Preliminary lnfrastru Planning Stud Maryborough H...architecture I urban design I interiors Preliminary lnfrastru Planning Stud Maryborough H Volume 1 of 2 August 2010 ... example

~ Queensland ~ Government

l.AJD UPON THE TABLE OF THE liOUSE

No.: 5lln.!Qg 2 3 AUG 2012

MP: t-lovt. sarik'J@b0'~

Clerk's Signature: _

Thomson

architecture I urban design I interiors

Preliminary lnfrastru Planning Stud

Maryborough H Volume 1 of 2 August 2010

Please note:

This report contains confidential information intended for the exclusive use of Queensland Health. No confidentiality is waived or lost by mistaken transmission. Information contained within this report is valid as at the date of issue only.

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time

About this study The Preliminary Infrastructure Planning Study for Maryborough Hospital was commissioned by Queensland Health through Project Services Department of Public Works in April 2010. This study investigates future infrastructure for Maryborough Hospital based on the service options endorsed by Queensland Health's Integrated Policy and Planning Executive Committee.

This Preliminary Infrastructure Planning Study was undertaken from April 2010 to August 201 0 and was prepared by ThomsonAdsett with assistance of Opus International, Cushway Blackford and Associates, TTM Consulting, Neil Richardson Quantity Surveyor, Building Approvals & Consultancy Pty Ltd, under the direction of Queensland Health's Planning and Coordination Branch. Every effort has been made by ThomsonAdsett and subconsultants to investigate and document in sufficient detail-and within the timeframe-the infrastructure issues, gaps and requirements for Queensland Health in relation to Maryborough Hospital's future service provision.

Assumptions The options for future expansion/redevelopment of the Maryborough Hospital have been generated in response to service needs projected through to the year 2026. This service needs have been identified in the Queensland Health Service Activity Data Report prepared by Queensland Health.

Redevelopment options have been developed to meet 2026/27 projections from Queensland Health Service Activity Data. Options have not been developed for intermediate (for example 2016) service demands.

From the data in this report, indicative Schedules of Accommodation have been prepared to determine approximate functional area requirements through to 2026. These indicative Schedules of Accommodation have been generated using the Health Facility Briefing System based on the Australasian Health Facility Guidelines and have been reviewed by Queensland Health staff.

Other key assumptions made during completion of this study include:

• the ability to obtain approval through the Environmental Protection Agency, Department of Environment for the demolition of some heritage buildings

• kitchen facilities for Maryborough Hospital and the adjoining aged care facility can be provided from Hervey Bay Hospital with a reheat kitchen only provided at Maryborough

• pathology requirements at Maryborough Hospital moving towards a pathology collection and processing centre

• the exclusion of refurbishments of Mental Health to provide 17 Older Person's Extended Treatment unit as Queensland Health advises that this will be included within a separate Preliminary Infrastructure Planning Study for Mental Health across the State.

Planning for Maryborough Hospital is intrinsically linked to future planning and infrastructure requirements for Hervey Bay Hospital. Whilst infrastructure planning is provided in separate reports at a hospital level the proposals for the two sites are co-dependant.

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Contents 1 Executive summary ............................................................................................ S

2 Introduction .............................. ; .......................................................... .;· ........... 1 0

2.1 Objective .......................................................................................... ;.; .. 1 0

3 Study context ................................................................................................... 11

3.1 Locality .............................................. : .................................................. 11

3.2 Maryborough Hospital site .................................................................... 12

3.3 Maryborough Hospital building history .................................................. 12

3.4 Existing built environment ..................................................................... 12

3.5 Maryborough Hospital maintenance issues .......................................... 16

3.6 Maryborough Hospital development proposals ..................................... 16

3. 7 Site constraints ..................................................................................... 16

3.7.1 Heritage issues ....................................................................... 16 3.7.2 Town planning/designation issues .......................................... 16

3.8 Consultation ......................................................................................... 17

4 Health services ................................................................................................. 18

4.1 Design and functionality of facility ......................................................... 18

4.2 Future health services .......................................................................... 18

4.3 Infrastructure gaps ................................................................................ 21

5 Inspection reports ................................................................................. .;.;,,.;.;.22

5.1 Method ................................................................................................. 22

5.2 Exclusions ............................................................................................ 22

5.3 Overlap ................................................................................................. 22

5.4 Current site and infrastructure condition ............................................... 22

5.5 Building viability .................................................................................... 23

6 Current risks.; . .;.;.;.;.;.;.;.;.;.;.;,.;.;.;,.;,.;,.;.; . .; . .;.;.;, . .;.;.; .. .;, ..... n•.; .;, .; • .;, .;.; .;, .... .;.; • 25

6.1 Building life ........................................................................................... 25

6.2 Compromised patient care .................................................................... 25

6.3 Fire ....................................................................................................... 25

6.4 Accident ............................................................................................... 25

6.5 Infection control .................................................................................... 25

6.6 Security ................................................................................................ 25

6.7 Health and safety .................................................................................. 25

6.8 Disadvantage to persons with a disability ............................................. 26

6.9 Staff, patient and visitor dissatisfaction ................................................. 26

6.10 Excessive running costs ....................................................................... 26

6.11 Failure of building services systems ..................................................... 26

6.12 Legal action .......................................................................................... 26 Page 3 of47

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--<loes not represent Queensland Health policy at this time

7 Options ............................................................................................................. 27

7.1 Option 1 -Status Quo (minimum requirements) ................................... 27

7.1.1 Scope of this option ................................................................ 27 7.1 .2 Capital cost ............................................................................. 27

7.1.3 Whole-of-life costs .................................................................. 27

7.1.4 Advantages ............................................................................. 27

7.1.5 Disadvantages ··················································'·····················27

7.2 Option 2 ................................................................................................ 33

This option will meet the service delivery objectives of the Hospital. A primary feature of this option is the restoration and reuse of heritage buildings combined with appropriate clinical response to meet service need ....... 33

7.2.1 Scope of this option ................................................................ 33 7.2.2 Capital cost ............................................................................. 34 7.2.3 Whole-of-life costs .................................................................. 34

7.2.4 Advantages ............................................................................. 34 7.2.5 Disadvantages ........................................................................ 34

7.3 Option 3 ................................................................................................ 39

7.3.1 Scope of this option ................................................................ 39

7.3.2 Capital cost ............................................................................. 39

7.3.3 Whole-of-life costs ................................................................. .40

7.3.4 Advantages ............................................................................. 40 7.3.5 Disadvantages ........................................................................ 40

8 Options analysis .............................................................................................. 45

List of Tables Table 1: Current and future bed requirements for Maryborough Hospital (bed projections) .. 19

Table 2: Option 1 (Status Quo) ............................................................................................ .45

Table 3: Option 2 .................................................................................................................. 46

Table 4: Option 3 .................................................................................................................. 47

List of Diagrams Diagram 1: Map of the Hervey Bay and Maryborough catchment.. ....................................... 11

Diagram 2: Existing Site Plan, Maryborough Hospital. .......................................................... 15

Diagram 3: Existing Site Building Condition Assessment Plan .............................................. 24

Diagram 4: Option 1 Ground Level Site Plan ........................................................................ 29

Diagram 5: Option 1 Level 1 Site Plan .................................................................................. 30

Diagram 6: Option 1 Level2 Site Plan .................................................................................. 31

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Diagram 7: Option 1 Level 3 Site Plan .................................................................................. 32

Diagram 8: Option 2 Ground Level Site Plan ........................................................................ 35

Diagram 9: Option 2 Level1 Site Plan .................................................................................. 36

Diagram 10: Option 2 Level 2 Site Plan ................................................................................ 37

Diagram 11: Option 2 Level 3 Site Plan ................................................................................ 38

Diagram 12: Option 3 Ground Level Site Plan ..................................................................... .41

Diagram 13: Option 3 Level 1 Site Plan ............................................................................... .42




Note: Volume 2 provides detailed support information covering engineering and building condition assessment and comparison of areas to the Australasian Health Facility Guidelines.

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Acknowledgements The study has been prepared by ThomsonAdsett with input from the following sub-consultants:

• Opus International

• Cushway Blackford and Associates

• TTM Consulting

• Neil Richardson Quantity Surveyor

• Building Approvals & Consultancy Pty Ltd.

The study has been prepared under the direction of:

• Jodi Hallas, Acting Director, Planning and Coordination Branch, Policy Planning and Asset Services, Queensland Health

• Marguerite Mobbs, Assistant Director Planning and Coordination Branch, Policy Planning and Asset Services, Queensland Health

• Jennie Love, Manager, Planning and Coordination Branch, Policy Planning and Asset Services, Queensland Health

• Megan Dickie, Project Manager, Project Services, Department of Public Works

with the assistance of:

• Raelea Stewart, Manager, Planning and Coordination Branch, Policy Planning and Asset Services, Queensland Health

• Beth Norton, Manager Northern Cluster, Sunshine Coast- Wide Bay Health Service District, Queensland Health

• Jennifer Goodwin, Director Service Planning, Sunshine Coast- Wide Bay Health Service District, Queensland Health

• Kerry Cunneen, Manager Building Engineering Services, Sunshine Coast- Wide Bay Health Service District, Queensland Health

• Cindy Woodward, Principal Coordinator Capital Delivery Program, Health Planning and Infrastructure Division, Queensland Health

• Bill Zagami, Director Capital Delivery Program, Health Planning and Infrastructure Division, Queensland Health

• Jinx Miles, Senior Architect (Heritage), Project Services

Key project team members who have worked on this study are recorded in Volume 2, Section 1.

The time, interest, care and comment of those involved in this study is greatly appreciated.

Commercial-in-confidence This document may contain commercial-in-confidence information. The document has been produced for the sole use of Queensland Health, and should not be provided to external organisations without the written approval of the Deputy Director-General, Health Planning and Infrastructure Division, Queensland Health.

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Document control First draft Volumes 1 and 2 inclusive - hardcopy issued to Queensland Health 9 July 201 0

Second draft Volume 1 - emailed to Queensland 14 July 2010

Second draft Volume 2- hardcopy issued to Queensland Health 22 July 2010

Second draft Volume 2- soft copy issued to Queensland Health 23 July 2010

Final draft Volume 1 - emailed to Queensland Health 28 July 201 0


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1 Executive summary This study has been prepared in order to provide Queensland Health a summary of the quality and condition of existing infrastructure on the Maryborough Hospital site and the suitability of this infrastructure for growth into the future to meet increasing and changing health service demands through to 2026/27.

The study firstly identifies the condition of existing infrastructure on site followed by development of options for future redevelopment and expansion, based on projected service demand, as provided by Queensland Health. Finally, options are analysed from the perspective of cost effectiveness and functionality.

In preparing this study inspections were carried out by architects, civil engineer, structural engineer, seNices engineers, quantity surveyor and building surveyor. The assessments provided by the nominated professionals were used to assess the condition of the current facilities and develop the options for redevelopment.

In addition, a Traffic Engineer undertook a desktop audit of existing car parking facilities on site and has prepared a report for the projected car parking requirements up to 2026, based on the service demand identified by Queensland Health.

The consultant team visited the Maryborough Hospital site in April 2010 to inspect the existing infrastructure. Subsequent to this inspection the consultants prepared an assessment of the condition of the existing infrastructure which is contained in this study. ThomsonAdsett then investigated a number of development options to accommodate projected growth in service demand into the future. The options investigation included consideration of staging at a masterplanning level. Detailed departmental design has not been undertaken as part of this study.

With regard to the assessment of the condition of the existing infrastructure, visual inspections and photographic records were supplemented by provision of drawings of existing buildings by Queensland Health and Project SeNices. Project Services also provided the Heritage Register listing for the Maryborough Hospital site and the Asbestos Register for the site has been provided by Queensland Health.

Maryborough Hospital is one of three hospitals from the nineteenth century in the ownership of Queensland Health. The scale and detail of the buildings reflect the importance of the city of Maryborough at that time. The entire Maryborough Hospital site was listed on the Queensland Heritage Register on 2 February 1998.

Maryborough Hospital has a broad range of buildings across the site varying in age from five years to 120 years. There are now a number of buildings on the site which are underutilised or vacant due to their relatively poor condition and lack of adaptability. Site infrastructure, particularly in regard to car parking is somewhat disjointed and there is not a clear legibility within the site for visitors and staff arriving by car.

