Former Royal Site Master Plan

January 2018 Design Leader Project Director Alex Hall Thomas Masullo Associate Principal Director Woods Bagot Woods Bagot © Woods Bagot 11 Waymouth Street 11 Waymouth Street Australia: Woods Bagot Pty Ltd Adelaide SA 5001 Adelaide SA 5001 ABN 41 007 762 174 Australia Australia Telephone +61 8 8113 5900 Telephone +61 8 8113 5900 Date of issue: JANUARY 2018 [email protected] [email protected] Revision: A

WOODSBAGOT.COM Page 2 Introduction 01 Context 02 Vision 03 Design Principles 04 Master Plan 05 Precinct Objectives 06

Appendix Place Strategy A Urban Trends B Economic Assessment C

FORMER ROYAL ADELAIDE HOSPITAL SITE MASTER PLAN Page 3 WOODSBAGOT.COM Page 4 Introduction.

FORMER ROYAL ADELAIDE HOSPITAL SITE MASTER PLAN Page 5 Executive Summary

Deloitte has concluded that to maximise Combining many of the city’s greatest the economic contribution the site strengths; it’s artistic depth, entrepreneurial Precincts Adelaide’s can make through the development of spirit, natural beauty, heritage architecture The master plan breaks the site down into industries where has a and most importantly, its energy – this key precincts. We have defined the role of competitive advantage, the economic uses international commercial hub will showcase each precinct and the steps that need to that complement the site are; dramatic new spaces that connect and be taken to achieve the desired character allow global organisations, entrepreneurial and vision. Creation and _Attracting digital and technology and creative talents to take their ideas and businesses connected to the research inventions across global markets. Some of the precincts overlap with another activities of the university sector. to ensure a seamless integration across _Developing the site for creative and the site by creating shared objectives cultural industries. Context amongst the separate precincts. The Innovation _A major cultural investment that would Precincts are; anchor a number of complementary Our approach to analysing the context economic uses including a boutique hotel, for the former Royal Adelaide Hospital _THE CULTURAL ATTRACTOR retail and commercial activity. site master plan has been purposefully selective and targeted around six _THE NEIGHBOURHOOD HEART Neighbourhood. Collectively, this insight into the site’s key context themes; People, Scale; potential has informed and influenced the Landscape, Urban trends; Economics and _THE COMMERCE HEART thinking behind the development vision for Wellness. These themes are summarised in the former Royal Adelaide Hospital site. the master plan document. _THE FROME ROAD EDGE Background Vision Design Principles _THE FROME ROAD GATEWAY Renewal SA engaged Woods Bagot, in partnership with Deloitte Access The Design Principles outline the key _A ROOM FOR ADELAIDE A clear vision of how the site can be strategies underpinning the master plan Economics, to refine the critical success used to provide an outstanding place for _THE PARKLANDS EDGE factors required to create a world-class business, innovators and entrepreneurs to as well as provide a clear indication of the creation and innovation neighbourhood. thrive in order to create jobs and attract community goals and objectives. Woods Bagot has prepared a spatial and retain talented young people to our The Design Principles were developed master plan that identifies the built form State has been essential. Through a series concurrently with the key context and public realm opportunities that the of individual meetings, workshops with research and were tested with external site provides to enable the creation of a key stakeholders and potential strategic stakeholders. The Design Principles are; globally recognised creation and innovation partners, and building on Deloitte’s ‘Make it neighbourhood. Adelaide’ work, Woods Bagot and Deloitte _Create a Cultural Attractor and an agent have worked with Renewal SA to develop of culture Deloitte has developed an innovation this vision. _Embrace the East End and extend framework which aligns the site’s unique connections. value proposition and the current state As part of the master plan process _Bring the parklands in and create a unified of key industries in the East End and Adelaide’s Creation and Innovation landscape. Adelaide’s CBD and builds on South Neighbourhood evolved, where for the first _Complete the Cultural Boulevard Australia’s competitive advantages. _Create a flexible plant that responds to time 70% of the site will be open for the opportunities public to enjoy and more than 5000 people _Create a centre for education and will work and stay. commerce. _Enable a network of people and spaces across the city. _Celebrate the past and the future community. _Demonstrate a sustainable place and community.

