8: Open SpacesLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 15

3.4 Traffi c and TransportAccessThe site, whilst being somewhat removed from the nearest railway stations, is neverthelesswell located for the establishment of the Precinct that is connected to rail, bus and bicyclenetworks as well as businesses in the local area.The road system would appear to have signifi cant capacity to underpin further development,however future development will need to be tested to estimate the additional traffi cgeneration and distribution, and the requirements of the road network, particularly at themain entry into the Precinct.John Rice Avenue is an arterial road in the care and control of DTEI and provides connectionbetween Main North Road and Phillip Highway that connects Elizabeth Regional Centre andSalisbury Town Centre. Haydown Road is a distributor level road in the care and control ofthe 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 therecently constructed multi-storey car park for staff and visitors has its entrance off MarkRoad. The majority of staff and visitors access these locations from the junction of John RiceAvenue and Haydown Road.The junction of John Rice Avenue and Haydown Road has been classifi ed as a BlackSpot. The Department for Transport Energy and Infrastructure (DTEI) prepared a traffi csignal design at this junction that includes a sheltered right turn into Haydown Road and asignalised pedestrian crossing. Liaison with DTEI has identifi ed that the benefi t-cost ratio forthis junction upgrade was not met, and several applications for black spot funding have notbeen successful to date.Figure 3.9: Existing Road Networks16LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

The access driveway for emergency vehicles is off of Oldham Road and separated fromother traffi c. It is accessed in most instances via Haydown Road. The Emergency accessroute must not be compromised with any future development or modifi cations to theroadway.In the design workshop, Haydown Road was identifi ed as being a Main Street, and TrembathRoad a central spine constructed as a shared zone.Car ParkingThere are currently 1,780 car parks on the site (Refer Figure 3.10) comprising:• 1,254 spaces in the recently constructed multi-deck; and• 526 at-grade spacesStage C works include the removal of the car park adjacent to John Rice Avenue. This willresult in a total of 1,550 off-street car parks at the end of stage C works. The Multi-deck carpark currently has a 70% utilisation rate at the peak (890 cars parked). Even though thereare spaces remaining, there is signifi cant all day parking in the surrounding streets. A spotsurvey counted over 100 cars parked on near streets and it is expected that most of theseare staff. This may be a result of the ease of on-street parking or the avoidance of the fees inthe multi-deck.A previous traffi c report by Shane P. Foley & Associates, August 2010 identifi ed that therewould be a parking shortfall of around 100 spaces on the hospital grounds after completionof Stage C. The report suggested that parking in the street be maintained to cover thisshortfall. Therefore, consideration of how on-street parking is utilised and managedthroughout the Health Precinct is critical. It should be noted that the parking estimates in thereport were based on broad data that was available and should be reassessed with moreaccurate data input.Figure 3.10: Car parking (after Stage C)LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 17

It was identifi ed in the workshop that the multi-deck car park was a considerable distanceaway for many patients to walk to/from the LMH, particularly non-ambulatory patients. Carparking should be distributed throughout the Precinct with numerous drop off / pick-uppoints. An additional multi-deck car park may be appropriate as part of a redevelopmentof the Neighbourhood Shopping Centre and associated uses to provide car parking on theeastern side of the Hospital.Rail TravelThe nearest rail stations on the Adelaide to Gawler line are approximately 30 minuteswalking distance or 10 minutes by bicycle. This rail line links the Precinct to:• 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 electrifi cation of the Adelaide to Gawler line (by 2013) willimprove frequency and speed of the rail service and is likely to be more attractive to users.Bus TravelAnecdotal evidence has suggested that the bus services to LMH are infrequent andinconvenient. However, in 2008 a major upgrade of the bus routes and timetablessignifi cantly improved the bus service to the Hospital. In addition, there are serviceupgrades planned to commence in July 2011. There may be a lack of awareness of theseservice changes and a careful review of hospital staff, patients and visitors' public transportneeds is required to identify the gaps. Refer Figure 3.11.Figure 3.11: Bus route18LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Metro Adelaide bus services (205, 224, 400 and T500) service the LMH, with bus routesalong 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 and6:30pm. In 2008, the bus services to LMH were improved considerably, and included thePhillip Highway routes being re-directed to link directly to the hospital. The high frequencydirect buses are north-south routes linking the hospital with the transport nodes ofSalisbury and Elizabeth. At these nodes, users can change buses to travel east-west. Inaddition, the timetables are designed to connect to the rail service with a 5 minute transfertime. The bus routes are shown in Figure 3.10.These routes have wheelchair accessible buses at all times and link the Precinct to:• 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 Aliveor Modbury Hospital. However, bus service upgrades planned for July 2011 will includea direct bus (560) from LMH to Modbury Hospital as well as major upgrades of the 500service.Personal safety at bus stops was raised as an issue at the workshops, particularly afterdark. This currently dissuades people from using public transport. Bus stop upgrades,including shelter and lighting, should be considered as part of streetscape improvementson John Rice Avenue and in Haydown and Oldham Roads,Other bus services to the hospital are available as requested by patrons and include the Cityof Playford community bus and the Red Cross transport services.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 19

CyclingHaydown 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 mainlyfor recreation and runs adjacent to the River between Main North Road (Salisbury Heights)and Kings Road, Paralowie.The State Government has identifi ed 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 inthe area. There are 19 bicycle storage spaces in the decked car park.WalkingThere are relatively high volumes of pedestrian traffi c crossing Haydown Road betweenthe hospital and the Elizabeth Vale Shopping Centre. This is facilitated satisfactorily with asignalised crosswalk and wide median islands.John Rice Avenue is diffi cult to cross with four lanes of traffi c and no median island. Thejunction alignment of John Rice Avenue and Haydown Road allows for a relatively highspeed left turn entry into Haydown Road across the line of pedestrian travel and the kerbramps are located at an acute angle to oncoming traffi c.It was identifi ed at the workshop that a ‘compact’ precinct would result in a more walkableprecinct.Figure 3.12: Cycling route20LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Traffi c & Transport RecommendationsIn summary it is recommended that the following traffi c tasks be undertaken:Main Ambulance Access Alternative Ambulance Access Signalised Pedestrian CrossingPedestrian AccessMajor Junction Upgrade(traffi c signals and cross walk)Major Junction UpgradeFigure 3.13: Local Traffi c and Ambulance Access• Refer to Figure 3.13 for the local traffi c and ambulance access;• Liaise with the Department for Transport, Energy and Infrastructure to further refi ne;their signalised intersection for the junction of John Rice Avenue and Haydown Road inline with 'High Street' / 'Main Street' concept;• Develop Haydown Road from John Rice Avenue to Oldham Road as a ‘High Street’withenhanced footpath environment in the short to medium term on completion of Stage C.Ensure emergency vehicle access is not impeded with any road modifi cations;• Test future land use developments to estimate car parking demand to determineappropriate 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 forfuture 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, OldhamRoad 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, amini-interchange could be developed to support the broader Precinct; either as a streetbased 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 ElizabethSouth rail stations;• Provide bicycle hire/loan within the Precinct;• Figure 3.14 depicts a possible Northern Region Health Transit Link route. This isindicative and subject to defi ning potential passenger demand and analysis of publictransport services; and• Figure 3.15 depicts a possible future cycling routes to link the Precinct with Nurluttaand Elizabeth South rail stations and Calvary Central Districts Hospital.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 21