Any proposed redevelopment to meet a change of service will also require a number of key priorities to be considered including:

• improvement to legibility of the site and on-site car parking facilities

• proximity and connectivity between a number of main blocks which create non compliances with regard to fire separation

• addressing non compliances with the Australasian Health Facility Guidelines

• consideration of heritage issues which relates to the site in its entirety but in particular Block C, Block D and Block E.

Option 1, the Status Quo option assumes minimal construction work is undertaken on the existing buildings. The current facilities do not generally comply with the Australasian Health Facility Guidelines and in some instances do not comply with the Building Code of Australia.

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Provision of compliant contemporary health care services at the Maryborough Hospital will necessitate considerable refurbishment. As a minimum, it is suggested that some upgrading of fire safety within key buildings be undertaken. The cost estimate prepared for Option 1 totals $13.959 million (Category 2 cost estimate at August 201 0). This includes the cost of some building services replacement to key buildings including fire protection systems and generator upgrades.

Option 2 minimises demolition of highly sensitive heritage buildings whilst seeking to provide a desirable clinical solution. This option does necessitate the demolition of the Pathology Building and Block D, however from a heritage perspective this Option restores and utilises what is understood to be the heritage buildings of most significance (Block C and Block E). This Option involves construction of a new building adjoining Block H and provides a larger footprint over two levels to accommodate facilities for rehabilitation and administration and meeting rooms. A new pathology collection facility will be fitted out within the existing imaging department. Other projected clinical requirements are achieved by medium to major level of refurbishment of Blocks A and B

Option 2 is considered to be highly responsive to the issue of heritage across the site whilst achieving an acceptable clinical solution to the future service needs. Cost estimates prepared for Option 2 total $75.911 million (Category 2 cost estimate at August 201 0).

Option 3 focuses on the demolition of Block C and partial demolition of Block D to facilitate construction of a new multi-level building at the south western corner of the site adjacent to Block B. It accommodates new facilities for rehabilitation and administration and provides improved alignment to clinical activity as compared with Option 2. The existing Pathology Building is proposed for demolition to facilitate better vehicular circulation through the site and to provide additional car parking. As with Option 2, other projected clinical requirements are achieved by medium to major level of refurbishment of Blocks A and B. Cost estimates prepared for Option 3 total $78.117 million (Category 2 cost estimate at August 201 0).

An options analysis is provided within the study which identifies the varying degrees of advantages and disadvantages across all option strategies, however, only Option 2 and 3 address the expansion requirements to meet projected demand at Maryborough Hospital to 2026.

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2 Introduction Maryborough Hospital is located within the northern cluster of the Sunshine Coast-Wide Bay Health Service District. The catchment includes the regional coastal centre of Hervey Bay and the regional town of Maryborough.

In 2008, the total estimated resident population of the catchment was 95,689. The population is expected to grow to 139,957 persons by 2026/27, an increase of 46.3 per cent. The highest percentage growth will occur in the 65+ age group-expected to grow by 82.2 per cent from 18,107 persons in 2008 to 32,996 persons in 2026/27. This projected population growth will require an increase in the following health services across the total catchment including both Hervey Bay and Maryborough Hospitals:

• Overnight bed numbers will need to grow from 198 beds in 2010 to 335 beds by 2026/27 (an increase of 69%). The main increases in overnight bed activity will be for sub-acute care, orthopaedics, respiratory medicine, acute psychiatry, immunology/infections and cardiology services.

• Same day bed numbers will need to grow from 34 beds in 2010 to 68 beds by 2026/27 (an increase of 1 00%). The main increases in same day activity will be for renal dialysis, chemotherapy, general medicine, cardiology, endoscopy, gynaecology and other day surgery services.

• Emergency Department treatment space numbers will need to grow from 25 spaces in 2010 to 58 spaces by 2026/27 (an increase of 132%).

To address this growth in demand, the Hervey Bay and Maryborough Hospital Health Service Plan, June 2010, focuses on Queensland Health's preferred service option supporting both Hervey Bay and Maryborough Hospitals to provide coordinated services across the two sites. Under this option Hervey Bay Hospital will provide the majority of acute services and Maryborough Hospital will provide the majority of elective day surgery, low acuity emergency and non-acute services.

Physical infrastructure at Maryborough Hospital will be sufficient to meet service demands to 2016/17. Post 2016/17, Maryborough Hospital will require additional infrastructure solutions to meet projected service requirements for sub-acute rehabilitation and geriatric management.

The Preliminary Infrastructure Planning Study aims to identify infrastructure options to address the identified health service requirements at Maryborough Hospital to 2026/27. The Preliminary Infrastructure Planning Study incorporates an assessment of the condition of the buildings and building services, the impacts on the delivery of health services on the existing campus and identification of options to address infrastructure gaps.

2.1 Objective The key objectives of the study are to:

• provide a brief review of the adequacy of existing infrastructure arrangements and facilities as it relates to the core service requirements

• identify options for the future development of infrastructure to meet the service requirements as identified by Queensland Health

• develop concept plans and options costing including:

provision of a cost effective and efficient concept plan

identification of the capital cost impacts of the preferred option

• undertake broad analysis across all options to assist Queensland Health determine a preferred option.

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3 Study context

3.1 Locality The Maryborough Hospital site is located at the northern edge of Maryborough within the northern cluster of the Sunshine Coast-Wide Bay Health Service District. It is located approximately three kilometres from the Central Business District and approximately 32 kilometres from Hervey Bay.

The catchment includes the regional town of Maryborough and the coastal centre of Hervey Bay. These centres are connected by a minor highway with an approximate 30 minute travel time between centres.

The Hervey Bay and Maryborough Hospital catchments include the Statistical Local Areas of Hervey Bay, Maryborough, Tiaro and Woocoo. The catchment covers the area from Hervey Bay and Burrum Heads on the northern coast, south beyond Maryborough to the northern tip of Cooloola Shire, east to Fraser Island and west to an area near Biggenden.

Diagram 1 shows the location of the Hervey Bay and Maryborough Hospitals within the area.

Diagram 1: Map of the Hervey Bay and Maryborough catchment

Major road linkages include the Bruce Highway travelling north to Bundaberg (one hour) and south to the Sunshine Coast and Brisbane (three to four hours). The Maryborough-Biggenden Road bisects the region from east to west, providing access from the west to the port at Maryborough. An extensive rail network connects the localities of the region and the wider Queensland area and marinas are located at Maryborough and Hervey Bay. There are daily flights from Hervey Bay Airport to Brisbane and other capital cities.

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3.2 Maryborough Hospital site Maryborough Hospital is an 88 bed hospital. Buildings range in age from the late 19th century to early 21st century. There are 23 buildings on the site. The site accommodates the following departments:

• Support Services

• Admissions

• Pharmacy

• Specialist Clinics

• Operating Theatres

• Day Surgery

• Allied Health Unit

• Administration and Information Technology

• Medical Imaging

• Emergency Department

• Medical wards

• Blood Bank

• Oral Health

• Pathology

• Staff accommodation

• Mental Health Inpatient Unit

• Community Health and Community Mental Health

• Hydrotherapy pool and Rehabilitation gymnasium.

There are a number of buildings on site which are under utilised or vacant due to their relatively poor condition and adaptability. Site infrastructure, particularly in regard to car parking is somewhat disjointed and there is not a legibility within the site for visitors and staff arriving by car. Car parking expansion and service and patient transfer vehicles access also require careful consideration due to the change of service models.

The service direction contained in the data activity report prepared by Queensland Health envisages that Maryborough will become a centre for providing elective day surgery, Emergency Department and non-acute services.

3.3 Maryborough Hospital building history The first buildings on the site were built in 1887. Since then additional buildings have been built in response to demand for health services. There are currently 23 buildings on site, ranging in age from approximately five years to 120 years in age. Most of the clinical services are located in two major buildings, Blocks A and B, in the south west corner of the site (corner Walker and Neptune Streets).

Maryborough Hospital is one of three hospitals from the nineteenth century in the ownership of Queensland Health. The scale and detail of the buildings reflect the importance of the city Maryborough at that time.

3.4 Existing built environment The site slopes gently from Neptune Street to the eastern boundary (Yaralla Street). Yaralla aged care facility (consisting of three buildings) is located on the site and is owned and operated by Queensland Health, these three buildings are not included in this study.

There are 23 buildings on site (refer Diagram 2: Existing Site Plan) ranging in age and condition, with Block A and Block B providing the majority of clinical services.

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The eastern end of the site is relatively underdeveloped. The only significant car parking on site is between Mental Health Inpatient Unit and Block 0 (Old Nurses' Quarters). A number of smaller staff and relative's accommodation buildings along the Yaralla Street frontage diminish the ability to plan any significant additional car parking on site.

Most visitors park either in the adjoining streets or in front of Block F (De Maine building). With regard to building services, the buildings in the south west corner of the site (corner of Neptune and Walker Streets) are serviced by a central chilled water plant located in BlockS. Older outlying buildings such as Block F and Block 0 either have no air-conditioning or utilise localised air-conditioning units.

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Diagram 2: Existing Site Plan, Maryborough Hospital

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3.5 Maryborough Hospital maintenance issues Advice from the District is that the large number of older buildings on site has led to significant ongoing maintenance costs.

Of particular concern to the District are Block C (Old Stores building), Block 0 (Old Nurses' Quarters) and BlockY (Old Medical Superintendant's residence).

• Block C is partially utilised for bulk stores (ground floor) with the first floor utilised for discarded clinical equipment and furniture as well as sewing room services. A new Stores Building is currently under construction and is due for completion 30 August 2010. Once complete the ground floor of Block C will be vacated and is not planned for future use due to its poor condition.

• Block 0 (Old Nurses' Quarters) has been vacant for a number of years and is in a state of disrepair.

• BlockY (Old Medical Superintendant's residence) on the corner of Walker Street and Uralla Street has been vacant for a number of years and is in poor condition.

A number of other buildings on the site are of a significant age and are unlikely to be adaptable for clinical purposes. Ongoing retention of these buildings will lead to increased maintenance costs into the future.

Building services are considered to be in fair condition with District staff advising that in the next three to five years building services upgrades, over and above standard maintenance programs, are likely to include:

• major upgrade of chillers

• improved fire safety standards for Block C, Block 0 and BlockY will be required to be improved to maintain minimum fire standards as required by Queensland Fire and Rescue Services.

3.6 Maryborough Hospital development proposals Recent endorsed commitments (government and other) for capital, including infrastructure and significant equipment are noted below:

• Maryborough Stores Warehouse ($3.525 million)

• Maryborough Emergency Department Upgrade ($0.400 million).

3.7 Site constraints 3. 7.1 Heritage issues

The entire Maryborough Hospital site is listed on the Queensland Heritage Register.

The District is currently progressing the development of an application to the Environmental Protection Agency, Department of Environment in relation to future use of heritage buildings on site. To support this application a Heritage Consultant has been engaged to undertake a cultural heritage impact assessment of the Maryborough Hospital campus.

Preliminary advice provided by the Heritage Consultant has been considered within this study and informed the formulation of options and options analysis.

3.7.2 Town planning/designation issues

Queensland Health and Project Services have advised that the Maryborough Hospital site is not a designated site however Queensland Health advises that designation will be sought.

Should the site not be designated, any future redevelopment of the site would be subject to development approval from the Fraser Coast Regional Council.

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3.8 Consultation ThomsonAdsett have consulted extensively with Queensland Health representatives throughout the development of this study. In particular contribution from Jennifer Goodwin, Director of Service Planning Sunshine Coast Wide Bay Health Service District, Queensland Health is acknowledged.

The consultants met with the Cluster Leadership Team at the initial site visit and have had ongoing meetings with the Project Review group, which has reviewed the development of the study.

Other key hospital staff have also been consulted regarding health service provision and current infrastructure condition.

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4 Health services

4.1 Design and functionality of facility The health services currently provided at the Maryborough Hospital differ significantly from the projected health service to 2026. Currently the hospital provides general medical inpatient accommodation, operating theatres and day surgery, Acute Mental Health in-patient accommodation, Allied Health, Pathology and Administration services along with associated services such as Blood Bank and Oral Health services.

