discussion paper - city of gladstone · this discussion paper is a working document created by ......

GLADSTONE

HEALTH & AGED CARE PRECINCT

CONCEPT

DISCUSSION PAPER

(Version-1.0)

SHANE FRACCHIA | STRATEGIC ADVISOR

MERCY HEALTH CENTRAL QUEENSLAND

16 OCTOBER 2016

I N C O N F I D E N C E

D I S C U S S I O N P A P E R – ‘S O G L A D ’ H E A L T H & A G E D C A R E P R E C I N C T P a g e | 2 of 11

DISCUSSION PAPER [DRAFT]

CONTENTS

Preface: Design Intent for Facilities, Services and Activities .................................................................. 3

*Important* ........................................................................................................................................ 3

Site Zoning............................................................................................................................................... 3

Site Zoning Plan ................................................................................................................................... 4

Central Community & Site Entry (Zone A) .............................................................................................. 5

Main Entrance ..................................................................................................................................... 5

Reception Foyer and Community (Shared but Mercy Controlled) ..................................................... 5

Shared Spaces ..................................................................................................................................... 5

Retirement Living (Zone R) ..................................................................................................................... 6

Retirement Living Apartments (R1) .................................................................................................... 6

Seniors Lifestyle Villas (R2) ................................................................................................................. 6

Mercy Retirement Living Community Centre (R3) .............................................................................. 6

CQU Learning Centre (Zone E) ................................................................................................................ 6

Upper Floor ......................................................................................................................................... 6

Lower Floor ......................................................................................................................................... 6

Site Main Street (Zone M) ....................................................................................................................... 7

Allied Health, Aged Care & Seniors Precinct (Zone H) ............................................................................ 7

Aged Care Facility (Mercy Health) ...................................................................................................... 7

Allied Health & Community ................................................................................................................ 7

Child Care (Zone B) .................................................................................................................................. 7

Commercial, Retail, Local Services (Zone C) ........................................................................................... 7

Multi-Purpose Facility (Zone P) ............................................................................................................... 8

Sporting & Community Precinct (Zone S) ............................................................................................... 8

Commercial, Light industry, Social Enterprise (Zone D).......................................................................... 8

Community Event Space (Zone L) ........................................................................................................... 9

Affordable and Short-term Accommodation (Zone T) ............................................................................ 9

Intergenerational Affordable Housing ................................................................................................ 9

Short-term Student Accommodation ................................................................................................. 9

Supported Accommodation (for people with a disability) ............................................................... 10

Residential Apartments (Zone S) .......................................................................................................... 10

Site Support Facilities (Zone F) .............................................................................................................. 10

Onsite Maintenance Support Team .................................................................................................. 10

Common Features (located throughout the site) ................................................................................. 10

Appendices ............................................................................................................................................ 10

Appendix 1 - General References for Further Reading ..................................................................... 11




PREFACE: DESIGN INTENT FOR FACILITIES, SERVICES AND ACTIVITIES

This Discussion Paper is a working document created by Mercy Health & Aged Care CQ (‘MercyCQ’)

specifically for the Gladstone Health & Aged Care Precinct Project – ‘So Glad’. It attempts to collect

ideas, share information and stimulate creative thinking for the Project Steering Group & related

parties around the possibilities for prospective facilities, services and activities for the Site.

*IMPORTANT*

This Document is in Draft format and a work in progress, continually changing. This version (Ver-1.0)

contains only those ideas put forward and gathered by MercyCQ at this stage. It is envisaged that

subsequent versions will incorporate ideas received more widely.

The information in this document builds upon that set out in the original Design Intent Statement.

The active foundation partners of this project are:

1. CQ University Australia (CQU)

2. Mercy Health & Aged Care CQ (MercyCQ)

3. Gladstone Regional Council (GRC)

The role each party will play and be responsible for is yet to be articulated but will be incorporated

into subsequent versions.

SITE ZONING

The following Plan shows the Gladstone TAFE College site (‘the Site’) located at Derby St, Gladstone;

which is the subject of the planned Health and Aged Care Precinct.

The Site and adjacent parcels of land have been zoned for discussion by MercCQ for the purposes of

creating an Intergenerational Allied Health, Aged Care and Community Precinct to address a range of

health, aged care social needs within the Gladstone community.

The zones have been located to maximise interaction and efficiencies between activities (such as

child care and aged care), maximise the commercial potential of existing land/facilities, maximise the

economic and social use of the land to be budget neutral and foster serendipitous community

interactions between people of all backgrounds, age, social/economic status, health status,

dependence, and lifestyle preference.