0 500m1 km2 kmPlayford Alive GP PlusMunno ParaDistrict CentreElizabethSouthStationElizabeth Regional Centre +GP Super ClinicLyell McEwin HospitalElizabeth Regional CentreSalibury Town CentreNurluttaStationModbury HospitalLegend:Proposed Cycle RoutesShuttle Bus - Precinct to RailCalvary HospitalLittle Para Shared PathAdelaide - Gawler Railway LineGreenwayLegend:Health Transit LinkRailwayProposed Mass Transit Corridor (30 Year Plan)250 Lyell McEwin Health Precinct31242SD01John Rice Avenue/Haydown Roadwww.hamessharley.com.au +61 8 81123400DATE: 20/06/11Lyell McEwin Health PrecinctJohn Rice Avenue/Haydown Road31242100DATE: 20/06/11 SD010 200400800mwww.hamessharley.com.au +61 8 81123400Figure 3.14: Northern Adelaide Health Transit LinkFigure 3.15 Cycling/Shuttle Bus Connections22LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

3.5 Utility ServicesThe hospital site and surrounding properties are well serviced with sewer, water, gaselectricity and telecommunications including the high speed/high capacity SABRENet fi bre lineconnecting the States major hospitals, education and research facilities. The utility servicesare described below.Figure 3.16: Domestic & Fire WaterFigure 3.17: Natural GasDomestic and Fire WaterThe domestic water and fi re water supplies to the Precinct are substantial due to the proximityto the adjacent 600mm diameter trunk main in John Rice Avenue. The SA Water pressurezone is satisfactory for multi-purpose low rise developments. Tanks and pumps can beexpected for medium to high rise developments. Refer Figure 3.16Natural GasNatural gas supplies to the precinct are substantial due to infrastructure demanded by thehospital. The 100 diameter supply mains will be satisfactory for multi-purpose developmentsin the area and no upgrade to the Precinct is anticipated. Refer Figure 3.17.Figure 3.18: Sanitary drainageFigure 3.19: Power suppliesSanitary DrainageLocal SA Water infrastructure provides substantial capability for current requirements andcapability for future expansion. The ability for any proposed development to interconnectto adjacent infrastructure is available without the requirement for additional evaluation byAuthorities. Refer Figure 3.18Power SuppliesTo the north of the Precinct, ETSA has established the Elizabeth South Sub Station. Thissupplies demand to Local Industry, the Hospital and Domestic Product. Locally suppliesfeed the hospital and adjacent spaces although the true demand upon this network has notbeen fully assessed as part of these master planning activities. Based upon the existinginfrastructure to the adjacent development zones, some upgrade of supply will be requiredand this will most likely take the form of new transformers within the bounds of futuredevelopments. 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 thezone, which can be accommodated (albeit at the expense of the project) if required. The fi naloutcome will be entirely driven by the maximum demand of the proposed development.Research and Education Broadband NetworkA connection to the SABERNet Network exists and this feed can be interfaced with adjacentsites as required should the development zones demand the required broadband Researchand Education link. Refer Figure 3.20.Figure 3.20: Research & Education BroadbandNetworkFigure 3.21: Communications (Fibre)Communications (Fibre)High speed fi bre runs adjacent a number of development zones and interconnection iscommonly made for new developments. With the modern day requirement for ‘connection’the opportunity for fi bre and it’s relatively close location allows for a multitude of opportunitiesaround the Precinct. Refer Figure 3.21.Communications (Copper)Local telecommunications via copper are suitable for current developments. With theproximity of fi bre communications across the Precinct, there will likely be some upgrade oflocal copper infrastructure based upon the capabilities of the local exchange but an exhaustiveoverhaul will be avoided due to the presence of the fi bre network to assist with data and voicecommunications. Refer Figure 3.22.Figure 3.22: Communications (Copper)Utility Services RecommendationsIn summary it is recommended that as future stages and individual developments areidentifi ed in terms of location and size that discussions with service providers be initiated24LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

4.0 Constraints &OpportunitiesThe task of developing a high quality innovative urban space integrating with existing andproposed facilities on the Core Site will require a considered approach to land use and builtform confi guration, coupled with an effi cient, legible movement framework and streetscapeimprovements. The Master Plan will also determine the optimal location for the identifi edfacilities.4.1 ConstraintsThe current Lyell McEwin Hospital Stage C redevelopment project will increase the LMHbuilding footprint on the current site.Stage C buildings have been designed to carry extra fl oors in future should they be required.Other opportunities for vertical expansion are only available in isolated areas as the Stage Aand 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 variousactivities and facilities and / or promote appropriate developments near the Hospital as partof the broader Precinct whilst acknowledging the various land owners and differing land usesurrounding the site. Refer to Figure 4.1.The road and transport system has signifi cant capacity to underpin further development. Thesite, whilst being somewhat removed from the nearest railway stations, is nevertheless welllocated for the establishment of a Precinct that is connected to rail, bus and bicycle networksand businesses in the local area.Improvements are required to the movement system and road network but this is not aconstraint to the development of the Precinct.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 25

Education and Training with the Universities and TAFEThe University of Adelaide and the University of South Australia are members of the LMHHealth Precinct Steering Committee and have indicated strong interest in having a educationand training facilities within or associated with the Hospital. Flinders University has alsoexpressed an interest. TAFE has also expressed interest for allied health services trainingand manufacture of medical and laboratory equipment, testing and associated activities.The University of South Australia (UniSA) is interested in establishing a clinical school tosupport teaching and research in a wide range of disciplines and support engagement inhealth-related matters. The University would seek a site near the Hospital but does notneed to be on the Hospital Site. The clinical school envisaged by UniSA would be in the orderof 4,000 sqm.Research and LaboratoriesThe Universities have also indicated interest in research facilities including laboratories inassociation with the Hospital. The facilities would ideally be within the Hospital to maximiseinteraction between staff but also could be in near proximity.Simulation FacilityAs part of the education and training facilities a medical simulation centre has beenadvanced by the Hospital Management. Ideally this facility would be within the Hospital andconveniently located near the education and training facilities.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 27