A kitchen on site provides freshly cooked meals for inpatients and also for the adjoining aged care facility.

4.2 Future health services The following is referenced from the Queensland Health Service Activity Data Report:

The projected service requirements indicated in the Hervey Bay and Maryborough Hospitals Service Activity Data Report Queensland Health May 201 0 indicate the following trends up to 2026:

• cessation of provision of acute medical, surgical and mental health beds in Maryborough

• 308 per cent increase in provision of sub-acute beds from 24 to 98

• 33 per cent increase in day surgery beds from six to eight

• cessation of chemotherapy in Maryborough

• creation of eight new Renal Dialysis chairs (16 Renal Dialysis chairs and home training to be located at satellite site)

• continuation of Emergency Department treatment spaces at 12

• increase in Day surgery beds from six to eight

• continuation of three new short stay beds.

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Table 1: Current and future bed requirements for Maryborough Hospital (bed projections)

Category A: Beds

A1. Overnight Beds

Medical 22 22

Surgical 18 18

Mental Health- acute 14 14

Emergency Department Short Stay 3 3

I 3

I 3

I 3

Rehabilitation 24 24 32 37 43

Sub-acute

Old Person' Mental Health - - 13 14 17

Geriatric Management - - 18 22 26

Palliative care - - 10 11 12

Total overnight beds 81 81 76 87 101

A2. Same Day Beds

Day Surgery

Total same day beds I 6

I 6

II 6

I 7

I 8

6 6 6 7 8

A3. Bed Alternatives

Renal Dialysis Chairs - I - II 8 I 8 I 81

Chemotherapy Chairs (Oncology) 4

Total bed alternatives 4 I 0 II 8 I 8 I 8

Totals for Category A

Total A1 Overnight beds 81 81 76 87 101

Total A2 Same day beds 6 6 6 7 8

Total A3 Bed alternatives 4 0 8 8 8 Total overnight, same day beds and bed alternatives 91 87 90 102 117

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Category 8: Emergency Department treatment spaces

Total emergency treatment spaces

Category C: Operating/Intervention Rooms

Operating Suite

Procedure Rooms

Recovery Suites

Category D: Consultation/Treatment/Procedure Rooms

Outpatient /Ambulatory care unit clinics Source : Queensland Health

12 12 12 12

2 2 2 2

4

8

1. Renal dialysis chairs increase from 10 to 32 for the whole catchment by 2026 with eight renal dialysis chairs be to located at Hervey Bay Hospital, eight chairs at Maryborough Hospital and 16 chairs at a Satellite site. Clinic and training to be located at the satellite site.

12

2

6

4

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4.3 Infrastructure gaps Gaps in the infrastructure of Maryborough Hospital relate primarily to the state of repair and adaptability of existing buildings and the adjacency of older disused buildings, which currently house clinical functions. A number of older vacant and unmaintained buildings are located around the site limiting future development potential. Some are located in close proximity to Blocks A and B, which currently accommodate most of the clinical functions on site. Blocks C and D in particular limit options for strategic expansion adjacent to Blocks A and B. While Blocks A and B are significant robust buildings they are of an age where maintenance costs could be expected to increase and the cost of refurbishment to meet current guidelines will also be significant.

With the exception of the upper level of Block H and the Acute Mental Health Inpatient Unit, the Inpatient accommodation on site is generally not compliant with the Australasian Health Facility Guidelines. Existing Inpatient accommodation is in multi-bed (four to six bed) wards with centralised amenities. The projected health service requirements to 2026, including Inpatient accommodation for Rehabilitation, a Geriatric Management Inpatient Unit, a Palliative Care Unit and an Older Person's Extended Treatment Unit could not realistically be provided in the existing buildings without major refurbishment.

Similarly for car parking, additional on-grade parking will be required.

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5 Inspection reports

5.1 Method An initial inspection at the Hospital was carried out on 23 October 2008, with a subsequent inspection on 28 and 29 of April 201 0. These inspections were undertaken by ThomsonAdsett and associated specialist consultants - refer Volume 2 Section 1 Key project team members.

The scope of the inspection included all buildings on the site.

The method of inspection was to review all available existing documentation (both ePian and local), visually review each building, photograph where appropriate and discuss with Hospital personnel.

As part of the initial infrastructure assessment, all consultants provided input into a building quality assessment spreadsheet. This tool was employed to provide each building on the site with a relative rating regarding its quality. The criteria against which each building was assessed were numerous and included amongst others; functionality, quality of fabric, adaptability, heritage values, Building Code of Australia compliance. A detailed spreadsheet summarising the quality of the buildings on the Maryborough Hospital site is attached in Volume 2, Section 2.

This indicative hierarchy of quality of buildings across the site informed the development of subsequent options. Another important factor in the assessment of existing buildings was functional adjacency. As the campus has developed over 120 years, the critical mass of clinical services has shifted over time from one part of the site to another. Currently most clinical services are located in the vicinity of Blocks A and B.

Diagram 4 presents the assessment of buildings based on building quality.

5.2 Exclusions The inspection of buildings was visual only and no detailed examination of structural elements was undertaken. For some buildings where access into rooms or wards or entire buildings was not available, only an external visual inspection was carried out. No opening up of ceilings or walls to inspect closed-in structural elements was undertaken. The adjoining aged care facility buildings do not fall under the scope of this study and were not inspected.

5.3 Overlap There is some overlap in reporting on car parking provision between the Civil Engineering consultant's report and the Traffic Engineer's report. The Traffic Engineer's report is deemed to take precedence over the Civil Engineer's report with regard to calculation of required car parking numbers and capacity of existing site infrastructure. Similarly the Architectural report comments on general building condition and should be read in conjunction with the Structural Engineer's report which contains more specific information regarding the condition of the building structure.

The overlap of issues have been recognised and accounted for within the cost for rectification.

5.4 Current site and infrastructure condition There are 23 buildings on the Maryborough Hospital site ranging in age from five years to 120 years, with the majority of buildings on the site older than 30 years and a significant number of buildings over 60 years. The condition of the buildings is generally commensurate with their age, with older buildings generally being in poor condition. The newest buildings on site include the Mental Health Inpatient Unit and Block H.

Page 22 of47


The Maryborough Hospital site is Heritage listed and a number of the buildings on the site are contained on the State Heritage register.

The most significant buildings (mass and clinical activity perspective) on site are Blocks A and B. These are multi-storey buildings with reinforced concrete structure and are in fair condition with building services in fair or poor condition. These two buildings are joined to a number of older buildings including Block C, Block E and Block G, potentially compromising fire safety (refer Building Surveyor's report, Volume 2). A number of older buildings are scattered around the site, many of these are in poor to fair condition only.

The single storey brick building attached to Block K has recently been upgraded to provide Medical Officer Accommodation and fatigue area, and is considered to be in good condition.

The capacity of the existing electricity supply to the site is sufficient to service an expansion of up to 50 per cent without the need for further upgrading.

Air-conditioning infrastructure for Blocks A, Band H is in fair condition, but should refurbishment occur, it is recommended that the air-conditioning infrastructure be replaced with new infrastructure.

Car parking and vehicular infrastructure on site is inadequate and ill defined. It is recommended that this infrastructure be upgraded in any redevelopment of the site.

5.5 Building viability With the exception of the Mental Health Inpatient Unit and the upper level of Block H, the major buildings (Blocks A and B) housing clinical services and the corridor links between Block A and H on site have had numerous alterations and additions, and their original design life is unknown. An anticipated structural life of these buildings ranges from 25 years for older sections to 40 years for newer sections, however the internal fitout of these buildings is not generally compliant with the Australasian Health Facility Guidelines (refer Architect's report, Volume 2). At some point after their anticipated structural life, the buildings will no longer be economical due to the increased maintenance and repair required to structural elements. At that time, replacement would need to be considered.

Building services in the more significant buildings (Blocks A, B and H) are in fair condition, but due to the age of the facility significant upgrading of building services will be required over the next 10 years (refer Volume 2). There are a number of vacant buildings on site, including Blocks X andY (Medical Superintendant's residence) and Block 0 (Old Nurses' Quarters). Block 0, in particular, has been left unmaintained for a number of years and major defects in external elements are obvious. Due to lack of connectivity to other clinical facilities on site and the travel distances, the building is unlikely to be adaptable for clinical purposes. It also requires significant capital investment in order to maintain the vacant building.

To meet the projected service demands to 2026 it would be necessary to undertake significant refurbishment of selected buildings, as detailed in the various redevelopment options.

Page 23 of47


Diagram 3: Existing Site Building Condition Assessment Plan

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6 Current risks

6.1 Building life As outlined in the Structural Engineer's report, some of the buildings (Block C, Block F and Block 0 for example) are exhibiting structural deterioration. As these buildings are generally of significant age, and due to their spatial configuration, it is unlikely that they can readily be converted for new clinical purposes. Block F (De Maine) is currently accommodating Blood Bank and Oral Health services on the ground floor and staff accommodation on the first floor. Blocks A and B are in fair condition structurally however the current fitout of clinical areas generally does not comply with the Australasian Health Facility Guidelines. The primary risk associated with using these buildings for inpatient accommodation is that the accommodation will be inappropriate in the context of current standards (refer Volume 2).

6.2 Compromised patient care As the main inpatient accommodation in Block B is currently configured in multi-bed wards, this building cannot provide the level of patient care expected or meet projected demand in accordance with the Australasian Health Facility Guidelines, unless significant refurbishment is undertaken. Block H and the Mental Health Inpatient Unit require relatively minimal refurbishment in order to achieve compliant inpatient accommodation.

6.3 Fire The Building Surveyor has identified concerns relating to fire safety, these concerns are primarily based on a perceived lack of separation between adjacent buildings in the south western corner of the site (Blocks A, B, C, E, G and H in particular). The Building Surveyor has recommended that further detailed investigation be undertaken to ascertain what should be done to provide an acceptable level of fire safety between these buildings. Whilst noting that when the most recent construction work was undertaken in the late 1990's on the operating theatres, some upgrading of fire safety was undertaken, the Building Surveyor still recommends that a separate risk analysis should be undertaken on this group of buildings (refer Volume 2- Building Surveyor's report).

As a minimum requirement, as noted by the Queensland Fire and Rescue Services, Block C needs an upgrade of the entire detector and sprinkler system if the building is to be re-lifed. This work is estimated to be in excess of $120,000 (refer Volume 2 report).

6.4 Accident No significant risks of accidents have been identified.

6.5 Infection control Detailed assessment of infection control issues has not been undertaken as part of this study however it is possible that the existing inpatient accommodation would require some refurbishment to comply with current infection control guidelines due to lack of single rooms, isolation rooms and hand basins.

6.6 Security New facilities should be designed to maximise staff and patient safety, with particular consideration given to secure enclosure of staff stations in the Emergency Department and admissions area.

6. 7 Health and safety The Asbestos Register for Maryborough Hospital indicates that a number of asbestos products remain in the Hospital. Any building or refurbishment work at the Hospital would

Page 25 of47


need to include containment and/or removal of these products by a suitably qualified contractor.

6.8 Disadvantage to persons with a disability While a significant amount of the existing inpatient accommodation is broadly accessible for persons with a disability, a number of areas such as bathrooms are not. Provision of appropriate facilities for persons with a disability would have to be addressed in any redevelopment and would form part of any refurbishment or reconstruction work required.

6.9 Staff, patient and visitor dissatisfaction A survey has not been undertaken as part of this study on levels of dissatisfaction with the existing facility.

In the context of contemporary health care facilities the facilities for staff, patients and visitors are not up to the standard expected. Compared to Australasian Health Facility Guidelines, the clinical and room areas, such as ensuite, inpatient rooms and treatment rooms are generally not compliant. Of particular concern is the lack of single and two bedroom rooms and ensuite for patients. ThomsonAdsett has been advised by district staff that visitors have also expressed dissatisfaction with lack of available car parking space on site.

6.10Excessive running costs The relatively large number of older buildings on site results in increased ongoing maintenance costs. This combined with the low adaptability of these buildings means that the viability of these buildings is limited.