Following the Zoning Plan, a detailed commentary on the nature of each particular zone is provided.




S ITE ZONING PLAN




CENTRAL COMMUNITY & SITE ENTRY (ZONE A)

MAIN ENTRANCE

The Main Entrance to the Site needs to be innovative, attractive and inviting including:

1. Innovative entrance to the Site with easy traffic flow, parking and covered set down area

(communicating this is a special space),

2. Use of special social and community cues, foliage and features (including lighting) to

demonstrate the history and heritage of the region (these may be sponsored spaces),

3. Features need to be quality (not expensive) but communicate the innovative theme of the

Precinct.

4. Main entrance should be located in such a way that pedestrian traffic to and from other

zones travels through this space (no short-cuts)

5. All areas to be designed for equitable access for the aged, disabled and infirmed.

RECEPTION FOYER AND COMMUNITY (SHARED BUT MERCY CONTROLLED)

1. Shared Central Community Space and Feature Entrance:

Honeypot and central community space for meeting, sitting, watching and congregating.

Spaces

a. Open air courtyard with total weather exposure

b. Semi enclosed shaded with Children’s play with general weather insulation

c. Enclosed and secured with total weather protection and air-conditioned

2. Mercy Health Reception & Admin

3. Shared meeting rooms

4. After hours’ facilities and details

5. Line of site and Access to integrated retail spaces;

a. Toward front Entrance

i. Newsagent

ii. Medical Centre

b. Toward Rear of Entrance

i. Cafe

ii. Physiotherapy

iii. Hairdresser

iv. Pharmacy Dispensary

6. Linkage to Mercy Retirement Village Community Centre

7. Mercy Wellness Centre (incorporating education on health, exercise, nutrition etc.)

SHARED SPACES

1. CQU Resource Room (for visiting staff)

2. Site Management Offices

3. GRC Information Centre

4. Other TBA?




RETIREMENT LIVING (ZONE R)

RETIREMENT L IVING APARTMENTS (R1)

1. Independent Retirement Living Apartments (with Supported Care)

2. (DMF Structure)

3. Combination 2, 3 and 4 bedroom

4. Elevated with Views

SENIORS L IFESTYLE V ILLAS (R2)

5. Lifestyle Retirement Villas

6. (Possible mixtures of financial models – rental, lease, own)

7. Combination 2, 3 bed

8. Serviced and Supported Apartments/Studio (Rental)

MERCY RETIREMENT L IVING COMMUNITY CENTRE (R3)

1. Community Centre for Seniors incorporating

a. Gathering spaces

b. Library, quiet reading and resource room

c. Functions & Activity room

d. Outside

i. BBQ and entertaining

ii. Undercover Indoor Bowls/Botchy/Shuffle Board

iii. Indoor Hydrotherapy Pool

CQU LEARNING CENTRE (ZONE E)

UPPER FLOOR

1. Hospitality Training Centre incorporating Central Dining Room (for functions, public

restaurant and retirement village and staff/student meals)

2. Other (TBA)

LOWER FLOOR

1. Mercy/CQU Day Therapy and Rehabilitation

2. Beauty Therapy and Hairdressing Training Centre (with specialties catering to the ageing

population)

3. Possible University for the Third Age Campus - http://www.u3abroadbeach.com

4. Others TBA

http://www.u3abroadbeach.com/




SITE MAIN STREET (ZONE M)

The Site Main Street provides a transport and pedestrian spine through the site linking all facilities

and services.

ALLIED HEALTH, AGED CARE & SENIORS PRECINCT (ZONE H)

AGED CARE FACILITY (MERCY HEALTH)

1. Nurse station

2. 60 place residential aged care facility and training centre

3. Potential X restorative care places

ALLIED HEALTH & COMMUNITY

1. Community Care & Outreach Office

2. Primary Care treatment facilities and Medical Visiting Rooms (TBA)

3. Specialist Allied Health Suites (dependent on demand)

4. Chapel

CHILD CARE (ZONE B)

1. Early Learning Centre

2. Child drop-off and set down

3. With preference for services for the allied health and other site staff

COMMERCIAL, RETAIL, LOCAL SERVICES (ZONE C)

Would envisage that organisations operating out of this zone would pay a commercial rent or

discounted rent (dependent on the activity) in return for social and community initiatives. The

commercial rent would go into a fund to be used only for the Precinct.

