The state government’s land agency, Renewal SA, has released via freedom of information (FOI) three documents to former senator Rex Patrick about the future of the Women’s and Children’s Hospital site.

Renewal SA had tried to keep the documents secret, but Patrick appealed to the state Ombudsman, who ordered their release.

The nearly 25,000 square-metre land parcel looms as one of the most significant government-owned development sites on the CBD fringe when SA Health vacates it in 2030-31 for the new $3.2 billion Women’s and Children’s Hospital on the current Thebarton barracks site.

An overhead shot of the two Women’s and Children’s Hospital land parcels in North Adelaide.

Renewal SA told InDaily in March 2022 that it was undertaking “preliminary investigations” into how the current hospital in lower North Adelaide could be repurposed for future development.

Selling the land to a private developer would present a lucrative opportunity for the state government, given the landholding spans two site areas overlooking the park lands and is close to key landmarks including Adelaide Oval and St Peter’s Cathedral.

An excerpt of a Renewal SA site options document showing the location of the Women’s and Children’s Hospital in North Adelaide. Image: Renewal SA

Renewal SA has tried to keep planning documents about the site under wraps, arguing releasing them would affect the government’s financial interests.

But the state Ombudsman ordered the agency to release the documents on July 5, accusing Renewal SA of offering “pithy” arguments as to why the information should be afforded exemptions under the state’s FOI laws.

Among the newly-released documents is a 2018 market valuation of the hospital land which estimated the two site areas have a combined value of $66.5m.

The valuation, which is likely much higher now, estimated the main hospital site at 1-72 King William Road to be worth $48m after subtracting $13.5m in demolition costs.

It estimated the adjacent hospital car park and office building at 27-37 Kermode Street to be worth $18.5m.

The Women’s and Children’s Hospital in North Adelaide. Photo: Tony Lewis/InDaily

Renewal SA has also been forced to release an “early insights and research” presentation prepared for the government by property marketing firm Metric.

Four development options for the hospital site are outlined in the October 2022 report, which describes the site as an “extraordinary opportunity for investment”.

“At around 1.5km walking distance from Rundle Mall, the site offers unrivaled proximity to both the core CBD and other nearby popular destinations within Adelaide city,” the report states.

“Foundational research has been carried out to identify optimal development opportunities for this significant space, taking into account the fundamental necessities required to attract people who want to live and work in South Australia.”

Metric used the research, which included interviews with key stakeholders, to present Renewal SA with the following four development options for the hospital land:

• Concept 1: “Strictly residential with an emphasis on tech and wellbeing.”
• Concept 2: “Residential with a major ‘hook’.”
• Concept 3: “A mixed-use driverless approach.”
• Concept 4: “Status quo offering of a specialised Children’s Hospital.”

A Renewal SA slideshow presentation summarising Metric’s findings lists New York’s Central Park, Porto’s Casa da Música concert hall, and Shanghai’s 1000 Trees mixed-use development as “benchmark spaces” for the future North Adelaide development.

“The current Women’s and Children’s Hospital site has the opportunity to be masterplanned to create an exemplary community that supports and extends the Adelaide CBD and contributes to Adelaide’s long-term prosperity,” the Renewal SA presentation states.

Renewal SA, in its submission to the state Ombudsman, said it had not reached a final position on how to redevelop the site.

Concept 1: Strictly residential with an emphasis on tech and wellbeing

Example images provided for concept one. Image: Renewal SA

This development option, according to the Metric report, would consist of “medium level residential apartment towers” combined with cafes, community gardens and other “health and wellness amenity”.

The report describes this development as a “community focused residential oasis” with a focus on attracting young professionals and interstate talent to North Adelaide.

“This concept would provide a private ‘hub’ for its people to thrive, supported by best class health and wellness amenity, community gardens and new-age tech and innovation, such as EV charging stations and AI, complemented by dedicated cafes and lifestyle amenities,” the report states.

“This concept would attract young families, young professionals, interstate talent working in the CBD or online, international migrants and downsizers looking for low maintenance, community lifestyles within a like-minded inner-city bubble that is highly connected.”