Queensland Fire and Rescue Services will also require the fire services in Block C to be upgraded if it is to be re-lifed, this involves an up-grade of the entire detector and sprinkler systems estimated to be in excess of $120,000. Blocks C, 0 andY will also require fire safety standards to be improved to maintain minimum fire standards as required by Queensland Fire and Rescue Services.

6.11 Failure of building services systems Due to the age of existing building services systems, ongoing maintenance and replacement of plant will be required.

6.12 Legal action There are no known legal action risks arising from the existing infrastructure.

Page 26 of47


7 Options

7.1 Option 1 -Status Quo (minimum requirements) The Status Quo option assumes minimal construction work is undertaken on the existing buildings. The current facilities do not generally comply with the Australasian Health Facility Guidelines and in some instances do not comply with the Building Code of Australia. Provision of compliant contemporary health care services at the Maryborough Hospital will necessitate considerable refurbishment.

7.1.1 Scope of this option

This option will not meet the projected service demand and future service requirements for Maryborough Hospital.

As a minimum requirement to maintain status quo, without meeting projected demand, significant infrastructure items (over and above standard maintenance programs) to be addressed would include:

• fire safety as per Queensland Fire and Rescue Service recommendations for Block C, Block 0 and Block Y

• chillers replacement

• fire alarm systems upgrade

• replacement of generator

• bathroom upgrade to sub-acute bed units.

7 .1.2 Capital cost

The potential capital costs associated with maintaining the status quo of existing infrastructure are in the order of $13.959 million (Category 2 cost estimate at August 201 0). This includes allowance for site infrastructure upgrades including replacement of chillers, fire protection systems, sprinkler system and generator. The backlog cost of $4.727 million provided by Queensland Health has been factored into the potential costs.

7 .1.3 Whole-of-life costs

Running and maintenance costs for the facility can be expected to rise over time, and because of the age of most of the facility, regular maintenance and replacement of failed equipment will need to be continued to ensure that the facility continues to operate effectively.

7 .1.4 Advantages

The benefit of the status quo option is minimised capital cost outlay.

7 .1.5 Disadvantages

The disadvantages with the Status Quo option include:

• future service demand will not be met impacting on both the Maryborough and Hervey Bay Hospital's catchment

• compromised fire safety

• compromised patient care

• continuing increased maintenance costs as compared with value of the buildings due to significant age and poor condition of a number of buildings on site.

Page 27 of47

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Page 28 of47


Diagram 4: Option 1 Ground Level Site Plan

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Diagram 5: Option 1 Level 1 Site Plan

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Diagram 7: Option 1 Level 3 Site Plan

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7.2 Option 2

This option will meet the service delivery objectives of the Hospital. A primary feature of this option is the restoration and reuse of heritage buildings combined with appropriate clinical response to meet service need.


This option minimises demolition of the existing buildings and involves construction of a new building adjoining Block H. This necessitates demolition of the Pathology building but provides a larger footprint over two levels in this part of the site to accommodate rehabilitation facilities. The vacant undercroft space of Block H is to be built in to accommodate one of the rehabilitation Inpatient Units and the upper floor of this building is to be extended and refurbished to accommodate the other rehabilitation Inpatient Unit. The new two storey building adjoining Block H will accommodate Allied Health and Rehabilitation support services on the ground level and new facilities for administration staff meeting rooms etc on Level 1. A new pathology collection facility will be fitted out within the existing Medical Imaging department.

This option includes:

• demolition of the Pathology building allowing for a larger footprint over two levels in this part of the site to accommodate rehabilitation facilities

• building in of the vacant undercroft space of Block H to accommodate one of the rehabilitation Inpatient Units

• refurbishment of the upper floor of Block H to accommodate the other rehabilitation Inpatient Unit

• construction of a new two storey building adjoining Block H to accommodate Allied Health and Rehabilitation support services on the Ground Level and new facilities for administration and staff meeting rooms on Level 1

• a new pathology collection facility will be fitted out within the existing imaging

• refurbishment of Block B (Level 1) to accommodate renal dialysis chairs and purpose built day surgery

• refurbishment and restoration of Block C to accommodate new kitchen on Ground Level and the equipment store on Level 1

• refurbishment for Blocks A and B (Level 2) to facilitate the new Geriatric Management Unit

• refurbishment of Block B (Level 3) to accommodate the new Palliative Care Inpatient Unit

• refurbishment and restoration of Block E to accommodate a cafeteria

• demolition of Block D and Block G which enables the grounds surrounding restored heritage buildings to be opened, including provision of a courtyard, therefore enhancing heritage value.

It is important to note that the scope does not include:

• conversion of mental health acute unit to older person's extended treatment unitQueensland Health advise that planning for Mental Health will be incorporated within a separate statewide plan

• an area for housing transport and emergency department vehicles- due to the change of service models, patient transfers between the Hervey Bay and Maryborough Hospitals is expected to increase which will require a drop off point and parking spots to facilitate this service.

Page 33 of47


7 .2.2 Capital cost

The potential capital costs associated with this option are in the order of $75.911 million expended over the construction period of 33 months. The figure excludes GST, professional fees, furniture, fittings and equipment and other costs outside the contract. This cashflow forecast assumes all stages are undertaken as one project.


Significant upgrading of building services infrastructure would be included in this redevelopment option. While ongoing running costs may increase as a result of expansion, running and maintenance costs as a percentage of capital value should reduce.

7 .2.4 Advantages

The benefits of this option include:

• responsive to Heritage requirements of the site whilst ensuring future service needs are met (Block C and Block E)

• opening up of a courtyard to the north of Block E making visible again and enhance its heritage value

• opening up of Block C frontage to the street making visible to enhance its heritage value

• refurbished Block E for a cafe with potential revenue generation

• larger footprint to Block Hand the new multi-storey building to accommodate rehabilitation facilities over two levels

• improved internal roads and increased car park.


• Upgrade of the entire detector and sprinkler systems for Blocks 0 and Y which involve significant capital investment for buildings that will remain unused within this Option.

• Maintaining Block 0 as a vacant building which is unlikely to be adaptable for clinical purposes.

• Longer distance between rehabilitation facilities to other clinical services.

Page 34 of 47


Diagram 8: Oqtlon 2 Ground Level Site Plan

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OPTION 2 ·STAGING LEGEND NEW CARPARKING ·INTERNAL ROADS MAJOR REFURBISHMENT TO BLOCK C TO ORIGINAL CONDITION GROUND LEVEL: KITCHEN & BTS LEVEL 1: EQUIPMENT STORE I VACANT SPACE FOR FUTURE EXPANSION BLOCK G TO BE DEMOLISHED BUILD NEW WORKSHOP & BUILDING ENGINEERING MAINTENANCE DEMOLISHED BLOCK D & WORKSHOP MINOR REFURBISHMENT FOR PAlHOLOGV DEMOLISH BLOCK M PATliOLOGY BUilD NEW TWO·STOREY BUILDING GROUND FLOOR : REHAB I ALLIED HEALTH LEVEL 1 :ADMIN /MEETING ROOM

9.1 BUILDING IN OFlHE UNDERCROFT SPACE (BLOCK H) FOR REHABILITATION IPU

9.Z BUILD NEW EXTENSION ADJOINING BLOCK H FOR REHABILITATION IPU 10. MEDIUM REFURBISHMENT TO BLOCK H FOR REHAB INPATIENT UNIT 11. MEDIUM REFURBISHMENTS

GROUND LEVEL: CAFE LEVEL 1: VACANT SPACE FOR FUTURE EXPANSION

12. MINOR REFURBISHMENTS TO SAME DAY SUR!CAL BEDS 13. MEDIUM REFURBISMENTSTO RENAL UNIT 14. M~OR REFURBISMENTTO GERIATRIC MANAGEMENT UNITS 15. MEDIUM REFURBISMENTTO GERIATRIC MANAGEMENT UNITS tl. MEDIUM REFURBISMENT TO MEDICAL OFFICER WORKPlACE

FACILITIES & SERVICE ZONE 17. MEDIUM REFURBISHMENT FOR PALLIATIVE CARE IPU 18, MEDIUM REFURBISHMENT & UPGRADE TO ENCLOSED CORRIDOR LINK

SUMMARY OF AREAS • OPTION 2 • LEVEL 1

LOCATION I FUNCTION REQUIRED PROVIDED

SAME DAY SURGICAL BEDS! - I 285m'

ADMINTMEETINGROOM I - I 1120m'

REHAB IPU (BLOCK H) i:~ ~U:~u I ~: ~; J~iiL~ 111

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Page 36 or 47

Diagram 10: OptiQa_2 Level 2 Site Plan i

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OPTION 2 ·STAGING LEGEND NEW CARPARKING ·INTERNAL ROADS MAJOR REFURBISHMENT TO BLOCK C TO ORIGINAL CONDITION GROUND LEVEL: KITCI·IEN & BTS LEVEL 1: EQUIPMENT STORE I VACANT SPACE FOR FUTURE EXPANSION BLOCK G TO BE DEMOLISHED BUILD NEW WORKSHOP & BUILDING ENGINEERING MAINTENANCE DEMOLISHED BLOCK 0 & WORKSHOP MINOR REFURBISHMENT FOR PATHOLOGY DEMOLISH BLOCK M PATHOLOGY BUILD NEW 'JWO.STOREY BUILDING GROUND FLOOR: REHAB I AWED HEALTH LEVEL 1 :ADMIN/MEETING ROOM

9.1 BUILDING IN OF THE UNDERCROFT SPACE (BLOCK H) FOR REHABILITATIONIPU

9.2 BUILD NEW EXTENSION ADJOINING BLOCK H FOR REHABILITATION IPU 10. MEDIUM REFURBISHMENT TO BLOCK H FOR REHAB INPATIENT UNIT 11. MEDIUM REFURBISHMENTS


12. MINOR REFURBISHMENTS TO SAME DAY SURICAL BEDS 13. MEDIUM REFURBISMEifTSTO REHAL UNIT 14, MAJOR RfFURBISMENTTO GERIAlRIC MANAGEMENT UNITS 15. MEDIUM REFURBISMENT TO GERIATRIC MANAGEMENT UNITS 16, MEDIUM REFURBISMENT TO UEDICAL OFFICER WORKPLACE

FACiunES & SERVICE ZONE 17. UEDIUM REFURBISHMENTFOR.PALLIAllVECAREIPU 18. UEDIUM REFURBISHMENT & UPGRADE TO ENCLOSED CORRIDOR UNK

SUMMARY OF AREAS· OPTION 2 ·LEVEL 2


LOCA liON I FUNCTION

GERIATRIC MANAGEMENT UNIT

MEDICAL OFFICER WORKPLACE FACILITY

MEDICAL OFFICER WORK FACILITY

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Page 37 or 47

Diagram 11: Option 2 Level 3 Site Plan i

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OPTION 2 ·STAGING LEGEND NEW CARPARKING ·INTERNAL ROADS MAJOR REFURBISHMENT TO BLOCK C TO ORIGINAL CONDITION GROUND LEVEL: KITCHEN & BTS LEVEL 1: EQUIPMENT STORE I VACANT SPACE FOR FUTURE EXPANSION BLOCK G TO BE DEMOLISHED BUILD NEW WORKSHOP & BUILDING ENGINEERING MAINTENANCE DEMOLISHED BLOCK D & WORKSHOP MINOR REFURBISHMENT FOR PATHOLOGY DEMOUSH BLOCK M PATHOLOGY BUILD NEW TWO-sTOREY BUILDING GROUND FLOOR: REHAB I AWED HEALTli LEVEL 1 :ADMIN I MEETING ROOM

g,1 BUILDING IN OF THE UNDERCROFT SPACE (BLOCK H) FOR REHABIUTATION lPU

9.2 BUILD NEW EXTENSION ADJOINING BLOCK H FOR REHABILITATION IPU 10. IIEDIUM REFURBISHMENT TO BLOGK H FOR REHAB INPATIENT UNIT 11. MEDIUM REFURBISHMENTS


12. MINOR REFURBISHMENTS TO SAJIIE DAY SURICAL BEDS 13. MEDIUM REFURBISMENTSTO RENAL UNIT 14. MAJOR REFURBJSMENT TO GERIATRIC MANAGEMENT UNITS 15. MEDIUM REFURBISMENTTO GERIATRIC MANAGEMENT UNITS 16. MEDIUM REFURBISMENTTO MEDICAL OFFICER WORKPLACE

FACILITIES &SERVICE ZONE 17. MEDIUM REFURBISHMENT FOR PALLIATIVE CARE IPU 1B. MEDIUM REFURBISHMENT & UPGRADE TO ENCLOSED CORRIDOR LINK


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7.3 Option 3 This Option will meet the service delivery objectives of the Hospital. The Option focuses of providing the preferred clinical alignment of buildings with a number of buildings requiring demolition to realise this Option.


