SITE ANALYSIS MEMORIAL HOSPITAL NORTH ADELAIDE LARGE INSTITUTIONS AND COLLEGES DPA MEMORIAL HOSPITAL

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1 SITE ANALYSIS

2 KING WILLIAM RD Located at: 1-20 Sir Edwin Smith Avenue 1-10 Pennington Terrace 1-23 Kermode Street

3 HISTORY The hospital is a private, not-for-profit hospital and was established as a memorial to veterans of World War I. The Memorial Hospital has served the community since # 1935 These two houses were originally designed by Daniel Garlick in 1873 in the 'Anglo Italian' style. Cut Tea Tree Gully stone was used in the principal facades and Glen Osmond stone elsewhere. Brown and Thompson were the builders at a cost of 4000 each house. Both buildings were bought by the Methodist trustees, Lea-Hurst in 1919 and The Avenues in 1920 for use as the Memorial Hospital. This was a newly created institution formed to commemorate the Methodist soldiers who had been killed during the First World War. Almost 500 patients received care during its first year. The building linking the two similar houses was opened in July

4 The site is highly accessible by public transport along Sir Edwin Smith Avenue and King William Street. As key north-south connectors, the Council Smart Move Strategy identifies planned multi modal transport improvements including tram, bus and cycling improvements Kermode Street provides key connections between Memorial and between the Women s and Children s Hospital. ST PETERS CATHEDRAL VIEWS CAN BE SEEN FAR AND WIDE AND IS AN IMPORTANT ICONIC BUILDING OF ADELAIDE. WOMEN S AND CHILDREN HOSPITAL CATHEDRAL PUB SITE CONTEXT The site occupies a major land holding at the edge of the Park Lands. Important gardens such as Peace Park and the Cross of the Sacrifice Memorial Gardens are located to the East and South of the site The surrounding locality provides a mix non-residential land uses and residential land uses ANGLICAN CHURCH OFFICES There is a cluster of medical related land uses within the area. Melbourne Street West provides a number of associated medical land uses. The Women s and Children s Hospital is located directly to the north of the site. This is a key standout feature as it notably different in scale, materials and form. Providing buildings up to 9 storeys. St Peter s Cathedral is located to the west of the site. It is a key feature in the locality and broader locality and is viewed from many locations surrounding the site, shown in the diagram above. This is due to topography and the existing development pattern which is encircled by Park Lands. Its large spires and roof line are iconic features in the skyline. There is a large multi deck car park to the west of the site which was formerly owned by Memorial Hospital. The Cathedral hotel is located on the corner of King William Road and Kermode Street There is a high proportion of valued heritage assets with many being listed as State or Local Places in the locality. In particular, King William Road and Pennington Terrace west. The Adelaide Oval is located within 400 metres of the site. DWELLINGS FRONTING PENNINGTON TCE PARK LANDS

5 KING WILLIAM RD PHOTOS OF SITE PENNINGTON TERRACE SIR EDWIN SMITH AVENUE - (FORMER DWELLINGS 'THE AVENUES' AND 'LEAHURST') AND CAST IRON FENCE AND STONE WALLING ALONG SIR EDWIN SMITH AVENUE AND PENNINGTON TERRACE SITE CHARACTERISTICS Memorial Hospital presents to three street frontages Pennington Terrace, Sir Edwin Smith Avenue and Kermode Street. Its main entrance is on Sir Edwin Smith Avenue. There are large expanses of surface car parking on the Kermode Street frontage. There is limited off-street parking on site. Memorial does not own the car park to the west of the site. Memorial Hospital (former dwellings 'The Avenues' and 'Leahurst') and cast iron fence and stone walling along Sir Edwin Smith Avenue and Pennington Terrace Features of the site include the masonry and cast iron fence along northern part of Sir Edwin Smith Avenue and the masonry wall return and gate piers to Kermode Street of the Memorial Hospital Behind the fence is a formal landscaped open space which contributes to the character and setting. This landscaping which is set low, allows key vistas to the key Hospital Buildings. These spaces are important for visitor and patient care from an outlook and amenity perspective. The Chapel on Kermode Street whilst not heritage listed is feature of the area. There are a number of significant trees listed in the Development Plan. CORNER OF KERMODE STREET KERMODE STREET KERMODE STREET