Private Medical Rooms serving Outpatients/Day SurgeryThe Adelaide Northern Division of General Practice and Hospital Management has reportedthat private medical rooms to assist with specialist, out-patient and day surgery proceduresare 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 onthe Hospital Site. Alternative medical rooms in near proximity are suggested which couldbe owned and managed by the Adelaide Northern Division of General Practice or by privateinterest. A serviced offi ce approach could be considered.Associated Health and Allied ServicesDiagnostic and other testing facilities within or near the hospital will need to be provided so asto support the increased patient numbers and increased outpatient and day surgery patients.Dentistry, Chiropractic, Physiotherapy, Paediatrics and Podiatry, Pharmacy and similar alliedhealth services would benefi t from a location in the Health Precinct and could provide servicesto the Hospital.Rooms could be located in the existing dwellings along Haydown Road, Oldham Road and/or Trembath Road as transition uses until a suffi cient number of allied health services ariseto warrant a commercial investment in new offi ces. Serviced offi ces may be an appropriatearrangement.Health Care Industry SectorIn 2008 the then Centre for Innovation (now Innovate SA) conducted a survey of over 90companies producing for the health care industry. Over 78% participated providing valuableinformation. Nearly 30% were located in and around Thebarton and Inner west Adelaide whichis the preferred location for the Sector.28LYELL 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 withassistive devices making up 25% of the Sector;• 32% were looking to relocate;• 55% collaborated with a research facility or university;• 23% see benefi t 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 majoremployer in South Australia with 103,000 jobs (ABS 2011)..Bio technologyIn 2009, Bio Innovation SA conducted a survey of Biotechnology companies not previouslyincluded in the above survey and interestingly the fi ndings were consistent with the abovefi ndings. Approximately 100 companies operate in the bio-technology sector comprisingagriculture/environment, service providers, diagnostic, devices, bio-medical with bio-medicalmaking up 37% of the sector.Approximately 33% are located in Thebarton and 56% prefer Thebarton to establish a newcompany.Over 50% were established from Intellectual Property originating from hospitals andUniversities.The industry employs about 170 full time equivalents and these numbers have doubled inthe last eight years. The companies have a highly skilled workforce with over 50% having auniversity degree and 10% having a PhD. Trading income, excluding grants, almost tripledbetween 2001/02 and 2007/08 with almost 50% derived from export. Venture capital fundingincreased tenfold from $0.8 million in 2005/06 to $8.3 million in 2007/08.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 29

Medical DevicesThe medical device industry is an emerging sector reliant on innovation to help commercialiseimprovements in health care technologies with potential high value adding. IBIS WorldIndustry Report, 31 March 2009 reported a domestic market of $6 billion and exports of $1.6billion with a growth estimated at 5.6% per annum. Australia represents only 1.4% of the globalmarket. The medical device market has a gross margin of 60%. More than 60% of sales areweighted towards cardiovascular disease and orthopaedic.Australia, and South Australia in particular, is well placed to take advantage of the globalmarket given the research capacity and technical skills. The South Australian Government hastherefore committed $2 million to develop a medicinal and medical devices industry aroundthe Clovelly Park Clean Tech Precinct. This may provide fl ow on opportunities in the LMHHealth Precinct.Fitness CentreExecutive Fitness Management (EFM) operates a fi tness centre within the Hospital on asession basis for LMH staff. Space is limited and the fi tness centre business is likely to growwith additional staff after Stage C. An expanded fi tness centre could be made available tovisitors to the Hospital. EFM also has premises on Haydown Road.Additionally, a further fi tness centre could be anticipated within the Precinct perhapsassociated with a redeveloped Neighbourhood Centre or in close proximity.Community Health, Nutrition and FitnessThe SA Health Plan and Hospital Management identifi ed a need to promote community healthand fi tness. This could be associated with the fi tness centre or tie in with community centre,teaching space and / or convention style facilities.30LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Convention FacilityMultiple suggestions were forthcoming during consultation of the lack of modern meetingspace/convention venues. A space accommodating up to 100 persons was suggested asdesirable. Larger events could be accommodated at Playford Civic Centre, Salisbury CivicCentre and at Mawson Lakes. Such a facility could be used for community and hospital stafffunctions. A University education and training facility could provide foyer and meeting rooms forconvention activities and other functions.Community Centre and LibrarySuggestions were forthcoming during consultation of the potential for a community centreand library. There was some reservation from City of Playford staff given the relative closeproximity to Elizabeth and Salisbury Town Centres and current commitments to the PlayfordAlive program. A University education and training facility could provide foyer and meetingrooms for community education and other functions. The LMH has a book loan service.Offi ces and Consulting Rooms for non-medical professionalsWith the expanded Hospital and potential build up of related medical and allied health businessthe Precinct should attract allied health business and non-medical for example accountants,tax return services, fi nancial planners and real estate agents. These activities would potentiallybe in the Neighbourhood Centre or nearby for convenience of use, consolidating andpopulating the Health Precinct.Expanded Food Offer; Cafes and RestaurantsA 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 werediscussed for cafes, take away food outlets and potentially a restaurant. The Hospital entryoff Haydown could be re-confi gured and the building extended to provide a food court andassociated 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 aswell as the hours of operation.Retail e.g. Gifts, Newsagency, Flowers, Hairdresser, Travel AgentMultiple suggestions were raised in consultation for the extension of the retail offer. Referencewas drawn to new hospitals around Australia containing an indoor main street or retail mallenvironment. Giftware, News Agency, Florist and Travel Agency were highlighted and couldbe presented as a single tenancy. Personal services like hairdressing and nail grooming werealso highlighted. These could be offered within the Hospital or in close proximity. A public roadfrontage would be desirable to pick up on passing trade.The LMH Volunteers Inc. would consider expanding the goods and services as well as thehours of operationCommercial e.g. Post Offi ce/SA Revenue, Bank,With the expanded Hospital and potential build up of related medical and allied health businessthe Precinct should attract non-medical and allied health businesses, for example Post Offi ce,SA Revenue Offi ce and / or Bank.Child Care and Play SpaceChild Care was raised regularly in discussions as a much needed service and related toshort term and day care for the children of both staff and visitors. While there are child carefacilities in near suburbs and centres (with the closest across John Rice Avenue and at theElizabeth Vale Primary School). The provision of child care on the site of the Hospital or innear proximity to the Hospital was seen as highly desirable. Existing residential houses alongHaydown, Oldham or Trembath Roads could provide initial start-ups for child care if a site isnot forthcoming on the Hospital Site.32LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