The main feature of this option is the demolition of Block C and partial demolition of Block D to facilitate construction of a new multi-level building at the south western corner of the site adjacent to Block B.

This option includes:

• building in of the undercroft of Block H to accommodate new facilities for Building, Engineering and Maintenance Services as well as Biotechnical Medical Services, associated workshop space and potentially a reheat kitchen

• demolition of the existing Block G (kitchen) opening up the courtyard to the north of Block E, providing visibility to enhance heritage value (it may be possible for this option to be modified to retain the existing kitchen)

• demolition of the existing Pathology Building to facilitate better vehicular circulation through the site and additional car parking

• a smaller collection facility for pathology is proposed in refurbished space within the existing Medical Imaging Department on the ground level of Block B

• two floors of rehabilitation inpatient accommodation on Level 1 and 2 of the new building and provision of a bridge link from these two new Inpatient Units to Block B via a bridge link

• ground floor of the new multi-storey building would be Allied Health services with the third floor would be administration and meeting rooms

• a purpose built Day Surgery area and Renal Dialysis Unit built on Level 1 of Block B

• new Geriatric Management unit located on Level 2 of Blocks A and B, necessitating medium level refurbishment

• medical officer accommodation in Block A Level 2

• new Palliative Care Inpatient Unit located on Level 3 of Block B necessitating medium level refurbishment

• Administration functions relocated into the uppermost level of Block B (Level 3).

It is important to note that the scope does not include:

• conversion of mental health acute unit to older person's extended treatment unitQueensland Health advise that planning for Mental Health will be incorporated within a separate statewide plan

• an area for housing transport and emergency department vehicles -due to the change of service models, patient transfers between the Hervey Bay and Maryborough Hospitals is expected to increase which will require a drop off point and parking spots to facilitate this service.

7 .3.2 Capital cost

The potential capital costs associated with this option are in the order of $78.117 million expended over the construction period of 34 months. The figure excludes GST, professional fees, furniture, fittings and equipment and other costs outside the contract. This cashflow forecast assumes all stages are undertaken as one project.

Page 39 of47



Significant upgrading of building services infrastructure would be included in this redevelopment option. While ongoing running costs may increase as a result of redevelopment, running and maintenance costs as a percentage of capital value should reduce.

7.3.4 Advantages

• Staffing efficiencies achieved through reduced travel distances between functional units.

• Multi-storey rehabilitation facilities close to other clinical facilities (Blocks A and B).

• Opening up of a courtyard to the north of Block E making visible again and enhancing its heritage value.

• Refurbished Block E for a cafe generate revenue.

• Improved internal roads and increased carpark.


• The option cannot be proceed without demolishing Block C which is understood to have significant heritage value.

• Upgrade of the entire detector and sprinkler systems for Blocks 0 and Y which involve significant capital investment for buildings that will remain unused within this Option.


• Rehabilitation facilities over three levels.

Page 40 of47

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this lime

Diagram 12: Option 3 Ground Level Site Plan

Page 41 of47


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OPTION 3 ·STAGING LEGEND 1. DEMOUSH BLOCK M. 2. DEMOUSH BLOCK C. 3. DEMOUSH BLOCK G. 4. DEMOLISH WORKSHOP 5. MAJOR REFURBISHMENT TO BLOCK D FOR WORKSHOP 6. NEW MULTJ..STOREY BUILDING BLOCK C • ALLIED

HEALTH /REHAB IPU UNrT IBTS I ADMIN & MEETING MEDIUM REFURBISHMENT & UPGRADE TO ENCLOSED CORRlDORUNK

9. BUILD NEW KITCHEN FACILITY. 10. BUILD NEW BEMS 11. MINOR REFURBISHMENT FOR PATHOLOGY 12. MEDIUM REFURBISHMENT TO BLOCK E • CAFE

(RELOCATE HRSTAFF) 13. MINOR REFURBISHMENT TO SAME DAY SURGICAL BEDS 14. MEDIUM REFURBISHMENT TO RENAL UNIT 15. MAJOR REFURBISMENT TO GERIATRIC MANAGEMENT

UNITS 16. MEDIUM REFURBISMENT TO GERIATRIC MANAGEMENT

UNITS 17. MEDIUM REFURBISHMENT TO MEDICAL OFFICER WORK

FACIUnES & SERVICE ZONE 18. MAJOR REFURBISHMENT FOR PALLIAnVE CARE IPU

SUMMARY OF 1'\ri.I::M~•VriiVI't<J•LI:"WI::L I

LOCAnON I FUNCTION REQUIRED j PROVIDED

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Page42o147

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Page 43of47

Diagram 15: qption 3 Level 3 Site Plan

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Page44ol47

.. PRINTED COPIES ARE UNCONTROLLED .. Endorsed by HIPEC-does not represent Queensland Health policy at this time

8 Options analysis Options analysis has been undertaken in comparison to the principles (listed below) as stipulated within the terms of reference for the Preliminary Infrastructure Planning Study.

• Make maximum use of current infrastructure through refurbishment, refit, reconfigure and expansion, and if required, new infrastructure.

• Compliance with the current access code requirements including provision of the Disability Discrimination Act 1992.

• Achieve value for money in capital and recurrent costs without compromising service provision.

• Any proposed program of works shall not minimise the existing functionality of the facilities and not compromise the future development.

• All options will consider, allow for and include environmentally sustainable design principles

• Preferred option must demonstrate future proofing as a key principle.

Table 2: Option 1 (Status Quo)

Option features • The Status Quo option assumes minimal construction work is undertaken on the existing buildings. The current facilities do not generally comply with the Australasian Health Facility Guidelines and in some instances do not comply with the Building Code of Australia. Provision of compliant contemporary health care services at the Maryborough Hospital will necessitate considerable refurbishment. As a minimum, it is suggested that upgrading of fire safety within the buildings be undertaken.

Rationale • Current health care services can continue to be delivered without modification to the buildings but should this occur the facilities will not be compliant with the Australasian Health Facility Guidelines. In this instance further upgrading of the buildings to address Building Code of Australia compliance issues may not be mandatory.

Benefits • The benefit of the Status Quo option is minimised capital cost outlay.

Risks • The risk of the Status Quo option is compromised fire safety and patient care.

• The option does not meet service demand to 2026 and a number of the principles for the Preliminary Infrastructure Planning Study objectives.

Assumptions • Projected service demand is not met at Maryborough Hospital.

Criticality • Current infrastructure cannot support the projected service demand from 2016/2017.

Resource implications • $13.959 million .

Page 45 of 47


Table 3: Option 2

Option features • Option 2 meets projected health service requirements through internal refurbishment as well as some significant expansions. A significant featUie of Option 2 is the minimised demolition of highly sensitive heritage buildings {particularly Block C and Block E) whilst seeking to provide . a desirable clinical solution.

Rationale • The rationale behind this option is to minimise demolition of existing buildings and significant heritage building in particular, while still concentrating the majority of clinical services in the south west corner of the site.

Benefits • The primary benefit of this option is that it has minimum impact on the heritage listed buildings.

• Staffing efficiencies achieved through reduced travel distances between functional units.

• Responsive to Heritage requirements of the site whilst ensuring future service needs are met (Block C).

• Opening up of a courtyard to the north of Block E making visible again and enhance its heritage value.

• Opening up of Block C frontage to the street making visible to enhance its heritage value.

• Refurbished Block E for a cafe with potential to generate revenue.

• Larger footprint to Block H and the new multi-storey building to accommodate rehabilitation facilities over two levels.

• Improved internal roads and increased carpark .

Risks • The primary risk associated with this option is the ongoing retention of dysfunctional older buildings which are not suitable for clinical uses and associated costs in maintaining these buildings.

• longer distance between rehabilitation faculties to other clinical services compared to Option 3.

Assumptions • Projected service demand is met at Maryborough Hospital.

Criticality • Expanded infrastructure will support the projected service demand up to 2026.

Resource implications • Capital redevelopment costs $75.911 million .

Page 46of47


Table 4: Option 3

Option features • Option 3 achieves health service requirements. The main feature of Option 3 is the provision of new multi-storey accommodation adjoining primary clinical buildings. Option 3 necessitates the demolition of a number of buildings including Block C and partial demolition of Block D to facilitate construction of the new multi-level building

Rationale • The rationale of this option is to concentrate the majority of clinical services in the south west corner of the site by refurbishing Block B and constructing a new building for inpatient accommodation and associated facilities in the location of Block C.

Benefits • The benefits of this option relate to staffing efficiencies achieved through reduced travel distances between functional units.

• Multi-storey rehabilitation facilities close to other clinical facilities (Blocks A and B).

• Opening up of a courtyard to the north of Block E making this building visible again and enhancing its heritage value.

• Refurbished Block E for a cafe with potential for revenue generation.

• Improved internal roads and increased carpark .

Risks • The risks associated with this option relate to the heritage listing of Block C in particular. Should it not be possible to demolish Block C this option cannot proceed.

• Upgrade of the entire Detector and Sprinkler systems for Blocks 0 andY which involve significant capital investment.


• Rehabilitation facilities over three levels .

Assumptions • Projected service demand is met at Maryborough Hospital.

Criticality • Expanded infrastructure will support the projected service demand up to 2026.

Resource implications • Capital redevelopment costs $78.117 million.

Page 47 of47


;ft Queensland ~ Government

Thomson

architecture I urban design I interiors

Preliminary lnfrastru Planning Stud

Maryborough Volume 2 of 2 August 2010

Please note:

This report contains confidential information intended for the exclusive use of Queensland Health. No confidentiality is waived or lost by mistaken transmission. Information contained within this report is valid as at the date of issue only.

""PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time

Contents 1 Key project team members ................................................................................ 7

2 Architect's report ............................................................................................... 8

2.1 Scope ..................................................................................................... 8

2.2 Objective ................................................................................................ 8

2.3 Method ................................................................................................... 8

2.4 Exclusions ............................................................................................ 31

2.5 Standards used .................................................................................... 31

2.6 lssues ................................................................................................... 31

2. 7 Conclusions and recommendations ..................................................... .41

3 Structural engineer's report ............................................................................ 47

3.1 Scope ................................................................................................... 47

3.2 Method ................................................................................................. 47

3.3 Exclusions ............................................................................................ 47

3.4 Standards used .................................................................................... 47

3.5 lssues ................................................................................................... 48

3.6 Conclusions and recommendations ...................................................... 51

4 Building surveyor's report. .............................................................................. 59

4.1 Scope ................................................................................................... 59

4.2 Method ................................................................................................. 59

4.3 Exclusions ............................................................................................ 59

4.4 Standards used .................................................................................... 59

4.5 Issues ................................................................................................... 59


5 Hydraulic engineer's report ............................................................................. 63

5.1 Scope ................................................................................................... 63

5.2 Method ................................................................................................. 63

5.3 Exclusions ............................................................................................ 63

5.4 Standards used .................................................................................... 63

5.5 lssues ................................................................................................... 63


6 Electronic engineer's report ............................................................................ 65

6.1 Scope ................................................................................................... 65

6.2 Method ................................................................................................. 65

6.3 Exclusions ............................................................................................ 65

6.4 Standards used .................................................................................... 65

6.5 Issues ................................................................................................... 65

Page 2 of 87



7 Electrical engineer's report ............................................................................. 67

7.1 Scope ................................................................................................... 67

7.2 Method ................................................................................................. 67

7.3 Exclusions ............................................................................................ 67

7.4 Standards used .................................................................................... 67

7.5 Issues ................................................................................................... 67


8 Mechanical engineer's report .......................................................................... 69

8.1 Scope ................................................................................................... 69

8.2 Method ................................................................................................. 69

8.3 Exclusions ............................................................................................ 69

8.4 Standards used .................................................................................... 69

8.5 lssues ................................................................................................... 69