6 CONSIDERATIONS OPPORTUNITIES The Memorial Hospital is long standing and successful hospital that provides medical care for community members. It also is a key employer for many skilled workers. The Memorial Hospital does not own the car parking adjoining the site. This was sold a number of years ago. The Memorial has secured access to a number of car parks for the use of key staff members. The Memorial Hospital would like to consider options that would enable the redevelopment of their site. This would add additional floor space to provide upgraded and additional patient beds and theatre spaces The site is located on the existing bus routes of King William Road and Sir Edwin Smith Avenue. The Kermode Street presentation is impacted by the surface parking arrangements which has removed the traditional land scaping. Access to the site by staff is a large issue and Council and the Memorial Hospital have been working on a number of options to relieve some of the challenges associated with access and parking. St Peters Cathedral is a prominent feature in the landscape and views to the Cathedral are valuable from a number of perspectives including its economic value through tourism. The Women s and Children s Hospital is one of the largest buildings in North Adelaide providing a higher scale context than other sites in the North Adelaide (Conservation) Zone. The site contains a number of highly valued buildings which are of heritage listed. The Church is not a heritage listed building however considered of heritage value and worthy of continued adaptive reuse. Councils Smart Move Strategy outlines an intent for the tram line extension to North Adelaide in the future. This is intended to connect the northern suburbs and City. Whilst this may not solve the existing transport shortfall it provides a strategically located site for a hospital land use which is a notoriously high trip generator. There is an opportunity to continue to work with the current land owners to manage car parking demand by influencing travel to work. It is more difficult to influence the travel patterns of visitors and patients due to the nature of the trip. Health sector needs to respond to improving health care techniques and growing demands on the sector. Where development capacity is changed, there is an opportunity to provide further policy guidance in the Development Plan to shape future development of the site. There are opportunities to provide the longer term adaptive reuse of Chapel. This building makes a positive contribution to the street character. There is an opportunity to improve the streetscape of Kermode Street providing an improved experience for employees and visitors to the area through some level new activity. This may be through some smaller scale commercial tenancies. There is existing retail activity on the site however is internal to the building. Allowing this to be relocated may provide benefits to the street environment. The retail would not hinder the existing land use pattern where there is a focus of retail on King William Street and O Connell Street. There is an opportunity to improve connections to the Park Lands and existing public transport stops.