In addition the provision of a supervised play space and playground for children’s engagementon visits was suggested during consultation by management, staff and key stakeholders.Aged Care FacilityAged Care was identifi ed in the brief but was not viewed as high priority in the Precinct. Agedcare facilities are occurring in many other areas across northern Metropolitan Area.The development of aged care facilities in close proximity to hospitals are occurring inMetropolitan 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 buildingsfor both independent and supported accommodation.Redevelopment of existing residential properties in near proximity to the Hospital would be ofsocial benefi t in providing housing options in the aged care area.Short Term Accommodation – ‘Medi-Motel’ and Serviced ApartmentsA consistently expressed need and opportunity was the provision of a motel style (lowmediumcost) accommodation for family members and carers, non-acute patients needingaccommodation prior to out-patient or day surgery and patients receiving repeat treatmentsover a number of days that are not assigned a hospital bed. Current accommodation optionsare very limited in the Playford and Salisbury Council Areas.Similarly there were multiple suggestions that short term accommodation (1 week to 3months) in the form of Serviced Apartments which would assist longer stay patients and familymembers and accommodate visitors and/or persons attending training programs. An initialcomplex 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, availabilityof 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 availablebeds.The LMH arranges for transfer to RAH for specialist treatment e.g. third degree burns injuriesand other complex conditions.The LMH also works in association with Modbury and QEH as part of the Public HealthCare Sector and Gawler hHospital as a Community Facility for non-acute care or where theHospital has the appropriate services and available beds. This is an important part of theHospitals operation and is likely to continue with growth in population, aging population andhealth delivery models.4.3 Commercial Strategy FrameworkLeedwell Strategic has developed a Commercial Strategic Framework that is set out in thegraphic on the following page.Higher Density Residential Accommodation for Rental or PurchaseThe nearby residential properties have relatively low capital values and very lowdensities. Redevelopment for medium rise, medium density residential developmentwould be an opportunity that would increase the population base and support newbusiness. Staff in the Hospital or new businesses in the Precinct are likely to take upthese housing options in the Precinct on a purchase or rental basis. Sites along OldhamRoad 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 healthservice to the northern areas of Metropolitan Adelaide and South Australia.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 refl ected in thegraphic.A matrix table provides a summary of future commercial elements that have been identifi ed aspart of the Health Precinct. The matrix tables outlines Market Segments (Who), the Elements(What) with a description of fl oor areas, Commercial Principles, Investment Scope, Private/Public involvement, On/Off Campus location and SA Health/Council involvement.34LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

4.4 Summary Commercial OpportunitiesThe consultations and investigations carried out by Leedwell and Hames Sharley haveidentifi ed the following commercial opportunities:• Food and beverage -500 sqm (ground fl oor 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 bytwo 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 offi ce 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 isdesirable to maximize the interaction and activity.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 35

COMMERCIAL STRATEGY FRAMEWORKCAPTURING EXPENDITUREDEFININGGOVERNMENT’SMANDATEBUSINESSDRIVERSCOMMERCIALDRIVERSDEFINETERTIARYCENTRE$500MIL P.A.•RETAIN EXPENDITURE•MINIMISE ESCAPE EXPENDITURENEWBUSINESSREALITYHUMANRESOURCESFOCUSCAPTURINGEXPENDITURECOMMERCIALELEMENTSMONOPOLY•DESTINATIONAL MODEL•CAPTURE UNIQUE MARKETNEW BUSINESS REALITY•MAXIMISE RETAIL OPPORTUNITIESNET REVENUENET REVENUE TARGET RETURNEFFICIENCYPARTNERSHIPSDE-RISKINGCAPITALISEINNOVATIONEFFICIENCY QUOTAS ON OPERATIONSUNIVERSITIES, PRIVATE SECTOR, NFP, OTHERFUTURE PROOF GOVERNMENT’SINVESTMENTCAPITALISE ON GOVERNMENT’SINVESTMENTCENTRE OF INNOVATION AND EXCELLENCEMULTIPLY INVESTMENTCOMMERCIAL ELEMENTS•LINKS TO PLACE MAKING•LINKS TO HR STRATEGY•DELIVERS ON GOVERNMENT’S MANDATECREATE TERTIARY CENTREDELIVERING NEW ELEMENTSMARKETWHO?INVESTMENT PLATFORMATTRACT $ FROM PRIVATE, C/WEALTH, NFPELEMENTSWHAT?HUMAN RESOURCES FOCUSAREA REQUIREMENTHOW MUCH?WORKFORCE / HRSTRATEGY• REDUCE STAFF TURNOVER•ATTRACT GOOD STAFF•RETAIN STAFFCOMMERCIAL PRINCIPLESCOSTHOW?LEVEL OF CAPITAL INVESTMENTPLACE MAKING•AMENITYON / OFF CAMPUSWHERE?•ACCOMMODATION•SAFETYINVESTMENTBY WHOM?FAMILIARISATION•FACILITIESHEALTH’S ROLESTRATEGY INFORMING THE MASTER PLAN•LEARNING CENTRE•EMPLOYMENT FEEDER36LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