Concept 2:  Residential with a major ‘hook’

Example images provided for concept two. Image: Renewal SA

This option outlines a development featuring five-storey apartments and townhouse blocks in a “Parisian village-style setting” accompanied by either a six-star hotel or a “creative industries dream” like a concert hall.

The aim of the development would be to combine a residential offering with a major tourism attraction to bring a “unique precinct buzz and activation”.

The nine-storey Casa da Música in Porto, Portugal, is listed as a concert hall attraction that could work within this concept.

The Casa da Música concert hall in Porto, shaped as an asymmetrical polyhedron. Photo: Wikimedia Commons

“An extended offering of food and shopping would naturally build into this precinct to support not only its local people, but also visitors and day-trippers leveraging from improved transport links and accessibility to the core CBD,” the report states.

Metric also said there was also a “clear common thread” in its research that there was a need for better transport links between Adelaide and North Adelaide, with the shelved CBD tram extension to O’Connell Street a popular option among stakeholders.

The report also earlier makes mention of the potential for “high-end, hotel-style facilities” in the area that make use of common spaces “where small business owners can work from or meet clients”.

Concept 3: A mixed-use driverless approach

Example images provided for concept three. Image: Renewal SA

This option would combine residential, commercial, hotel and childcare offerings for an “everything in one” mixed-used development without requiring “skyscraper commercial buildings”.

It would also offer community spaces and retail as well as “smaller firms looking for boutique locations with more edge, such as creative industries”, according to the report.

“This concept would include homes, enticing food, beverage and shopping experiences, as well as opportunities for corporate goers to set up office,” the report states.

“Complete with trendy bars and enticing night-life options, this will provide a destination that will attract the much needed youth and talent injection into North Adelaide.

Concept 4: Status quo offering of a specialised Children’s Hospital

Example images provided for concept three. Image: Renewal SA

This option proposes keeping the site “in line with its original purpose” by retaining it as a health facility or specialised children’s hospital.

“A ‘Centre for Excellence in Healthcare’ could leverage off the other health facilities already based in and around North Adelaide and help to position the city as a tech and health hub both nationally and globally,” the report states.

The health facility concept also mentions “reinvigorating the site’s heritage and position for its next phase”.

The Women’s and Children’s Hospital site has two state heritage-listed buildings: the Angas Building and the Allan Campbell Building fronting King William Road.

The 2018 market valuation report, compiled by M3 Property, noted that the site is subject to a 14-storey building height limit for development north of Kermode Street and a two-storey building limit for development along King William Road.

The development zone also envisages development increasing the amount of housing within the area by repurposing non-residential buildings to residential use – making the prospect of another health facility on the site unlikely.

Former senator Patrick submitted the freedom of information request for Renewal SA’s planning documents in January 2023

Renewal SA tried to keep the site options secret, arguing it contained information that “relates to opinions, advice and deliberations that have taken place, which is fundamental for commercial proposals for the site”.

It also said releasing the information would impact on Renewal SA’s ability to undertake its commercial functions and “have a detrimental effect on the financial interests of the State Government”.

But the state Ombudsman, Wayne Lines, dismissed these arguments and ordered the agency on July 5 to release the information.

In his judgement, Lines accused Renewal SA of offering “pithy” explanations for why the information should be kept under wraps and “[failing] to particularise… in any way” why the government’s financial interests would be affected by the information’s release.

“The agency carries the burden of demonstrating that the exemptions apply to the documents in question,” Lines wrote.

“The agency’s determination is so pithy, I am not satisfied that any of the documents are exempt by virtue of clause 9(1) (internal working documents).”

Patrick said people “should not have to go to the Ombudsman to force access to these sorts of documents”.

“People have a right to know about future plans and ideas for our city, as they are developed, so that they can further contribute to them and debate their merits,” he said.

“The Premier should issue a directive so that whenever a document like this is produced on the public coin, it is made public.”

The state government is scheduled to begin early works on the new Women’s and Children’s Hospital in early 2024.