SITE ANALYSIS CALVARY HOSPITAL NORTH ADELAIDE LARGE INSTITUTIONS AND COLLEGES DPA CALVARY HOSPITAL
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1 SITE ANALYSIS
2 Located at: Strangways Terrace Barnard Street 2-34 Hill Street Ward Street
3 HISTORY The Calvary Hospital was established in 1900 and is one of Adelaide's oldest hospitals. The hospital was founded by the Little Company of Mary Sisters who were a religious order of the Sisters of the Little Company of Mary was established by the Venerable Mary Potter in England in The Sisters' primary ministry was prayer for and care of, the sick, dying and those in need. The six courageous Sisters sought to bring care and compassion to those in need in Australia and quickly established a reputation for excellence in health care. From this initial site, the Calvary Hospital has developed 29 hospitals across Australia including additional sites within the CBD of the City of Adelaide
4 To the west is a six storey residential flat building which is highly visible in the locality, although not representative of the historic character. There a number of medical related land uses in the locality. GOLF LINKS SITE CONTEXT PARK LANDS AERIAL SHOT AND OPEN LOT CAR PARK The site is within close proximity O Connell Street which is a major metropolitan cultural and retail centre and emerging residential locality. The site is highly accessible by public transport connecting to O Connell Street and City and to the Northern and Western Suburbs. There is a high number of on street car parking spaces available on Strangways Terrace and adjacent the Park Lands with a small off street car park which is shared with the Golf Links visitors. This combination provides a reasonable availability for parking in a somewhat residential locality that is highly used. Views of the City are obtained from Strangways Terrace The site is directly across the Park Lands. However the majority of the Park Lands is provided for the North Adelaide Golf Links rather than usable public space. St Dominic s Priory is located off Hill Street to the North West There are a high proportion of valued heritage assets with many being listed as State or Local Places in the locality The historic subdivision pattern is generally intact in the area with few incursions. Hill Street is an attractive street with many one storey Local Heritage places and several two storey places. Calvary is a prominent corner site. The Barnard Street frontage is a typical residential street with low scale dwellings. The dwellings are typical of the City Land Investment subdivision pattern. Strangways Terrace and Hill Street are traditional wide streets with wide footpaths. Barnard Street is a narrower single lane village street. RESIDENTIAL LOCALITY STOREY HIGHER SCALE UP TO 6 STOREYS
5 PHOTOS OF SITE ST JOSEPHS HOUSE KIMBERLEY HOUSE AND FENCE CONNERY HOUSE SITE CHARACTERISTICS RED BRICK FENCE # The site has a number of access points on Hill Street, Strangways Terrace and Barnard Street. The site presents a mixed streetscape on Barnard Street but buildings are generally representative of the historic pattern of development, including the recently developed with two storey residential dwellings at the west end of the site. The site has a surface large car park on Hill Street for approximately 70 car parks. There is also car parking accessed off of Barnard Street for 20 car parks. There are also a number of car parks located off Strangways Terrace in front of the existing buildings. The site has a number of heritage assets located on Barnard Street including St Josephs, Kimberly House, Connery House (Convent Building) and Calvary Hospital Chapel. The site is enclosed with a striking red brick fence. The Maternity Wards provide notable buildings presenting to Strangways Terrace and Hill Street. The Maternity Ward has been extended to the east of the site however is set back from adjoining property on Strangways Terrace. The Morchery is a great feature building however does is not heritage listed. The site contains a number of Significant Trees that are identified in the Development Plan. The site has a large street frontage when compared the finer grain surrounding residential allotments. The site contains higher scale buildings than what is prescribed within the current Development Plan policy (2 storey height limit), with buildings range from one storey to four storeys in height. CHAPEL, MORCHERY MATERNITY WARD
6 CONSIDERATIONS The hospital facilities need to continually upgrade to meet industry standards and community aspirations for best practice health care facilities The State Government s review of healthcare will have an impact on the service providers. The challenge for many hospitals is meeting the needs for new medical advances and working with existing buildings. Designs of new hospitals increasingly need to ensure health care models are adaptable through technological changes and can allow for innovative health care. Through the provision of car parking in front of buildings on Strangways Terrace, the traditional landscaped setting of the frontage has been compromised with large expanses of car parking and shared access for pedestrians, emergency vehicles and vehicles. The access arrangements and the building design is internally complex. Accessibility to and from the site is important especially for the varied mobility levels of patients and visitors Car parking and safety of shift workers is important. Lighting to key car parking areas is important. As all areas within the City, the Calvary Hospital has been impacted by the Adelaide Oval redevelopment. For example Adelaide has impact the availability of on street car parking due to changes in time limits. OPPORTUNITIES The Calvary represents the first iconic place for the Calvary Hospital and it is important to provide a policy framework to allow the use to continue its long term presence on this site. Health sector needs to respond to improving health care techniques and growing demands on the sector. Hospitals have the opportunity to provide world class health care and attract world class health sector workers. As the site is large, there is potential for additional development capacity whilst retaining the key site and historic locality characteristics. Retain the open character and setback off of Hill Street. Retain and enhance the unique Morchery building which is not a listed heritage place. Improve the legibility and complex internal layout for the hospital. Progressively reduce the car parking directly out the front of Hospital on the Strangways Terrace frontage to provide better amenity for the hospital users and restore the street streetscape amenity Look for opportunities to reduce the reliance on private vehicle use Review the Connector Bus connections and frequency to assist shift workers and reduce the impact of car parking and traffic on residential streets Maintain the provision of shared parking arrangements existing with users of the Park Lands, Golf Links and Calvary and residential users Ensure any future additional site capacity consider the level of car parking needed and does increase reliance on on-site road network to supply car parking. Provide opportunities to improve the public realm including pedestrian lighting, landscaping and bus stop facilities 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.
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 for policy considerations. 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. Calvary Hospital Calvary Hospital is expected to grow modestly in bed space capacity over time, along with increased numbers of consulting suites and procedure rooms to continue to provide best quality facilities. New development should be informed and supported by a holistic and long term masterplan which addresses 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. Maintain the frontage and orientation of the hospital to Strangways Terrace. New or expanded buildings in this location of 4 storeys or more should be considered, ensuring that their form, position and design not overwhelm context of heritage listed buildings and other adjoining buildings. Consider lower scale buildings of 2 and 3 storeys along Barnard Street and Hill Street. Barnard Street frontage should remain low key, although pedestrian access could be encouraged and increased. Hospital expansion may be achieved by extensions to existing buildings (including additional levels and linking buildings) or by new buildings. Avoid repetitious and unbroken frontages. Maintain the existing primary vehicle access point from Hill Street.
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. An opportunity exists in front of Calvary Hospital to reimagine and redesign Strangways Terrace as a high quality street or plaza that rationalises car parking, bus stops, cycling and footpaths, better connects the hospital to the parklands, and presents an attractive and safe front door to the hospital that is regularly used by staff, patients and visitors. On-site car parking at Calvary should be consolidated over time to one location, accessed from Hill Street. An underground car park, or multistorey car park sleeved by buildings, may be appropriate forms of development that will improve access and assist in reducing the impact of car parking on the parklands.
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