1. Retail Strip Shopping (Frontage)

a. Convenience Store

b. Café/Coffee

c. Café/Bistro/Deli

d. Bakery

e. Bank teller Machines

2. Retail Shopping (Integrated)

a. Café/Coffee

b. Hairdresser

c. Pharmacy

d. Newsagent

e. Physiotherapy

3. NOT

a. Adult Stores

b. Liquor Stores or Tavern




c. Service Station

d. Fast Food

MULTI-PURPOSE FACILITY (ZONE P)

Would envisage that this space (both upper and lower floors) could be efficiently adapted for use as

any or more of the following and leased out at competitive rates.

1. Serviced Offices and/or medical suites relating to the provision of health, education,

community etc., and/or incorporating professional training and workplace facilities,

2. Community Group and Start-up Hub with single locked cabinets/offices for small community

groups with shared business facilities such as meeting rooms, presentation space,

photocopiers, video conference, wireless internet, library etc.

3. Serviced Units for the Aged configured for Convalescence and/or Low Care,

4. Other

SPORTING & COMMUNITY PRECINCT (ZONE S)

Would envisage that organisations operating out of this zone and utilising facilities receive a start-up

grant from GRC for relocation and setup, pay a commercial rent or discounted rent (dependent on

the activity) in return for social and community initiatives. The commercial rent would go into a fund

to be used only for the Precinct.

1. Sports Training Facilities, incorporating

a. Possible Sports Science Training Centre

b. Gymnasium (shared with the retirement community and others living on site)

2. Club house for one or two or three Gladstone sporting clubs

a. Rugby, Fishing, Little Athletics

b. Sports Physio and other related services

3. Canteen (open at designated times and sporting functions)

COMMERCIAL, LIGHT INDUSTRY, SOCIAL ENTERPRISE (ZONE D)

Would envisage that organisations operating out of this zone and utilising facilities receive a start-up

grant from GRC for relocation and setup, pay a commercial rent or discounted rent (dependent on

the activity) in return for social and community initiatives. The commercial rent would go into a fund

to be used only for the Precinct.

1. Commercial Laundry or Dry Cleaning

a. Possible social venture as well with disabled workers

b. Possible use by university as a business and management training case study

2. Light Food manufacturing & technology

a. Possible tie in with University Hospitality, Technology and Food Sciences training

b. Possible use of the food by facilities on site such as aged care

References: http://texturedconceptfoods.com.au/our-team/

http://texturedconceptfoods.com.au/our-team




COMMUNITY EVENT SPACE (ZONE L)

Would envisage that this space would be used for public events and managed by the Site

Management Team with special traffic control and facilities provided for events (such as those as

follows)

1. Gladstone Farmers Markets (where stalls are provided and regional farmers are prioritised

to sell fresh fruit and vegetables at designated times throughout the week on a regular

basis),

2. Athletic Carnivals and weekly sporting matches,

3. Community events such as the Vintage Car Show, Brick and Brac, Family Picnics, Christmas

Concerts etc.

References:

http://www.miltonmarkets.com.au/,

http://toowoombafarmersmarket.com.au/,

http://www.gladstonelife.com/city-farmers-market/

http://littleathletics.com.au/

AFFORDABLE AND SHORT-TERM ACCOMMODATION (ZONE T)

Would envisage that this would be developed and managed by a specialist housing management

company with expertise and demonstrated experience in creating and maintaining vibrant and

liveable intergenerational communities. Professional organisations such as Brisbane Housing

Company and other with National Rental Affordability Scheme (NRAS) experience would be

approached. Would envisage the proceeds reinvested back into the site for the upgrade or adaptive

reuse of existing facilities.

INTERGENERATIONAL AFFORDABLE HOUSING

Affordable Housing presents a long-term, secure housing alternative for low to moderate income

households who have been priced out of inflated private markets. This may be (but not limited to):

1. Supported Accommodation for People with Disabilities

2. Affordable Housing for Families

3. Student Accommodation

References: http://bhcl.com.au/

SHORT-TERM STUDENT ACCOMMODATION

Managed under the same agreement above a certain proportion of accommodation would be set

aside for students. This may be an arrangement whereby rent is discounted if students are employed

on the site either helping out in the aged care facility, volunteering assigned tasks or working at the

other facilities.

http://www.miltonmarkets.com.au/

http://toowoombafarmersmarket.com.au/

http://www.gladstonelife.com/city-farmers-market/

http://littleathletics.com.au/

http://bhcl.com.au/




SUPPORTED ACCOMMODATION (FOR PEOPLE WITH A DISABILITY)

Managed under the same agreement above a certain proportion of accommodation would be set

aside for people with a disability assisted by the NDIS. This may be an arrangement whereby persons

working on the Site or close by are given preference.