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The former Royal Adelaide Hospital site is We understand that many organisations Ensuring the former to be a bench mark and demonstrator of have done work within the precinct and Royal Adelaide Hospital the significant benefits of Adelaide. These we built on this as a spring board for fresh benefits underpin our social and economic discussion and vision. site achieves its full fabric and this is a unique opportunity to potential is crucial to the align the objectives of South Australia’s Our team has explored beyond the Strategic Plan, the State’s Economic boundaries of the site by tapping into fabric of our city. It has priorities, the Riverbank Authority, Carbon the broader aspirations of the city and its the potential to be one Neutral Adelaide, the 30 Year Plan for willingness to compete to be Australia’s Greater Adelaide, Gig City and our broader most liveable city. of Australia’s premier community objectives. The former Royal creation and innovation Adelaide Hospital site has the potential to The various stakeholders and the broader totally redefine the East End and have a community will see benefit from the precincts. state wide impact. improvements and become the project’s strongest advocates. The former Royal Adelaide Hospital site Master Plan provides the opportunity to Our team - Woods Bagot, Oculus, Right evolve as an integrated design outcome Angle Studio, and Macro Plan Dimasi, that exemplifies the cultural, environmental are humbled to have been involved in this The former and economic strengths of our city. significant site. We recognise achieving a vision that meets Creating a vision for former Royal Adelaide the expectations of all South Australians Hospital site means being inspired by requires design leadership and ability to the characteristics of our city that South work with and extend current thinking. Australians love. The former Royal Royal Adelaide The building blocks are in place – our Adelaide Hospital site provides a major challenge is to drive value for the Adelaide opportunity to contribute to our city and and South Australian economies and at the build on our most liveable city tag. Nestled same time realising a place of extraordinary between the Adelaide Botanic Gardens, vibrancy and appeal. the Education precinct, the East End and Hospital site is the North Terrace Cultural Boulevard, our Renewal SA’s desire for the former Royal approach to this site has been varied and Adelaide Hospital site is focused on a far reaching. ‘Whole of Precinct’ approach. In order to achieve this, the plan required an approach the most exciting that breaks away from established paradigms of precinct planning. It required a multi-disciplinary team with in-depth knowledge of the site, the complex social requirements, the commercial industries, opportunity in government institutions and educational institutions involved. our city.

FORMER ROYAL ADELAIDE HOSPITAL SITE MASTER PLAN Page 7 WOODSBAGOT.COM Page 8 Context.

FORMER ROYAL ADELAIDE HOSPITAL SITE MASTER PLAN Page 9 Context

THE RIVERBANK CONTEXT

Riverbank Entertainment + Event

to City. Creation + Innovation Neighbourhood Culture + Education There are two main patterns of development currently in Adelaide. There is the grand, large scale ‘centres of excellence’ that are predominately located within the Riverbank Precinct. The other is the fine grain Health + Bio Med development that occurs in the streets and lanes of the city. Between the two locations are links that provide an organising structure for development that is often informed and connected to the uses on the Riverbank. Adelaide as a city is evolving into a distinct set of precincts, each playing a different role in the city’s development, character and culture.

North Adelaide

Riverbank 1. Health and Medical 2. Core Entertainment Precinct 3. Educational and Cultural Precinct

East End West End

City East City West City CBD

South West South East

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CONTEXT Site & Setting. Frome Road