9 Civil engineer's report ..................................................................................... 71

9.1 Scope ................................................................................................... 71

9.2 Method ................................................................................................. 71

9.3 Exclusions ............................................................................................ 71

9.4 Standards used .................................................................................... 71

9.5 lssues ................................................................................................... 71


10 Traffic engineer's report .................................................................................. 74

10.1 Scope ................................................................................................... 74

10.2 Method ................................................................................................. 74

10.3 Exclusions ............................................................................................ 7 4

10.4 Standards used .................................................................................... 74

10.5 Issues ................................................................................................... 74

1 0.6 Conclusions and recommendations ...................................................... 79

11 Quantity surveyor's estimates ........................................................................ 80

12 Comparison of options to Australasian Health Facility Guidelines .............. 87

Page 3 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-<loes not represent Queensland Health policy at this time

List of Tables Table 1: Key project team members ...................................................................................... 7

Table 2: Maryborough Hospital Schedule of A.ccommodation ............................................... 1 0

Table 3: Maryborough Hospital Existing Building Condition assessment.. ............................ 29

Table 4: Structural standards and conditions ...................................................................... A7

Table 5: Traffic T1: Adjacent Road Sections ......................................................................... 75

Table 6: Traffic T2: Adjacent Road Sections ......................................................................... 75

Table 7: Traffic: Parking Demand Calculation ....................................................................... 78

Table 8: Maryborough Hospital Option 1 Trade Breakup with Marked Up Rates .................. 80

Table 9: Maryborough Hospital Option 2 Trade Breakup with Marked Up Rates .................. 80

Table 10: Maryborough Hospital Option 3 Trade Breakup with Marked Up Rates ................ 83

Table 11: Comparison of options to AHFG ........................................................................... 87

List of Diagrams Diagram 1: Maryborough Hospital - Existing Site Building Condition Assessment Plan ...... 30

Diagram 2: Block A (main clinical building) ........................................................................... 31

Diagram 3: Block B (main clinical building) ........................................................................... 32

Diagram 4: Block C (bulk stores and storage) ...................................................................... 32

Diagram 5: Building Engineering and workshops .................................................................. 33

Diagram 6: Block E (administration) ..................................................................................... 33

Diagram 7: Block F (Blood Bank, Oral Health and Staff Housing) ......................................... 34

Diagram 8: Block G (Kitchen) ............................................................................................... 34

Diagram 9: Block H: (Administration and undercroft space for potential expansion) ............. 35

Diagram 10: Block I (Mental Health Inpatient Unit) ............................................................... 35

Diagram 11: Block K (Community Mental Health) ................................................................. 36

Diagram 12: Block M (Pathology) ......................................................................................... 36

Diagram 13: Block N (Administration) ................................................................................... 37

Diagram 14: Block 0- Old Nurses' Quarters (vacant) .......................................................... 37

Diagram 15: Block Q (Community Health) ............................................................................ 38

Diagram 16: BlockS (building services) ............................................................................... 38

Diagram 17: Block U (Gymnasium and hydrotherapy pool) .................................................. 39

Diagram 18: Block V (Information Technology) .................................................................... 39

Diagram 19: Block W (Red Cross Accommodation .............................................................. .40 Page 4 of 87


Diagram 20: Block X (staff housing) .................................................................................... .40

Diagram 21: BlockY (staff housing) .................................................................................... .41

Diagram 22: Block Z (staff housing) ..................................................................................... .41

Diagram 23: Maryborough Hospital Option 1 Plan - Ground Floor ...................................... .43

Diagram 24: Maryborough Hospital Option 1 Plan - Level 1 ............................................... .44



Diagram 27: Block A- southern elevation ............................................................................ 52

Diagram 28: Block B -southern elevation ............................................................................ 52

Diagram 29: Block B - north-west corner ............................................................................. 52

Diagram 30: Block A -plant room extension - eastern end ................................................. 52

Diagram 31: Block B- main entrancestair and lift well (Block A to the right) .................... 52

Diagram 32: Block C- north-east corner .............................................................................. 52

Diagram 33: Block C- access stairs adjacent Block D ......................................................... 53

Diagram 34: Block D- north-east corner .............................................................................. 53

Diagram 35: Block E- ground floor foundations ................................................................... 53

Diagram 36: Block C -ground floor interior .......................................................................... 53

Diagram 37: Block D -maintenance workshops, interior ....................................................... 53

Diagram 38: Block E -ground floor ...................................................................................... 53

Diagram 39: Block F- south-east end .................................................................................. 54

Diagram 40: Block F - undercroft.. ........................................................................................ 54

Diagram 41: Block H - north-east corner .............................................................................. 54

Diagram 42: Block F- southern elevation in background ..................................................... 54

Diagram 43: Block G- kitchen, north elevation .................................................................... 54

Diagram 44: Block H - north-west end ................................................................................. 54

Diagram 45: Block I - Mental Health .................................................................................... 55

Diagram 46: Block K- south-west end ................................................................................. 55

Diagram 47: Block M- pathology eastern side ..................................................................... 55

Diagram 48: Block I - Mental Health ..................................................................................... 55

Diagram 49: Block K- southern side .................................................................................... 55

Diagram 50: Block M- pathologynorthern side ................................................................ 55

Diagram 51: Block N- northern side .................................................................................... 56

Diagram 52: Block 0- Old Nurses Quarters- south-east end ............................................. 56

Diagram 53: Block Q- Community Health ........................................................................... 56

Page 5 of 87

'"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time

Diagram 54: Block 0- east elevation ................................................................................... 56

Diagram 55: Block Q- Community Health ........................................................................... 56

Diagram 56: BlockS- south-west corner ............................................................................. 56

Diagram 57: Block T- attached to Block J (left) in background ............................................ 57

Diagram 58: Block U - Hydrotherapy and Gym -northern side ............................................ 57

Diagram 59: Block V- Information Technology- western side ............................................ 57

Diagram 60: Block W - Red Cross Accommodation ............................................................. 57

Diagram 61: Block X ............................................................................................................. 57

Diagram 62: BlockY - Residence ......................................................................................... 58

Diagram 63: Block Z- Unit Accommodation ........................................................................ 58

Page 6 of 87


1 Key project team members Table 1: Key project team members

Discipline: Name of Firm: Contact: Contact Number:

Architectural ThomsonAdsett Don Marshall (PO) 07 3840 9999

Rebecca Lee (PA) 07 3840 9999

Costs: Neil Richardson Neil Richardson Ph: 4934 1001

Civil I Structural: Opus International Shane Suffolk/ Simon Ph: 3007 8154 Biggs

0438 425 951

Hydraulics: Cushway Blackford David Blackford Ph: 3896 1100

Electrical: Steve Tramacci Ph: 3896 1100

Electronic: Cushway Blackford David Blackford Ph: 3896 1100

Mechanical: Cushway Blackford David Blackford Ph: 3896 1100

Building Certifier: Building Approvals and Gerry Grogan Ph :5520 6605 Consultancy

Traffic Engineer TTM Simon Crank Ph: 3327 9500

Page 7 of 87


2 Architect's report

2.1 Scope The scope of work was to assess and document the current condition of buildings at the two hospital sites at Maryborough and Hervey Bay, Queensland. The assessment was undertaken by ThomsonAdsett on the 28 April 2010 at Hervey Bay Hospital and on the 29 April 201 0 at Maryborough Base Hospital.

This study has been prepared in order to pmvide Queensland Health a summary of the suitability of this infrastructure for growth into the future to meet increasing and changing health service demands.

The study firstly identifies the condition of existing infrastructure on site followed by development of options for future redevelopment and expansion, based on projected service demand as provided by Queensland Health. Finally, redevelopment options were analysed from the perspective of cost effectiveness and functionality.

2.2 Objective The key objectives of the study are to:

• provide a brief review of the adequacy of existing infrastructure arrangements and facilities as it relates to the core service requirements

• identify options for the future development of infrastructure to meet the service requirements as identified by Queensland Health

• develop concept plans and options costing including: - provision of a cost effective and efficient concept plan - identification of the capital cost impacts of the preferred option

• undertake broad analysis across all options to assist Queensland Health determine a preferred option.

2.3 Method The report firstly identifies the condition of existing infrastructure on site. Options for future redevelopment and expansion, based on projected service demand are then investigated.

Finally, redevelopment options are analysed from the perspective of cost effectiveness and functionality.

The consultant team visited the Maryborough Hospital site in April 201 0 to inspect the existing infrastructure. Subsequent to this inspection the consultants prepared an assessment of the condition of the existing infrastructure, against a number of criteria. With regard to the assessment of the condition of the existing infrastructure, visual inspections and photographic records have been supplemented by provision of drawings of existing buildings by Queensland Health and Project Services.

A relative condition assessment on a scale of 1 to 10 was determined, and has been summarised in the table (Table 3). A rating of 0- 4.5 is considered poor; 4.5- 7 is considered fair and 7- 10 is considered good condition. The overall assessment for each functional area within the hospital, as indicated in figure 1, is graphically represented in figure 2, where areas in good condition are green, those in fair condition are yellow, and those in poor condition are red.

Working closely with Jennifer Goodwin, Director Service Planning, Sunshine Coast- Wide Bay Health Service District, Queensland Health, ThomsonAdsett prepared indicative Schedules of Accommodation based on the Hervey Bay and Maryborough Hospitals' Service

Page 8 of 87


Activity Data Report Queensland Health June 2010, to identify potential floor area requirements up to the year 2026 for all relevant functional departments within the hospitals (refer Table 2, Maryborough Hospital Schedule of Accommodation).

Once these area requirements had been established, ThomsonAdsett investigated a number of development options to accommodate this growth into the future. The options investigation included consideration of staging and construction access at a master planning level. Specialist consultants provided advice regarding potential costs associated with upgrading and expansion of building services to support the expanded built infrastructure, and high level indicative construction costs were identified for each option by the Quantity Surveyor. Detailed departmental design was not undertaken as part of this study.

In identifying risks associated with infrastructure, mitigation strategies that may be in place at an operational level were not incorporated within the risk identification and assessment.

Page 9 of 87


Table 2: Maryborough Hospital Schedule of Accommodation

Older Persons' Mental Health

Geriatric management

Palliative Care

Page 10 of 87


2 Bed Room 25.0 7

Dining Room - Patient 44m2 44.0 11 44.0 --

60.1 0 Patient Areas 1 Ensu ite - Standard I 5.01 141 70.0IDirectly accessible from 1 Bed Rooms.

Ensuite - Super 6.0 1 6.0 Locate with 1 Bed Room - Special.

flt"\+i- .......... r C:n ..... ,..i .... li .... + ................. ,.. ""',.... f\

Laundry- Patient 6.0

Lounge- Patient I 35.0 --Tea Room 6.0 1 6

Office- Single Person, 9m2 9.0 1 9

Bay- Beverage I 4.01 11 4.

Bay - Handwashing I 1.01 5

60.20 Staff Areas I Bay- Linen I 2.01 2

Bay- Meal Trolley I 4.0

Bay- Mobile Equipment I 4.01 2 -Bay- Resuscitation Trolley I 2.01 11 2.0

Page 11 of 87


60.20 Staff Areas Cleaner's Room 5.0 1 5.0 Include separate cupboard for dry goods.

Clean Utility 14.0 1 14.0 Includes medication storage.

Clean Utility (Sub) 11.0 1 11.0

Dirty Utility 12.0 1 12.0 2 may be required to minimise travel distances.

Dirty Utility (Sub) 8.0 1 8.0

Disposal Room 8.0 1 8.0 Provision depends on waste management operational policies.

Interview Room 11.0 1 11.0 Interview function, small meetings.

Consult Room 15.0 1 15.0

Office- Clinical/ Handover 12.0 1 12.0

Office - Single Person 9.0 2 18.0 NUM office, plus clinical personnel.

Property Bay- Staff 2.0 1 2.0 Number of lockers depends on staff complement per shift.

Reception 23.0 1 23.0

Staff Base 10.0 1 10.0


Staff Station 14.0 1 14.0 Accommodation for ward clerk dependent on operational policy. Size location TBD for each

Store - Equipment 20.0 1 20.0 Quiet area with access to patient areas. Size depends on equipment stored, and no. of bays.