LYELL McEWIN PRECINCT – TERTIARY PRECINCT - COMMERCIAL ELEMENTSThe following matrix provides a summary of future commercial elements which are identified as part of the Tertiary Precinct at LMHMARKET(WHO)WHOELEMENT(WHAT)DESCRIPTIONMASTER PLAN DRIVERS – COMMERCIALCOMMERCIAL PRINCIPLES INVESTMENT SCOPE PRIVATE – PUBLIC INVESTMENTON CAMPUS – OFF CAMPUSMASTER PLAN CONTEXTSA HEALTH ROLEStudentsStaffVisitorsResidentsProfessionalsRETAILFood and BeverageNon-Food SpecialtiesConvenience (Mini-Mart)SUPPORTCafé Restaurantx 2-3 = 500sqmSpecialties –10x50-100sqm=750sqmSupermarketFull Line –2,000-2,500sqmTotal Retail3,000-4,000sqmEssential Place MakingAccess- Security (High)Extended Hours of TradingExposureCritical MassMajor Captured ExpenditureExpansion PotentialScope of 1 Dominant Centreand Localised NodesInvestment Quantum - 4,000/sqm at $1,500/sqm = $6millionThird party tenants on commercial lease arrangements responsiblefor fitout - 4,000sqm at $1,000-$2,000/sqm - $6-8millionPotential Involvement of Volunteer Program in non-specialised retail(café, florist, etc)Brand Tenants in specialist or licences areas (Pharmacy, travel agent,hairdresser, newsagent, banks etc)Requires centre management once scale is achievedPOTENTIAL REVENUE STREAM – FREEHOLD OWNERSHIP(LEASES)BUSINESS OPERATIONS (NET PROFIT)EITHERTied to Land OwnershipTraditional Tenure Principles (Freehold)Private Appetite if Off CampusOPTIONSA. Central to Hospital EpicentreB. Main Street (0n or Off Campus – orboth)C. Growth NodesFacilitatorInvestor - OwnerJV PartnerOperatorVisitorsShort Term –ResidentsCountry basedFamiliesSHORT TERMACCOMMODATIONHotel – Motel (short stay)Serviced Apartments(to 2weeks)SUPPORTHotel – MotelStage 1 - Say 30rooms + facilities= 600-800sqmHotel - MotelRequires Scale – say 30+roomsSpecialist BusinessOperationsServiced Apartments30 room hotel – motel – 700sqm @3,000/sqm - $2.1millionTypically third party developer, investor and specialist operator –existing structure and networkAbility to expand 100%Linked to Oncology CentreLinked to Education Facilities - VisitorsPRIVATE INVESTMENTANDOPERATIONHotel – MotelOff Campus – NON-COREAdjoining, Salisbury, EEC?Shuttle Bus?Facilitator20 residential apartments - @$250,000 - $5millionStudents –ResidentsPatient’sFamiliesLONG TERMACCOMMODATIONLong Term – Annual TenureSUPPORTResidential10x1 bed and 10x2bed = 20apartments40-70sqm =1,100sqmHousingStudent AccommodationRequires existence ofEducation/Training ElementInternational WorkforceLink ModelStudent Housing Developer/OperatorNot-for-profit Housing Provider – PartnershipLow Cost Rental – viability subsidy requiredAbility to Expand 100%Linked to Education Facilities – PermanentLink to Core Staff (nursing) – PermanentLinked to ParentsLinks to Indigenous Housing – Specialist RequirementsTWO OPTIONSPRIVATE (Freehold Ownership)PUBLIC – NGO PARTNERSHIPOPTIONSA. Private Provider – Off Campus –Mixed UseB. Public/NGO Partnership –Leasehold Tenure – On Campus orPartner Land – designated precinctFacilitatorJV Partner?Council Partnership RoleStudentsStaffProfessionalsTERTIARY EDUCATION ANDTRAININGR&D, SIMULATION WET LABSSHARED EDUCATION SPACEInstitutional PartnershipFacility of MedicineCOREShort Term1-2 x 400sqmProgram AreasLonger TermMedi-Centre ofExcellence4 x 1,000Strategic direction tointegrate into Core SAHealth site initiallySpace for Health ForumStage 2 form to requiremultiple and specialisedfacilitiesNeeds supportinfrastructure and servicesCar Parking, Retail ActivityNode (Place),Accommodation cope of 1Dominant Centre andLocalised NodesShort term – lease of core space to University or shared servicesplatform (ie lecture theatre) – need for office type space linked toamenitiesMultiple Universities interestedLonger term – major Uni- Commonwealth Government capitalfunding ($20-30million) to expand Centre of Excellence – 3-5 yearstime80-100+ Student CapacityMajor Space UserCritical Element of Tertiary CentreInclude Function Centre / Convention Centre2-3 year lead timeframe – 100% GROWTH FACTOR IN LONGERTERMPUBLIC (short term)UNIVERSITY – COMMONWEALTH (longerterm)OPTIONSA. Short Term – SA Health providedspace on commercial basisB. Major CentreDirection - Mixed Use StructureFacilitatorInvestor - OwnerJV PartnerCouncil Partnership RoleLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 37

MARKET(WHO)WHOELEMENT(WHAT)DESCRIPTIONMASTER PLAN DRIVERS – COMMERCIALCOMMERCIAL PRINCIPLES INVESTMENT SCOPE PRIVATE – PUBLIC INVESTMENTON CAMPUS – OFF CAMPUSMASTER PLAN CONTEXTSA HEALTH ROLEStaffProfessionalsStudentsCLINICAL TRAININGR&DSimulation LabClinical Training UnitCORECurrentRequirementSay 300sqmExpand to1,000sqmShort-Medium Term – SAHealth PartnershipWithin Hospital facilitiesLonger Term – primaryUniversity role – absorbedinto Tertiary EducationFacilityShorter Term - SA Health partnership roleIncorporated within existing Hospital siteIncluded in Tertiary Education and Training facility in longer termPUBLICShort Term – SA Health OR Uniprovided space on commercial basisOwnerJV PartnerProfessionalsALLIED HEALTH SERVICESPrivate Clinics, Day Surgery,Diagnostics, GP, Specialists,Outpatient Services, AlliedHealth (dentist, physiotherapy,chiropractor, etc)Consulting RoomsCORE4 x 1,000sqmtenanciesSmallerconsulting typetenancies withinlarger floor plateLikely to be anchored bylease of major userTraditional office/consultingroom type accommodationSay 2 Stages of 2,000sqm x $4,000/sqm = $8million (x2)Private Sector Funded via Co-operative Fund or private sectorinvestorDemand driven – staged developmentFreehold ownershipPRIVATEPrivate Provider – Off CampusAdjoining core siteLIMITEDIncubator BasedHealth CareIndustryCorporateMEDICAL - HEALTHBUSINESSCOREMedium Term5-10 x 100sqmincubatorbusinessesQuasi-office/techspaceLonger Term4 x 500-1,000sqmTech / IndustrialspaceIncubator Start Ups(R&D linked)Key Corporate BusinessesCan be in vertical buildingLikely to be one off individualinvestmentsSmall Business Start ups, Clinical Trails – grant funded – linked toUni’sDirection to require cost effective leased accommodation – say$150/sqm (within existing facilities) – may justify new accommodationrentals (say $300/sqm) for subsidised (grant funded) activitiesSet up to capture short term opportunitiesStrongly driven by workforce drivers for staff, transport etcIndustry Investment - Venture Capital BusinessInitial development stages – require leased accommodationMay mature to develop owned facilities – medium to longer term2,000-4,000sqm 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 ringPUBLIC PARTNERSHIPSA Health or University SupportedPRIVATEShort Term – SA Health OR Uniprovided space on commercial basisLONGER TERM – OFF CAMPUSINVESTMENTFacilitatorInvestor - OwnerJV PartnerStaffResidentsCHILD CARE CENTRESUPPORT300sqmOutdoor spaceSecurityparamountSpecialist – Licenced FacilityLinked to high access – carpark, school etcSpecialist FacilityPotentially linked to early leaning centre – and/or primary schoolSay 50-80 child capacityNeeds ground floor and sheltered open spaceCapital Investment in order of $1millionPRIVATEPrivate Provider – Off CampusAdjoining core siteLIMITEDStaffResidentsGYMNASIUMSUPPORTMedium scaleGym and FitnessCentre200-300sqmSpecialist BusinessExisting EFM at LMH currentlyEssentially requires leased accommodation and be incorporated intoretail areas as a major tenancySay 500 member base moduleWill require both general public and medical staff related businessCan operate in low exposure location (rear tenancy) with strongdirectional signageCould link to therapy areas – swimming pool etc to gain joint usePRIVATEOptionsCentral to Hospital EpicentrePossible Main Street (0n or OffCampus – or both)OwnerJV Partner38LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