The former Royal Adelaide Hospital site has an area of approximately Adelaide Zoo 70,000m2 on the north-eastern edge of the Adelaide CBD. The site has its primary frontage to North Terrace with further street frontage to Frome Road. The site forms part of the Riverbank Precinct, one of South Australia’s most important and recognisable public places Botanic Park in terms of social, economic and cultural value to the State. The Riverbank Precinct contains three distinct but overlapping precincts along the Riverbank –the Health and Biomedical Precinct in the west, the Core Entertainment Precinct and the Education and Cultural Precinct in the east. The precinct is surrounded by major tourist attractions and community facilities including the Adelaide Botanic Gardens, Adelaide Zoo, Ayers House, the Adelaide Botanic High School (scheduled to open in 2019) and the cosmopolitan East End. Adelaide Botanic The site is a place that many South Australians have a strong Gardens emotional connection with, including the Kaurna community, medical profession, patients and visitors as well as the adjacent university communities, Park Land users and East End business community. The land falls within the as defined in the Cultural / Educational Adelaide Park Lands Act 2005. The first hospital buildings were constructed in 1841. None of those original buildings remain, however the site, through its former use as a functioning hospital, now contains a broad conglomerate of buildings of various ages and functions constructed during the North Terrace * approximate period of 1920 through to 2004. The South Australian Heritage Council Register Entry – Place No.: Events 26413 lists the following as items of State Heritage on the site: East End “Lifestyle” • Women’s Health Centre (former Outpatient’s Department, 1935) • Allied Health Services Building (former Admissions & Casualty Department, 1934) • McEwin Building (1946) • Bice Building (1929) East Terrace • Sheridan Building (former Kiosk, 1925)) • Former Margaret Graham Nurses’ Home (1911, SHP No 13093) • Brick boundary wall in front of Margaret Graham Nurses’ Home fronting Frome Road (c1911) • Remnant sections of original nineteenth century iron-railing fence fronting North Terrace (c1860s) To the east the Adelaide Botanic Gardens is a 51-hectare (130-acre) public garden at the north-east corner of the Adelaide city centre, in the Adelaide Park Lands. It encompasses a fenced garden on North Terrace (between the Royal Adelaide Hospital and the National Wine Centre) and behind it the Botanic Park (adjacent to the Adelaide Zoo). A whole of precinct approach

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People Scale Urban Trends At the time of the commencement of the Much has been reported on South Demographic changes are leading to master plan, Deloitte had released ‘Make it Australia’s liveability and the unique set the creation of more mixed-use and Big Adelaide’ which was the first in a series of experiences that we offer. In 2017, mixed-income models of urban design. of reports under the ‘Make it Adelaide’ Adelaide tied with Calgary, Canada for The result of this growth, with proper initiative. The series of reports sought to fifth in the Economist Intelligence Unit’s development, includes higher density in work with industry, the community, and liveability index and was named amongst cities, more diversity among its residents, government to develop and deliver a set of the world’s top 21 ‘smart communities’ more dynamic, social, and interconnected practical solutions that help to strengthen by New York-based think-tank, the people, and more environmentally the South Australian economy. ‘Make it Big Intelligence Community Forum (ICF). South conscious architecture and urban design. Adelaide’ outlines many of the challenges Australia has also been rated in the top The technology sector is also set for Adelaide’s economy has been facing since 10 of Lonely Planet’s Best of Travel 2017. explosive growth and it is predicted that the mid- 1980s and outlines great benefit These wonderful accolades are the result globally tech-related goods and services if the number of people who choose to live of a genuine commitment to continue to are set to triple in demand over the next in South Australia increases to 2 million by innovate across multiple industries. We decade. 2027. To get there, we need to meet the wanted to capture the essence of what Our Context national growth rate of 1.4 per cent per has contributed to these recent successes An understanding of the following year. and consider how we can continue this trends will create momentum and new growth through delivering this vision. opportunities for urban development The ‘Make it big Adelaide’ initiative inspired appropriate for this master plan. our thinking on the critical role of people Our approach focuses on two patterns of Themes. in the vision and master plan. People development; The Urban Trends are; will ultimately be attracted to live in this _Centres of Excellence - Large scale _Upcycled Assets State by lifestyle, better jobs and stronger developments that attract regional and _Creative industry Hubs industries. The return of strong population global attention. _Reclaimed Landscapes growth will be the most robust indicator _Fine Grain - Small scale developments _Multi Purpose Precinct of sustainable improvement to our state’s that aggregate to provide a collective economic health. The former Royal experience that people enjoy. As developers, planners and builders Adelaide Hospital site will demonstrate create new urban climates, it is important that we are able to attract the best and In today’s global economy, the people to keep in mind demographic shifts, brightest people in the future. This site choose a place to live based on the technological advancements, and needs to be designed with the user in lifestyle qualities and not based on job sustainability initiatives in order to create mind. opportunities alone. This master plan aims an urban environment that addresses our to strike a balance of appropriate scale to needs now and well into the future. This further enhance our city’s liveability tag and assessment can be found in Appendix B. a master plan that people will enjoy.