Store- General 9.0 1 9.0 Size in accordance with service demand & operational policies.

--

Page 12 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--<:Ioes not represent Queensland Health policy at this time

Store- File 6.01 11 6.0 30 Shared Areas

Tutorial Room 25.0 1 25.0

Toilet- Accessible 5.0 1 5.0

Toilet- Staff 3.0 2 6.01

Bathroom 15.0 1 15.oiTo be shared

30 Shared Areas .. , .,. Area 7.0 1 7.0

Meeting Room - Medium 15.0 1 15.0 Tutorial. Shared by 2 units.

Use by CNC, Nurse Educator, Registrars Office - 3 Person Shared 15.0 1 15.0 depending on service demand & operational

polic .

Staff Room 18.0

Toilet- Public I 3.0

Therapy Room I 37.0

Treatment Room I 14.0

120.0IFPU- mix and no. depend on service demand.

Page 13 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time

2 Bed Room 25.0 7 175.0 Optional. Provide only in specialist units eg Maternitv. Rehab or if reauired bv service

60.1 0 Patient Areas Dining Room - Patient 44m2 44.0 1 44.0

Ensuite - Standard 5.0 14 70.0 Directly accessible from 1 Bed Rooms.

Ensuite- Super 6.0 1 6.0 Locate with 1 Bed Room - Special.

Laundry- Patient 6.0 1 6.0 Optional. Specialist areas eg Mental Health,

60.10 Patient Areas Rehab· or where required bv service demand.

Lounge - Patient 35.0 1 35.0 Provide 1 per 60 beds, or shared between 2 units.

Tea Room 6.0 1 6.0

Office- Single Person, 9m2 9.0 1 9.0

Bay - Beverage 4.0 1 4.0 Open Bay. Increase area to 5m2 if enclosed in a room.

Bay- Handwashing 1.0 5 5.0 Provisional. Qty & location to be determined for each facilitv. Refer Part D.

Bay- Linen 2.0 2 4.0 Qty & location to be determined for each facilitv.

Bay- Meal Trolley 4.0 1 4.0 Optional. Dependent on catering operational policies.

Bay- Mobile Equipment 4.0 2 8.0 Qty, size & location depends on equipment to be stored.

Bay- Resuscitation Trolley 2.0 1 2.0

Cleaner's Room 5.0 1 5.0 Include separate cupboard for dry goods.

Clean Utility 14.0 1 14.0 Includes medication storage.

Clean Utility (Sub) 11.0 1 11.0

Dirty Utility 12.0 1 12.0 2 may be required to minimise travel distances.

Page 14 of 87


I

Dirty Utility (Sub) 8.0 1 8.0

Disposal Room 8.0 1 8.0 Provision depends on waste management operational policies.

Interview Room 11.0 1 11.0 Interview function, small meetings.

Consult Room 15.0 1 15.0

Office- Clinical/ Handover 12.0 1 12.0

Office - Single Person 9.0 2 18.0 NUM office, plus clinical personnel.

Property Bay- Staff 2.0 1 2.0 Number of lockers depends on staff complement per shift.

Reception 23.0 1 23.0

Accommodation for ward clerk dependent on Staff Station 14.0 1 14.0 operational policy. Size, location TBD for each

facility.



Store - Equipment 20.0 1 20.0 Quiet area with access to patient areas. Size depends on equipment stored, and no. of bays.

Store- File 6.0 1 6.0

Store - General 9.0 1 9.0 Size in accordance with service demand & operational policies.

Toilet- Accessible 5.0 1 5.0 60.30 Shared Areas

Toilet- Staff 3.0 2 6.0

Bathroom 15.0 1 15.0 To be shared

Page 15 of 87


60.30 Shared Areas I

Meeting Room - Medium

Office - 3 Person Shared

Staff Room

Toilet- Public

Waiting Area

Pharmacy

Therapy Room

Treatment Room

I 15.0

I 15.0

18.0

3.0

7.0

I 7.0

I 37.0

I 14.0


15.01Tutorial. Shared by 2 units.

Use by CNC, Nurse Educator, Registrars 15.0idepending on service demand & operational

ared by 2 units. Access to dissabled toilet ired.

Page 16 of 87

Endorsed by HIPEC---<Ioes not represent Queensland Health policy at this time

•nu•a..,~nt to Entry Foyer

to be advised Located off corridor

4.01Adjacent to lifts or Circulation

4.0

2.0iif not reticulated o2

20.0

Page 17 of 87


Grieving I Sleep Over Room 16.0 1 16.0 Adjacent to Bedrooms

Sleep Over Ensuite 4.0 1 4.0 Linked to Sleepover Room

Community Zones (Internal) Patients & Public Toilets PWD 5.0 1 5.0 Adjacent to Multipurpose Rooms

Staff Base 12.0 1 12.0 Locate in highly visible location

Massage Room room 12.0

Clean Utility Room 12.0 1 12.0 Adjacent to Staff Base

Dirty Utility Room 12.0 1 12.0 Adjacent & central to bedrooms

Cleaners Room & Store 5.0 1 5.0 Adjacent to Dirty Utility Room

Servery & Scullery- Fresh Cook 15.0 1 15.0

Staff we 2.0 2 4.0 Adjacent to Staff Base

Disposal 4.0 1 4.0 Adjacent to Dirty Utility Room

Store - Lifters I Wheel Chairs 4.0 1 4.0 Adjacent to Bedrooms

Store - Bath Aids 3.0 1 3.0 Adjacent to Bedrooms

Corridor Bay- Clean Linen 2.0 1 2.0 Adjacent to Bedrooms

Cupboard

Corridor Bay- Equipment I Lifters 2.0 1 2.0 Adjacent to Bedrooms Resident Zones (Internal)

Corridor Bay- General 2.0 1 2.0 Adjacent to Bedrooms

Corridor Bay- Staff Basin 1.0 4 4.0

Lounge Room 20.0 1 20.0 collocate with dining room

Page 18 of 87


Resident Zones (Internal) I Dining Room - Large I 15.01 11 15.0

Beverage Area 3.0 1 3.01 Linked to Dining Room

Sitting Room 12.0 1 12.01

Bedroom - Single Large 18.0 1 18.0 Confirm Client requirements

Bedroom -Single standard 15.0 11 165.0 Provide as per BCA requirements

Ensuite- Single Large 6.0 1 6.0 Adjacent to Bedroom

Ensuite- Single standard 4.0 11 44.0 Adjacent to Disabled Bedroom

Residents Toilets 4.0 2 8.0 Adiacent to Dining Room

Page 19 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<Joes not represent Queensland Health policy at this time

Staff base clerical 9.0

Office- CNC 9.0 1/""\UI"''-'""''t to Entry Foyer

Office - Multipurpose (therapy, S 9.0 1nu'"'"""1't to Entry Foyer inistration

Meeting & Interview Room I 12.0 1nu'"'""'''t to Entry Foyer

Bay Beverage I 2.0

Visitors (accessible) Toilet I 5.0 nulctl;tmt to Entry Foyer

Staff Lunchroom- Large I 25.0 -·Share with others

Staff Toilets & Shower- Unisex 6.5 -·Share with others

Staff Toilets & Shower - Femal 10.5 -·Share with others

Staff Toilets & Shower- Male 9.0 -·Share with others

Corridor Bay- Staff Lockers 2.0 2.01Share with others

Therapies Room 1- Consulting I 15 15.0

Therapies Room 2 - Physio I 20 20

Grieving I Sleep Over Room I 16.0 16.01Adjacent to Bedrooms

Sleep Over Ensuite I 4.5 4.51 Linked to Sleepover Room

Page 20 of 87


Residents & Public Toilets (PWD 5.0 1 5.0 Adjacent to Multipurpose Rooms

Staff Base 12.0 1 12.0 Locate in highly visible location

Clean Utility Room 12.0 1 12.0 Adjacent to Staff Base

Dirty Utility Room 12.0 2 24.0 Adjacent & central to bedrooms

Cleaners Room & Store 5.0 1 5.0 Adjacent to Dirty Utility Room

Servery & Scullery- Fresh Cook 20.0 1 20.0 Linked to Servery & Scullery

staff we 3.5 2 7.0 Adjacent to Staff Base

Store - Refuse 4.0 1 4.0 Adjacent to Dirty Utility Room

Store - Lifters I Wheel Chairs 4.0 2 8.0 Adjacent to Bedrooms

Store - Bath Aids 3.0 2 6.0 Adjacent to Bedrooms

Corridor Bay- Clean Linen Cupt 2.0 2 4.0 Adjacent to Bedrooms

Corridor Bay- Equipment I Lifter 2.0 2 4.0 Adjacent to Bedrooms

Corridor Bay- Staff Basin 2.0 6 12.0 1 per 16 bedrooms

Lounge Room 20.0 1 20.0

Dining Room - Large 40.0 1 40.0 Adjacent & central to bedrooms

Resident's Beverage Area 3.0 1 3.0 Linked to Dining Room

Activities Room 15.0 1 15.0 Confirm Client requirements

Sitting Room 12.0 2 24.0

Page 21 of 87


Bedroom large 18.0 1 18.0

Bedroom - Single 15.0 25 375.0 Confirm Client requirements

En suite- Single standard 4.0 25

En suite- Single large 6.0 1 6.0 Adiacent to Disabled Bedroom

Residents Toilets I 3.81 2

Page 22 of87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<Ioes not represent Queensland Health policy at this time

21 .05 Entry I Waiting I Reception I nistration

Toilet - Public

Toilet -Access Add baby change table as necessary. Refer to AS 1428.

Reception

Clerical Workroom

Store - Photocopy/ Stationery B.OIInclude stationery recycle bin.

Store - Files 4.0

Office - Unit Manager 9.0

and 12.01 For visiting staff attending unit for sessions.

12.01 Patients & staff

12.01May also be used for medical student training.

2.01For bowel preps.

9

oilet- Ensuite (To Prep Room) 4

Patient Change - Female 10.012 cubicles, handbasin & lockers.

Patient Change - Male 10.012 cubicles, handbasin & lockers.

Page 23 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<Ioes not represent Queensland Health policy at this time

'

Toilet- Patient 4.0 1 4.0

Access Toilet I Shower I Change 7.0 1 7.0

Bay- Linen 2.0 1 2.0 Gowns, etc.

Patient "Changed" Waiting -6.0 1 6.0

Trollev Bav

Staff Base 6.0 1 6.0 To oversight changed waiting.

Operating I Procedure Room 42.0 3 126.0 Able to rotate bed through 360 degrees.

Scope Reprocessing 12.0 1 12.0 If possible, direct access from Endoscopy Rooms.

Endoscope Store 2.0 1 2.0 Special cupboards I

21.15 Procedure Unit Scrub Bay 6.0 1 6.0 Shared between rooms.

Bay- Mobile Equipment 2.0 2 4.0 X-ray units etc.

Bay- Linen 2.0 1 2.0

Staff Station 9.0 1 9.0

Clean Utility- Sub 9.0 1 9.0

Dirty Utility I Disposal Room 12.0 1 12.0

Bay- Resuscitation Trolley 2.0 1 2.0

Bay- Linen 2.0 1 2.0 Add 1 sqm if blanket warmer included.

Single Recovery Room 12.0 1 12.0 Children; Negative I neutral air-conditioning for

!patients post-bronchoscopy, Bay- Trolley- 1st Stage

9.0 6 54.0 Recoverv

Page 24 of87


3 sqm per chair

Store- Equipment With power points for recharging pumps etc.

Staff Lounge I Beverage

Staff Toilet I Lockers: Male Full lockers -adjust mix as required.

Staff Toilet I Lockers: Female Full lockers- adjust mix as required.