7 GUIDING PRINCIPLES During the first stage and second stage of this project, Jensen, Planning and Design were engaged by Council to undertake early engagement with key stakeholders and develop key guiding principles for the future development of the area. The following provides an exert of the guiding principles. It is noted some of these are common for all hospitals in North Adelaide. Women s and Children s Hospital, Memorial Hospital and Calvary Hospital provide essential and specialist medical services to patients from across Adelaide and South Australia. Hospitals are busy places, and their needs constantly change with medical advances and patient expectations. The future development of these hospitals should be guided by the following considerations. LAND USE Development at North Adelaide s hospitals should be anticipated and encouraged by the Development Plan in order to allow the continual improvement and upgrading of facilities to remain fit for purpose, meet patient, family and staff expectations, to remain competitive, and to meet contemporary standards and regulations. The Development Plan should anticipate the full range of medical and ancillary services expected by a modern hospital. These may include shops, food and drink outlets, car park and public transport facilities, pharmacies, workshops, offices and consulting suites, visitor accommodation and many other uses. Allow consideration of hospitals to expand outside of their existing site boundaries, subject to meritbased assessment of development proposals, supported by holistic masterplanning, and addressing the likely impacts of development. Memorial Hospital Memorial Hospital may grow significantly in patient and staff numbers over time, with new buildings planned in the centre of the site and later along the Kermode Street frontage. New development should be informed and supported by a holistic and long term masterplan which address surrounding streets and properties as well as internal site planning. HERITAGE Maintain and celebrate state and local heritage places, which often have an important place in the history and culture of the hospitals, as well as a high value to the Adelaide community who use the hospitals. Keep heritage buildings as a viable and functional part of hospital activities, and a prominent part of any new development. Maintain important vistas to these buildings. Adaptive reuse of heritage listed buildings should be supported to ensure facilities remain fit for purpose, attractive to patients and staff, and compliant with changing standards and regulations, while retaining important heritage features and values. A common sense approach to the continuing use of heritage listed buildings for modern hospitals should be embraced by the Development Plan. Physical improvements and alterations are legitimate and should be expected. Should demolition of heritage listed buildings be contemplated, this must be informed by a holistic masterplan for the site justifying why alternative options to demolition cannot be achieved. High quality and best practice approaches to designing and developing in and around heritage buildings should always be employed. CHARACTER + DESIGN Hospitals should prepare a holistic and three-dimensional masterplan to support their site s renewal and redevelopment over time. Master plans should be prepared using a broad range of skilled professionals and following an appropriate masterplanning process (such as the ODASA Design Guidance for Masterplans). The pursuit of design excellence through the use of agreed principles of good design (such as the ODASA good design principles: context, durability, inclusivity, sustainability, value and performance) should be an objective of all masterplans. The masterplan should not only address opportunities within the site, but should seek to integrate the development with its context including land, buildings, streets and public spaces. Masterplans should have a special focus on: the placement and separation of buildings, site access, car parking, footpaths and pedestrian movement, public and private open space, relationship of new development to neighbouring buildings and neighbouring streets, trees and landscaping, heritage buildings and their settings, building heights, and staging. Height and massing of new buildings should be considered against the functional requirements of hospitals, as well as with the context. Functional considerations include for example, the one-level integration of operating theatres, which has an influence on the height and shape of new buildings. Contextual matters include the consideration of surrounding buildings, trees and natural features, townscape and streetscape, street width, opportunities for views, light and air (as well as overshadowing and overlooking), visual impacts (positive and negative) and such like. Ensure the highest quality design for all buildings, landscapes, engineering and other built elements. A special emphasis on designing physically and psychologically healthy environments should feature in all hospital developments. Incorporate high quality materials, colours, detailing and finishes that are of their time. New buildings should be functional, sustainable and aesthetically attractive. Buildings should maximise natural lighting and air (including through the use of outdoor spaces and courtyards). Retain and value the Landscaped Open Space policies of the Development Plan for the amenity they provides to hospital patients, visitors and staff. Landscaped Open Space should be high quality, providing functional, safe and comfortable experiences for the many users of the space. Landscaping is also to be used to soften and relive any large scale building mass. Setbacks to buildings from surrounding streets should be consistent with the context, including local and state heritage places. Development should improve the quality of the streetscape by including high quality buildings and landscaping wherever visible from the street. Buildings should include doors, windows and balconies - and in some cases, shopfronts - facing the street. Blank walls, repetitious and unbroken facades should be avoided, especially along streetfronts. Utilise setbacks, buildings heights and Landscaped Open Space requirements instead of plot ratio - to control the size, form and location of buildings. These controls put an emphasis on the form of buildings and are easy to understand and communicate. Memorial Hospital Development should achieve a transition and balance between the lower scale Heritage Places within the area and the larger more recent hospital buildings. Taller buildings up to and potentially exceeding six storeys but not higher than the Women s and Children s Hospital building on Kermode Street may be acceptable should their form, position and design not overwhelm context of heritage listed buildings and other adjoining buildings. In this, slender building forms with high quality contemporary architecture are preferred. Bulky, large footprint buildings with low quality materials and basic detailing are not appropriate.

8 TRANSPORT AND MOVEMENT Hospital development should be accompanied by a reassessment of transport and movement considerations. This should be in the form of a Green Travel Plan as part of a holistic masterplan for the site to address transport and movement issues. Green Travel Plans should explore innovative transport solutions such as car or bike share schemes, increased bicycle parking and end-of-trip change facilities, foot and cycle paths, and behaviour change incentives. Green Travel Plans that address more than one hospital together (e.g. Memorial and Women s and Children s Hospitals) are encouraged. Hospitals should also work with Adelaide City Council to develop street improvements for surrounding streets. Improvements to movement, traffic calming, cycling, footpaths, parking, landscaping, lighting, wayfinding, access to bus stops, drainage and public realm should all be explored. A special emphasis on street lighting and Crime Prevention Through Environmental Design (CPTED) improvements is sought to improve staff and visitor safety, and perceived safety. Provide a car parking arrangement that is not visually intrusive upon the character of the streetscape and a movement system that is functional and safe and can be integrated with Council s Smart Move Transport Strategy. Optimise on-street parking to ensure efficiency, safety, and support public realm and landscaping improvements. The needs of visitors and residents should be taken into account. Memorial and Women s and Children s Hospital A major opportunity exists to reimagine and redesign Kermode Street as a high quality street or plaza that links the two hospitals, rationalises on-street car parking, loading, driveways, bus stops, cycling and footpaths, better connects the hospitals to the parklands, and presents attractive and safe front doors to the hospitals. Direct street-level access from Kermode and Edwin Smith Drive should be retained for both hospitals.