RESIDENTIAL APARTMENTS (ZONE S)

Would envisage that this area would be sold off to a developer for medium density medium rise

residential apartments with the proceeds reinvested back into the site for the upgrade or adaptive

reuse of existing facilities.

SITE SUPPORT FACILITIES (ZONE F)

ONSITE MAINTENANCE SUPPORT TEAM

1. GRC Nursery Team and Facilities

a. Offices and Storage

b. Site Nursery and propagation facility

c. May include some facilities for vocational training such as horticultural and/or

forestry training centre

2. CQU Maintenance Team and Facilities

a. Offices and Store

b. May include some facilities for vocational training such as small engine repair, basic

car maintenance, etc.

3. Central Site Storage

4. Deliveries (Rear Entrance), Procurement and Suppliers

COMMON FEATURES (LOCATED THROUGHOUT THE SITE)

The following common features would be assigned to various areas around the Site after detailed

schematics and sizing of primary facilities has been completed.

1. Sensory Garden (in conjunction with GRC Parks Dept.) – Tony Kline

a. http://permaculturetownsville.org/gardens/townsville-hospital-and-health-service-sub-

acute-care-unit/

2. Community Garden;

a. Where Gladstone residents can lease a patch to grow their own vegetables and

herbs and get advice from GRC staff,

b. Collocated GRC Nursery, can also utilise volunteers from the retirement village.

c. Nursery can run community courses for the public

APPENDICES

1. General References for Further Reading

http://permaculturetownsville.org/gardens/townsville-hospital-and-health-service-sub-acute-care-unit

http://permaculturetownsville.org/gardens/townsville-hospital-and-health-service-sub-acute-care-unit




APPENDIX 1 - GENERAL REFERENCES FOR FURTHER READING

http://www.pps.org/blog/urban-health-centers-tear-down-this-wall/

http://www.theatlantic.com/education/archive/2016/01/the-preschool-inside-a-nursing-home/424827/

https://consultations.health.gov.au/ageing-and-aged-care/90be0c29/consultation

http://www.dementiavillage.com

Liberty, Missouri Intergenerational Community, https://vimeo.com/166867158.

Five Rules for Designing Great Cities, http://www.fastcodesign.com/3061586/slicker-city/5-rules-for-

designing-great-cities-from-denmarks-star-

urbanist?utm_source=Blue+Zones+Master+List&utm_campaign=1552490acd-

DanPower9&utm_medium=email&utm_term=0_9642311849-1552490acd-198346893

Increasing Demand for Palliative Care Services, http://www.smh.com.au/nsw/silver-tsunami-incoming-

australians-facing-death-with-little-support-says-palliative-doctor-20161007-

grx9k9.html?&utm_source=facebook&utm_medium=cpc&utm_campaign=social&eid=socialn%3Afac-

14omn0012-optim-nnn%3Apaid-25%2F06%2F2014-social_traffic-all-postprom-nnn-smh-

o&campaign_code=nocode&promote_channel=social_facebook

http://www.pps.org/blog/urban-health-centers-tear-down-this-wall/

http://www.theatlantic.com/education/archive/2016/01/the-preschool-inside-a-nursing-home/424827/

https://consultations.health.gov.au/ageing-and-aged-care/90be0c29/consultation

http://www.dementiavillage.com/

https://vimeo.com/166867158

http://www.fastcodesign.com/3061586/slicker-city/5-rules-for-designing-great-cities-from-denmarks-star-urbanist?utm_source=Blue+Zones+Master+List&utm_campaign=1552490acd-DanPower9&utm_medium=email&utm_term=0_9642311849-1552490acd-198346893




http://www.smh.com.au/nsw/silver-tsunami-incoming-australians-facing-death-with-little-support-says-palliative-doctor-20161007-grx9k9.html?&utm_source=facebook&utm_medium=cpc&utm_campaign=social&eid=socialn%3Afac-14omn0012-optim-nnn%3Apaid-25%2F06%2F2014-social_traffic-all-postprom-nnn-smh-o&campaign_code=nocode&promote_channel=social_facebook





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