MARKET(WHO)ELEMENT(WHAT)DESCRIPTIONMASTER PLAN DRIVERS – COMMERCIALCOMMERCIAL PRINCIPLES INVESTMENT SCOPE PRIVATE – PUBLIC INVESTMENTMASTER PLAN CONTEXTON CAMPUS – OFF CAMPUSCOMMERCIAL PRINCIPLESSA HEALTH ROLESA Health Central Administration function – say 1,000sqmStaffCORE ADMINISTRATIONCOREOffice 1,000sqmOffice useAdmin, BoardroomOptions for inclusion in Main Street rather than central hospital areasCould avail core Hospital areas for primary medical or trainingfunctionsOptions for private sector funded accommodation via long term leasemodelPRIVATE OR PUBLICPossible Main Street (0n or OffCampus – or both)FacilitatorStaffVisitorsCONVENTION FACILITYSUPPORTCapacity forauditorium for100+ ppNot envisaged to be justifiedin own rightSpace for functions, gatherings etcFunction to be incorporated into Tertiary Education CentrePRIVATELINKED TO TERTIARY CENTREFacilitatorJV PartnerStaffVisitorsCOMMUNITY CENTRE ANDLIBRARYADJUNCTCommunityAccess SpaceNot envisaged to be justifiedin own rightFunction to be incorporated into Tertiary Education Centre PRIVATE LINKED TO TERTIARY CENTREFacilitatorJV PartnerPotential site for major aged care facility – 24/7 facilitySay base module of 100-120 beds for operational efficiencyCould be multi-level facility – still require large area of landResidentsStaffAGED CARE FACILITYADJUNCTSay 100-120 bedfacilityLow and High Care FacilityCommonwealth funded andregulated facilityCapital Investment of say $250,000/bed = $25millionLow bond socio-economic area – lend itself to land provision byCouncilNGO Licenced Aged Care Provider PartnershipSubject to issue of new licencesLink to Council’s aging strategyRequires links to staff parkingPRIVATE - NGO PARTNERSHIPOFF CAMPUS – ADJOINING SITECOUNCIL - FacilitatorStaffVisitorsResidentsCAR PARKINGSUPPORT500-1,000 baycar parkAdditional toCore SA Healthcar parkScale of say 500 bayminimumRequires 35mx60m basemodule – open sides to 50%To adjoin multi-demandland uses (day and night)High Access - centralCapital Cost – say $25,000/bay - $12.5million to $25millionLinked to main street function to avail access to short term visitors,retail customers, day parkers and othersStrategy of consolidated multi-deck parking to enable greaterintensity/density of development on adjoining sites (hotel, residential,retail, child care etc)Potential infrastructure role of SA Health in shorter term – with intentto on-sell once occupancy is achievedPRIVATE OR PUBLICOptionsMid Block off Main Street (Off Campus)FacilitatorJV PartnerMISCELLANEOUSStaffVisitorsResidentsChildren’s PlaygroundKey AttractionsOpen SpaceCommunity DisplayHealth and Well Being Training(Kitchen)Central – highcommunityaccess spacesCommunity Service UsesFoundation, Charities or Sponsor FunctionsSpecialist Funding ActivitiesPUBLICOptionsCentral to Hospital EpicentrePossible Main Street (0n or OffCampus – or both)Investor - OwnerJV PartnerSUPPORTLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 39

0 50100200m5.0 Master Plan5.1 IntroductionThe existing Hospital site of 8.4 hectares has extensive building site coverage which willincrease with Stage C over the next four years. While Stage C buildings have been designedto carry additional levels, Stage A and B were not. As a result, there are a limited number oflocations for new buildings and additional fl oor area on the Hospital site. Stage A and B couldbe re-engineered to carry additional fl oors but with substantial disruption to the Hospital’soperation 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 spacereallocated for different activities and vertical extensions limited to Stage C.The master planning consultancy team consider that over the next 30 years the LMH willneed to refurbish, partially redevelop and may potentially need to secure additional land areain proximity to the Hospital. Also, in advancing the LMH Health Precinct, the master planningconsultancy team consider that additional land area will be required to facilitate the variousopportunities that have been identifi ed. Figure 5.1 suggests possible directions of extension ofthe Hospital and Health Precinct.Long TermMedium TermCoreHospitalLong TermMedium TermShort TermThe 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 relativelylarge size site, is a low utilisation of the site. The 8,800 sqm site could provide a 4-6 levelbuilding being central to the site and adjacent to the multi-deck car park in the medium to longterm.The former Metropolitan Domiciliary Care building, to be renovated for a relocated MunaPaiendi facility, is a single storey building and sits upon half of its allocated site area. Aredevelopment of this site (1,200 sqm) could provide a 3- 4 storey building independent of theHospital but on the Hospital Site in the medium to long term.25Lyell McEwin Health Precinct31242SD01DATE: July 2011John Rice Avenue/Haydown Roadwww.hamessharley.com.au +61 8 81123400Figure 5.1: Possible Directions of Extension40LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

There are a number of other opportunities on the Hospital Site for extensions to fl oor areaespecially along Haydown Road towards creating a ‘High Street’/ ‘Main Street’. Theseextensions could accommodate retail and offi ce functions and provide a new outward faceto the Hospital. The forecourt to the entry off Haydown Road is for example approximately1,000 sqm in area.During the course of the investigations the opportunity was identifi ed for the recreationand landscape buffer reserve (west of Mark Road), in the Council’s care and control, to besold for Health Precinct facilities and/or future Hospital functions. This would be subjectto the relocation of sporting facilities and Community Land provisions under the LocalGovernment Act.Extensions to the north of Oldham Road are possible subject to land acquisition. Theallotments fronting Oldham Road are relatively deep (40m) and of good size (750-800sqm). Consolidating 2-5 allotments would provide adequately sized development sites.Built form of 2-3 levels could sit close to Oldham Road with car parking and private openspace to the northern part of the development site. Offi ces, professional rooms and mediumdensity residential development could form an interface between the Hospital and theresidential area. Short stay and serviced apartments could form part of the redevelopment.The Neighbourhood Shopping Centre site, to the east off Haydown Road, and adjoiningproperty along John Rice Avenue is owned by the Raslan Group and has potential forHealth Precinct opportunities through the redevelopment of the Neighbourhood Centre.Land to the north along Haydown Road could be included.Housing SA has residential properties immediately to the north of the NeighbourhoodCentre fronting Rollison Road. Further properties could be secured over time along RollisonRoad.There would be opportunities to work with the Elizabeth Vale Primary School in providingland and buildings for broader community use including community health programs.Residential properties, in private ownership, occupy the triangle south of the Hospitalbounded by Mark Road, John Rice Avenue and Trembath Road. There are approximately50 residential properties as well as service roads and Council reserve in the triangle.Selective purchase for hospital, allied health, accommodation and community healthactivities coul be an appropriate long term option.In parallel, with considerations on land and buildings, the LMH will need toperiodically review the services provided at the Hospital as the clear messagesfrom consultations, are that medical technology and treatment is moving quicklyin conjunction with service delivery models. This may result in increased off-sitehealth and medical treatments while retaining and enhancing acute care at theHospital.Therefore, a structured but fl exible Master Plan is required to support health and medicalservice delivery while responding to emerging opportunities and land requirements.5.2 Master Plan PhilosophyA fundamental objective of the Lyell McEwin Health Precinct Master Plan is to create adesired PLACE. based on the following understandings:• Hospital staff choose to work at the PLACE where they are trained;• Staff seek the PLACE that is vibrant and interactive;• The best learning comes from an interactive PLACE;• The PLACE contributes to health and wellness; and• The PLACE contributes to community development and engagement.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 consolidatesactivity and provides an active gateway to the Precinct.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 41