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Landscape Economics Wellness The Kaurna are the original people of Adelaide’s economy has shifted from a Retail The Adelaide CBD currently contains In present day, the future of health care Adelaide and the Adelaide Plains. The area historical focus on the manufacturing is shifting to a wellness focus. Wellness now occupied by the city and Park Lands industry to an increasing reliance on 300,000m2 of retail floorspace and has a number of well-established higher order is a philosophy of life that views health – called by the Kaurna Tarntanya (red service industry sectors. This transition as not merely the absence of illness kangaroo place) – was the heart of Kaurna is particularly apparent in Adelaide’s locations including Rundle Mall and the Adelaide Central Market. Relative to the but the full realization of physical and country. It was important for our initial CBD through the growth of tourism and mental potential. For many years the site contextual research to centre on this by international education related services. site’s location, Rundle Street east provides access to an upmarket fashion and dining has been associated with health care way of acknowledgement but also to help Deloitte’s Make it Adelaide report identified and it’s important that the master plan us define how the master plan can create eight key sectors where South Australia precinct. Two key retail sectors have been identified as having the potential acknowledges this legacy in some way. meaningful engagement with Kaurna has a comparative advantage and the The former Royal Adelaide Hospital site culture. key drivers that could promote population to be commercially successful and complementary to potential other on site will promote a dynamic state of health in and economic growth. Deloitte identified which people will progress toward a higher This has been captured in the public eight growth sectors for Adelaide four of uses and include convenience retail and food and beverage retail. level of functioning, achieving an optimum realm design considerations and through which align with the former Royal Adelaide balance between internal and external other initiatives in delivering the vision. Hospital site based on its surroundings and environments. Adelaide is a celebrated city within a built form. Tourism / Short-stay accommodation park punctuated by formal squares The site location provides for the potential straddling the . The former These are: to develop synergies with existing tourism Royal Adelaide site is positioned within _Digital technology; locations on North Terrace. As a result, the the ‘historical’ Park Land belt and directly _Creative industries; site is well positioned to support a major adjacent the Adelaide Botanic Gardens. _International education, and; tourism destination that operates as a We have defined the different public space _Tourism. cultural and entertainment anchor for the offerings around the city to establish a 21st site and broader precinct. The inclusion century contemporary landscape that will Macroplan Dimasi has analysed existing of a state-significant tourism anchor will provide a point of difference for this master markets and potential for growth within the enhance the commercial viability of tourism plan. former hospital site – accommodation on the site which would also be expected to service visitors to Commercial/Office the broader CBD and provide additional The Adelaide CBD office/commercial capacity to university related visitation. market has not experienced growth that is comparable to other capital cities such as Melbourne and Sydney. As a result, supply and demand has more distinctly fluctuated based on the price, quality and location of new supply. From now to the end of 2019 relatively low levels of new office supply are anticipated. This notes that historic demand has also been relatively low, but that large-format and high-quality floor space is becoming increasingly competitive. Adelaide also contains a growing startup/co-working space culture suggesting that there is commercial potential for two key office typologies of conventional A-grade office floor space and co-working/innovation hub space.

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People in the city today. Residents Workers Visitors

The 23,000 people who live in the CBD There are currently 122,700 workers in Visitors are the largest group of city users The successful are greatly outnumbered by those living the CBD who work mostly in the health, by far (262,000 daily). While they generate redevelopment of the in the greener areas around it, who are finance and services sectors, making an huge economic value, their dominance in drawn to the city for its lifestyle. However, average income of $859 a week. 39% of the city contributes to a transient space former Royal Adelaide those living in the CBD are more likely people who live in the CBD walk to work. without a solid identity or community. Hospital Site relies on to be single and students – a youthful Culture and heritage play a large role in the aligning its unique place and sociable crowd who seek out new Key Statistics motivations of domestic travellers, who cite experiences and great bars. an increased interest in visiting indigenous characteristics with local • Only 8% of workers live in the CBD. art and craft, the Botanic Gardens and policy objectives and the • The CBD contains a workforce of museums. Key Statistics 122,700 people. anticipated needs of its future audiences. • The population of the CBD is 23,169. • 5,600 students live locally. Key Statistics • Median age is 29. • The majority of visitors from outside of • 57% of the CBD population are born South Australia are 55 years and older overseas. and are on holiday. • 8,900,000 visitor nights spend in Adelaide LGA.

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Shared Environments / Cycling

Wayfinding he City T BROADER CONTEXT Walking / Accessibility Selective Retail

Day/Night Activation

Designing Permeability Culture/Events Social Activities e Gra Fin in Mixed Uses and Scales Bus / Tram for people in Selective Food and Beverage Connectivity Diversity the city.

There’s a paradox at the heart of cities that they are often poorly designed for people. By 2030, two-thirds of the world’s population will be living in cities and in high-income societies and a quarter of them will be over the age of 60. This change will bring about bold new thinking as to how to design for people who require a complex set of parameters all to work in unison.

Identity Quality

Civic Vibrancy

Sustainability

Safety and Amenity Soft/Hard Landscape Soft/Hard

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Candidate Uses

Commercial Actions Culture and Tourism Actions The Adelaide CBD office / commercial _Prioritise office activity that builds The site location provides for the potential _Create a large-scale anchor that will market has not experienced growth that is technology sector in partnership with to develop synergies and inter-relationships attract visitation and support additional comparable to other capital cities such as universities. with existing tourism locations on North retail, cultural and entertainment uses Melbourne and Sydney. As a result, supply Terrace. As a result, the site is well on site. and demand has more distinctly fluctuated _Build a hub for creative and cultural positioned to support a major tourism based on the price, quality and location of industries in collaboration with the cultural destination that operates as a cultural _ Create a ‘brand’ or ‘identity’ of the new supply. Over the next 18-24 months, investment. and entertainment anchor for the site and culture and tourism functions while relatively low levels of new office supply are broader precinct. supporting the precincts development as a anticipated. _Start with University engagement, but destination itself. intend to attract private sector entities. The inclusion of a state-significant tourism This notes that historic demand has also anchor will enhance the commercial _Support the development of on-site hotel been relatively low, but that large-format _Specifically distinguished from other tech viability of tourism accommodation on / short-stay accommodation. and high-quality floorspace is becoming hubs in uni collaboration focus. the site and provide additional capacity increasingly competitive. Adelaide also to university-related visitation. Well _ Support on-site food and beverage retail. contains a growing start-up / co-working _Provide a split in types of space (e.g. established competition amongst hotel space culture. demands very different supporting global operators, including branded international _Create a boutique design-driven hotel corporates vs creative industry business) hotel operators, suggests that a small- offering. scale but high-quality boutique offering may be most effective.

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Candidate Uses

Retail Actions Supporting Uses Actions The Adelaide CBD currently contains over _Find boutique design-driven offerings The incorporation of residential uses _Investigate ‘co-living’ and medium-term 300,000m2 of retail floorspace and has a including apartments and student accommodation offerings to complement number of well-established higher-order _Integrate retail with cultural and accommodation has the potential to cultural and commercial activity. locations including Rundle Mall and the commercial uses. increase population density within a major Adelaide Central Markets. employment and education precinct, and _Enable digital infrastructure to enhance _Focus on ‘fine grain’ experiential trade not would provide support for a night-time the attractiveness of the precinct to ‘tech’ Relative to the site’s location, Rundle global chains. economy to enable a more diverse mix of and creative industry. Street East provides access to an up- retail, entertainment and cultural uses. market fashion and dining precinct while _Curate to complement, not compete with, established retail uses on North Terrace East End offering. The site’s gateway location at the north- include a supermarket and variety of east corner of the CBD provides a unique convenience and grocery vendors. outlook over the Adelaide Park lands, which may attract a price-premium for accommodation. The site is also walk able to the majority of the Adelaide CBD and established public transport which is a strong advantage for both potential residents and university students. As a result, it is well-positioned to accommodate both residential apartments and student accommodation with high potential to attract commercial interest in either sector.

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