5.3 Buildings and Site Confi gurationThe Glenside Campus Redevelopment Health Facilities Report, May 2011, explored thequestion of Building and Site Confi guration. Three confi gurations were detailed as follows andare depicted in Figure 5.2:1. Campus – Island buildings, separate and each with a front door, fragmented greenspace and communal areas. e.g. Flinders Hospitals and University;2. Complex – Large scale connected building, impermeable, limited and controlledentry, dispersed green space e.g. Lyell McEwin Hospital and3. Urban – Grid extension urban areas, street focussed, integration, own address.Higher density, public realm. e.g. Mawson Lakes Town Centre.The Site Configuraon: Opons4The master planning team considers that an Urban Approach to the building and siteconfi guration of the LMH Health Precinct is the appropriate way to proceed recognising theexisting road and allotment patterns and seeking to provide fl exibility in accommodatingthe range of potential commercial and professional use and the aspiration to establish aconsolidated hub for the Precinct.Glenside Campus, Adelaide Blackberry Hill Hospital, Bristol, UK :Wandsworth Recovery Unit, London, UK :Frederick Gibberd ArchitectsMedical Architecture1. CampusBuilding islandsPermeableEveryone has a front doorFragmented green space/ communal spaceLarge buidlings2. ComplexAloof from communityLarge scale buildingImpermeableSingle controlled entranceDispersed green space3. UrbanGrid and extension of suburbStreet sceneIntegrated into communityOwn addressHigher densityCity parkFigure 5.2: The Glenside Campus Redevelopment Health Facilities Report May 201142LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Legend:Core HospitalAllied Health + AccommodationKey Activity NodeSecondary StreetArterial RoadRetail/CommercialOpen SpaceGreenwayLandscape FeatureDistribution RoadAllied Industries/Hospital ExtensionNot in Government ownershipMain Street/High StreetKey Sites/BuildingsLocal RoadLyell McEwin Health PrecinctJohn Rice Avenue/Haydown RoadFigure 5.3: Master PlanMaster Plan3124225DATE: July 2011 SD010 50100200mwww.hamessharley.com.au +61 8 81123400LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 43

5.4 Master PlanThe Master Plan therefore provides a framework for the following features:• The Core Hospital Site for Emergency, Acute Care, Special and General MedicalServices;• Allied health provided along Haydown and Oldham Road;• Redeveloped Neighbourhood Shopping Centre with additional food and retail offer withemphasis on fronting Haydown Road as part of a 'High Street' / 'Main Street'. Upperlevel providing for offi ces and professional rooms, short term accommodation anddecked car parking;• Further ’High Street’ premises along both sides of Haydown Road;• Short term residential and medium density residential along Oldham and RollisonAvenues; 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 - 40,000sqm 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 healthdemands and population increases.44LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

6.0 Implementation6.1 IntroductionThe master planning consultancy team considers that over the next 30 years the LMH willneed to refurbish, partially redevelop and may potentially require additional land area inproximity to the Hospital. Also in advancing the Lyell McEwin Health Precinct, the masterplanning team considers that substantial additional land area will be required to facilitatethe various opportunities that have been identifi ed.In parallel with considerations on land and buildings, the Department of Health and LMHwill 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 movingquickly in conjunction with service delivery models. This may result in increased off-sitehealth 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 “StrategyDocument” cognisant that the scope of future services in 30 years cannot be defi ned at thistime and technologies, medical procedures and health programs are evolving6.2 Lyell McEwin Health Precinct Master PlanThe 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 thefour year census, Local and State Government elections and provides a suitable lead timefor capital works and budgeting.6.3 Key Strategic PartnersThe key Strategic Partners for the implementation of the Lyell McEwin Health PrecinctMaster Plan are as follows:• 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 andOldham Road, is important to the overall Master Plan as they provide a re-developmentopportunity for professional rooms and allied health. The owner should be actively engagedby the Working Group and kept abreast of Stage C Capital Works and other emergingopportunities.The redevelopment of the Neighbourhood Centre is also important to the Master Plan toimproving 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 inpromoting redevelopment of the Neighbourhood Centre.There are also a number non government organisations and private developers that may beinterested in providing and managing housing opportunities.LYELL McEWIN HEALTH PRECINCT - MASTER PLAN 45

6.4 Public Realm ProjectsThe following projects have been identifi ed as priority projects over the next fi ve years toachieve urban design and streetscape improvements;• Wayfi nding 6-8m high signage along John Rice Avenue at the intersections with PhillipHighway, 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 Roadand along Oldham Road to Mark Road and City of Playford;• Intersection improvements to corner Haydown Road and John Rice Avenue (DTEI, SAHealth (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 CalvaryCentral Districts Hospital, the Little Para River Corridor, Railway Stations , ElizabethRegional 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 forpurposes other than those set out in the associated Community Land Management Plan.6.5 OrganisationLyell McEwin Health Precinct Steering CommitteeThe Lyell McEwin Health Precinct Steering Committee has provided invaluable advice tothe Working Group and Consultant Team. The Steering Committee represents the keystakeholders and most valued strategic partners. The Steering Committee should beretained with a focus on reviewing and providing recommendation on the implementationof the Master Plan.Lyell McEwin Health Precinct Working GroupThe Lyell McEwin Health Precinct Working Group consists of senior representatives ofthe SA Department of Health, the management of the LMH and the City of Playford. TheWorking Group has provided leadership and advice through the consultancy period andshould maintain a Project Management role in the implementation of the Master Plan.6.6 Implementation StrategyLeedwell Strategic has prepared the Implementation Strategy as a fl ow chart as depictedin Figure 6.2 on the next page. The strategy develops the Constraints and Opportunitiessection.6.7 Next Steps 2011 - 2016Figure 6.3 provides the next steps over th next fi ve years which relates to State Governmentand Council in terms of investigations, negotiations and public realm improvements.46LYELL McEWIN HEALTH PRECINCT - MASTER PLAN

Legend:Landscaping Improvements Streetscape Improvements Intersection Improvements Wayfinding/Direction Signage Cycle/Walk path improvements Public Transit ImprovementsLyell McEwin Health Precinct312420 50 100200400mwww.hamessharley.com.au +61 8 81123400John Rice Avenue/Haydown Road DATE: July 2011 SD01Figure 6.1: Public Realm Projects

LYELL MCEWIN TERTIARY PRECINCT – YEAR 1-5 IMPLEMENTATION STRATEGIESIDENTIFICATION OF DEVELOPMENT STRATEGY & IMPLEMENTATION OPTIONSIMPLEMENTATION STRATEGYThe following flow chart outlines the suggested fundamental implementation strategy pathway and identifies key tasks to be pursued by key stakeholders.PHASE NO 1:CURRENTPHASE NO 2:FUNDAMENTAL ELEMENTSPHASE NO 3:PRIMARY STRATEGIESPHASE NO 4:PROJECT INITIATIONPHASE NO 5:OUTCOMES – THE MAIN STREET1.TERTIARY EDUCATIONFACILITYCCONFIRMATION OFUNIVERSITYPARTNER(S)IPROGRAM ANDFUNDINGTERTIARY EDUCATIONCENTRE2.COMMERCIALELEMENTS2.1EAST SIDEHAYDOWN ROADCSA HEALTH PROJECTIDEVELOPMENTFEASIBILITYFOOD, RETAIL FOCAL NODERETAIL - SUPERMARKET2.2 CWEST SIDEHAYDOWN ROADFACILITIESPRIVATE SECTORQUASI -RETAILSTUDENT ACCOMMODATIONCBUSINESSCASExSA HEALTHPERFORMANCEDEEDLANDCONTROLHOTEL-MOTELGYM - CHILDCARE3.INFRASTRUCTURE ANDPLANNING3.13.2CAR PARKMULTI-DECKPUBLIC REALMCPSA HEALTHCOUNCILDEVELOPMENTFEASIBILITYALLIED HEALTHMULTI-DECK CAR PARKLMH GATEWAY3.3PLANNINGPCOUNCILPOLICY AREASDPALONG TERMCOUNCIL LAND (west)MANAGEMENT PLANSHORT TERMKEY STAKEHOLDERS:SA HEALTHCOUNCILUNIVERSITYPRIVATE SECTORPARTNERSHIPFORMATIONPLACEMAKINGDEVELOPMENT FACILITATION POLICYDEVELOPMENTDEVELOPERFACILITATORUNDERWRITERFigure 6.2: Implementation Strategy

Figure 6.3: Implementation Schedule 2011 - 2016ActionNo.Description Timing Responsibility1 Construction Stage C (Commenced) 2011 - 2015 SA Health2 Briefi ng CEOs/Council and adoption of the Master Plan Oct 2011 SA Health/Council3 Agreement with SA Housing re Rollison Road HousingOption4 Council agreement and amend Community LandManagement Plan for Council Reserve along Mark Roadfor broader uses related to the Hospital5 Amend Development Plan zoning for the Council MarkRoad land for broader uses related to the Hospital6 Negotiate a Development Agreement for theNeighbourhood Centre with the Raslin Group7 Progress, promote and support the University of SouthAustralia proposed Clinical School within the HeathPrecinct8 Prepare an Options analysis of preferred locations andbuilt form for the University of South Australia MedicalClinic9 Prepare a signage strategy for Lyell McEwin HealthPrecinct including major entry signs as depicted inFigure 6.1 of the Master Plan10 Investigate the opportunity for a Northern AdelaideHealth Transit Link from Modbury Hospital/Tea TreeRegional Centre to Munno Para Shopping Centrevia Salisbury Town Centre, Calvary Central DistrictsHospital, Lyell McEwin Hospital, Elizabeth RegionalCentre and GP Plus (Refer Figure 3.14 Master Plan)11 Investigate the opportunity for a shuttle bus to ElizabethRegional Centre, Salisbury Town Centre, the nearrailway stations and other locations (refer Figure 3.15Master Plan)Dec 2011 SA Health/Council2011-2012 Council2011-2012 Council2011-2012 SA Health/Council2011-2012 UniSA, SA Healthand Council2011-2012 UniSA, SA Healthand Council2011-2012 SA Health/Council2012-2013 DTEI2012-2013 SA Health/Council12 Installation of Main Entry Signs 2012-2013 SA Health/Council13 Discussions be held with the SABRENet providerto secure high-speed broadband to businesses inthe Health Precinct2012-2013 SA Health/CouncilActionNo.14 Design a cycle path network connecting theHospital and Health Precinct with Calvary CentralDistricts Hospital, the Little Para River Linear Park,Railway Stations, Elizabeth Regional Centre andSalisbury Town Centre and implement in stagesover 2013-201615 Prepare a streetscape strategy for John RiceAvenue (including irrigation using re-cycled waterfor more intensive planting featuresDescription Timing Responsibility16 Street tree planting along John Rice Avenue inaccordance with the above scheme17 Prepare streetscape concepts for Haydown Roadfrom John Rice Avenue to Oldham Road (withemphasis on pedestrian connection as well asstreet trees) to be implementation in stages18 Implement Stage 1 Haydown Road Street withfocus Haydown Road Entry to the Hospital andfollowing the completion of Stage C constructionworks19 Intersection improvement to John Rice Avenue andHaydown Road20 Upgrade to the bus stops and associated publiclighting on Haydown Road, Oldham Road and JohnRice Avenue2012-2013 City of Playfordand City ofSalisburyCouncils andDTEI2012-2013 Council/DTEI2013-2014 Council/DTEI2013-2014 Council2014-2015 Council/ SAHealth2014-2015 Council/DTEI2014- 2015 Council/DTEI21 Prepare streetscape concepts for Oldham Road 2015-2016 Council22 Implement Stage 2 Haydown Road StreetscapeImprovements in conjunction with the completionof the Neighbourhood Centre Redevelopment2015-2016 Council / Raslin23 Design the cycle path network connecting theHospital and Health Precinct with Calvary CentralDistricts Hospital, the Little Para River Linear Park,Railway Stations, Elisabeth Regional Centre andSalisbury Town Centre and implement in Stages24 Review the Lyell McEwin Hospital Health ServicesPlan and the Health Precinct Master Plan2015-2016 City of PlayfordCouncil, Cityof SalisburyCouncils andDTEI2015 - 2016 SA Health andCouncilLYELL McEWIN HEALTH PRECINCT - MASTER PLAN 49