Shower - Staff

Page 25 of 87


Examination/ Assessment Room 1.0 Admissioning

Entry Lobby/ Airlock

Reception/ Clerical I 10.01 11 10.0 -

Waiting I 10.01 11 10.0

Toilet- Disabled (Visitors) I 5.01 21 10.0

Ambulance Entrance 8.0 1 8.0

Office- Director, 12m2 12.0 1 12.0

Consult Room - Psychiatrist 9.0 1 9.0

Office - Registrar's Office I 9.01 11 9.0 -

Psychologist I 9.01 11 9.0

Occupational Therapy 9.0 1 9.0

Social Workder 9.0 1 9.0

Administration Staff 10.0 1 10.0

Nursing Manager 10.0 1 10.0

Office- Nures 10.0 1 10.0

Page 26 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--<:Ioes not represent Queensland Health policy at this time

Consult/Interview Room 9.0 1 9.0 Plus 2m2 for 2nd door. Based on 1 per 1 0 beds excludinQ PICU

Conference Room 15.0 1 15.0 4.0 Specialist Area

1 Bed Room - Mental Health 12.0 16 192.0 Sub-divided onto 'pods' each with its own sitting area

En suite- Shower/ Toilet 5.0 16 80.0 Shared with PICU

Kitchen 10.0 3 30.0

Visitor's Room 10.0 1 10.0

Lounge- Patient, 15m2 15.0 4 60.0

Lounge- Music I Night Lounge 1 10.0 1 10.0

Lounge- Quite, 10m2 10.0 1 10.0

Activities Room 15.0 1 15.0

Dining Room 15.0 2 30.0

Laundry- Mental Health 6.0 2 12.0

Treatment Room 12.0 1 12.0

Assisted Bath Room 15.0 1 15.0

Nurses' Station, 15.0 1 15.0

Lounge - Staff Lunch Room 10.0 1 10.0

Staff Toilet & Change - Staff (Ma 10.0 1 10.0

Clean Utility 12.0 2 24.0

Page 27 of87


Dirty Utility, 1Om2 I 10.01 21 20.0

Store- Drugs, 5m2 I 5.01 11 5.0

Clean Linen Store 11 .0 1 11.0

Solid Linen Store 11 .0 1 11.0 8.0 Hotel Services

Store - Patient Property I 8.01 21 16.0

Store - General

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Cleaner's Room, 5m2 5.0

Page 28 of 87


Table 3: Maryborough Hospital Existing Building Condition assessment

Page 29 of 87


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2.4 Exclusions Access was not gained to the interior of some of the older, outlying buildings on the Maryborough Campus. Assessment of the condition of building fabric was limited to visual inspection internally and externally.

The inspection of buildings was visual only and no detailed examination of building elements was undertaken. For some buildings where access into rooms or wards or entire buildings was not available, only an external visual inspection was carried out. No opening up of ceilings or walls to inspect closed-in elements was undertaken.

Drawings that were available at the time of visiting the site were reviewed onsite, but a detailed review of the accuracy of existing drawings on a room by room basis has not been undertaken.

2.5 Standards used The standards considered by ThomsonAdsett in reviewing the existing buildings were as follows:

• Building Code of Australia (refer Building Certifier's report)

• Australasian Health Facility Guidelines

Refer to the specialist consultants' reports for other standards considered in reviewing services and other infrastructure.

2.6 Issues Building Conditions - Maryborough Base Hospital

Block A

Block A is a four storey building believed to be built in 1977 comprising reinforced concrete frames and slabs. The Building Fabric Condition rating is fair. This building accommodates specialist clinics on the ground floor, theatres and Central Sterilising Department on level one and Allied Health and Administration staff on level two. The operating theatres are accommodated in a newer building extension to the original building, completed in 1997. Refer to the Building Certifier's report for Building Code of Australia compliance issues.

Diag~am 2: Block A (main clinical building)

Page 31 of 87


Block B- General wards, Emergency Department and Medical Imaging

Block B is a three storey building comprising concrete encased steel frames, reinforced concrete slab floors with brick external walls. The Building Fabric Condition rating is 5 (fair), overall rating is 4.9 (fair), no major defects were noted during the limited internal and external inspection, although hospital staff noted that there were ongoing issues with flooding of refurbished bathroom areas due to inadequate falls to floor wastes. This is an inherent problem when modifying existing structures for wet areas. Existing ward accommodation is generally in the six bed ward configuration with a small number of single and double rooms. The existing ward accommodation generally does not comply with the Australasian Health Facility Guidelines.

Block C

This building along with Block E was built in 1887 making these two buildings the oldest remaining on site. Block C was substantially modified in later years, with the original verandah bricked in.

Diagram 4: Block C (bulk stores and CTrlr""r'"' ".-""' ,_ .. , ', .,:

The ground floor is currently utilised for bulk stores but a new dedicated stores building is under construction to the northern end of the site. Hospital staff have advised that the floor structure of this building has been condemned (refer Structural Engineer's report).

It is understood that the district is preparing an application to the Environmental Protection Agency, Department of Environment in relation to future use of this building.

Page 32 of 87


The Building Fabric Condition rating is 3 (Poor) and the overall building rating is 2.9. The Heritage Value rating has been assessed as 6 by the inspecting architect, but an assessment by a Heritage Architect is recommended. Due to its close proximity to Block B, retention of this building may limit flexibility to expand clinical services in the future.

Block D

Block D is a single storey art deco style building built in 1951, with what looks to be a later addition built on to accommodate workshops. Building Fabric Condition rating is 4 with an overall rating of 4.3. This building is small and reasonably suited to its current purpose.

Block E

Known as Centre Block, this small building was built in 1887 and accommodates Human Resource staff on the ground level and Administration on Level 1. It is evident that this building would be considered to have heritage value. The Heritage Value rating of 8 has been given, but an assessment by a Heritage Architect is recommended. Due to the fact that the building has been surrounded by and connected to other buildings, its heritage value is significantly diminished. It is barely visible other than from the connecting walkway between Blocks A and H. Building Fabric Condition rating is 5 (fair), overall building rating is 4.2 (poor).


Block F (De Maine)

Built originally as Nurse's quarters in 1928, this building has a significant presence on the site. Currently accommodating Blood Bank and Oral Health services on the ground floor and staff accommodation on the first floor the building fabric is in fair condition only (rating 5) as mentioned in the Structural Engineer's report there is some deterioration of the concrete ground floor slab and the building wiii require an increasing amount of maintenance in years to come. Refer to the Building Certifier's report regarding Building Code of Australia compliance issues. Due to its age, construction and configuration the building is not particularly adaptable and is unlikely to be suitable for clinical functions.

7: Block F (Blood Bank, Oral Health and Staff Housing)

Block G

Built in 1950, this building is in fair to poor condition and is about to be reroofed. Housing the kitchen, the internal fit-out and equipment is in fair to good condition but the building fabric is in poor condition (rating 3). Queensland Health has advised that consideration should be given to sharing of kitchen services between Hervey Bay and Maryborough as Hervey Bay has an extensive and well equipped kitchen. Should centralisation of kitchen services in Hervey Bay be recommended, the adaptability of this building is limited. The overall building rating is 4.8. ·

Page 34 of 87


Block H

Designed as a new maternity ward in 1965, the ground floor of this two storey building has not been built and remains as under-croft space. In 1988 new ward fitout for New Lady Musgrave Maternity Unit was carried out. The first floor previously accommodated a maternity ward. As maternity services are no longer provided at Maryborough Hospital this floor has been occupied by Quality and Education staff. This floor could be recommissioned as ward accommodation with minimal building work. Building in of the ground floor would potentially also offer cost effective new clinical space. The building fabric is in fair to good condition (rating 8) and the overall building rating is 7 (good).

for potential expansion)

Block I I Mental Health

This single storey building is one of the newest structures on site. An external visual inspection was undertaken and hospital staff advised that internally the building is in good condition. The building plans indicate that the building generally complies with the Australasian Health Facility Guidelines for key areas such as bedrooms and ensuite. The Building Fabric Condition rating is 8 (good) and the overall building rating is 6.8 (fair).

Health •nn:;IT'"'nT

Page 35 of 87


Block K

The building was designed as Lady Musgrave Maternity Hospital in 1928. Accommodating Mental Health administration staff, the building is in fair condition, the Building Fabric Condition rating is 5. Due to the age of the building and presence of some asbestos within the building the adaptability of this building is limited. The overall building condition assessment rating is 4.8.

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Block M - Pathology

An internal inspection of this building was not undertaken. Externally the building appears to be in fair condition. Hospital staffs advise that the building is suitable for its current use as a Pathology laboratory. Due to a significant amount of asbestos found at eaves level, to the ceiling cavity and below bench units internally the adaptability of this building is limited.

The Building Fabric rating is 4.5, adaptability rating is 4 and the overall building condition rating is 4.4.

Page 36 of 87


Block N

An external inspection of this building indicates that it is in fair to good condition for its age. Originally the Medical Superintendant's residence, and built in 1887, the remaining portion of this building now accommodates a small number of Administration staff. The Building Fabric rating is 5. The heritage value has been assessed as 8 but a separate assessment by a Heritage Architect is recommended. The building does not lend itself to adaptation. The overall building condition assessment rating is 4.

Block 0

Built 10 years after Block F 'De Maine' in 1938, this building has been vacant for a number of years and has fallen into disrepair. The Building Fabric Condition rating is 2. Despite its apparent heritage value which should be confirmed by a Heritage Architect, the overall building condition assessment rating is poor with an overall rating of 2.5.


w:u~r!:l,m 14: Block 0- Old Nurses' Quarters

Page 37 of 87


Block Q - Community Health and Mental Health

This building is estimated to be approximately 40 years old and is in fair condition. Accommodating Mental Health outpatients and Community Health functions it appears to be relatively fit for purpose. Architectural plans for this building have not been sighted, but the limited internal inspection of the building and advice from hospital staff suggests that there are no significant problems with this building. Due to its age and possibie presence of asbestos products withinf the building its adaptability is limited. The Building Fabric Condition rating is 5, overall rating is 4.7.

Block S- Boiler house (services building)

Purpose built in the1950's, the building has been refurbished in 1997 and the interior plant has been renewed. It accommodates chillers, substation and generator. The building has capacity to accommodate additional chillers (refer Service Engineer's report) and is structurally sound (refer Structural Engineer's report). The Building Fabric Condition rating is 7, and overall rating is 6.2.

Page 38 of 87


Block T

A small addition to Block K, this building is in similar condition. It currently accommodates a staff room. Overall building condition rating is 4.2.

Block U - Gymnasium and hydrotherapy pool

Possibly the newest building on site, this is a contemporary building in good condition due to its purpose built nature consideration should be given to maintaining and improving access to this building in any future redevelopment of the site.

Block V

An external inspection only was completed for this building. Currently accommodating Information Technology staff, the building appears to be in fair condition. Hospital staff advises that the interior fit-out is suitable for its current use. Building Fabric Condition rating is 5, overall rating is 4.5.

Page 39 of 87


Block W - Red Cross Accommodation Centre

This single level brick building provides accommodation for relatives of patients. An internal inspection was not undertaken. This building appears to be in poor condition with overall rating of 3.9 and Building Fabric Condition rating of 5.

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Block X -two storey residence

Built in 1938, this building appears to be in poor condition. Hospital staff advises that this building would be suitable for staff accommodation for a family (for example - Medical Superintendant). No internal inspection was undertaken and architectural plans were not available for this building.

BlockY- Single storey residence

Built in 1928, this building has been vacant for a number of years. Hospital staff advises that the interior is in poor condition.


Page 40 of 87


Block Z - Staff duplex

Built in 1950, this building appears to be in poor condition. No internal inspection was undertaken. The building is currently occupied. Hospital staff advises that the building is suitable for its current purpose. Refer to the Building Certifiers report for Building Code of Australia compliance issues.

Diagram 22: Block Z (staff housing)

2.7 Conclusions and recommendations The current facilities do not generally comply with the Australasian Health Facility Guidelines and in some instances do not comply with the Building Code of Australia. Provision of compliant contemporary health care services at the Maryborough Hospital will necessitate considerable refurbishment. Any future redevelopment of the site will need to give due consideration to heritage listed buildings.

Page 41 of 87


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Diagram 23: Maryborough Hospital Option 1 Plan - Ground Floor

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3 Structural engineer's report

3.1 Scope The scope of work was to assess and document the current structural condition of all buildings at Hervey Bay Hospital. An initial inspection was carried out by Opus International Consultants on the 29 April201 0.

3.2 Method The method of assessment was for an experienced structural engineer to undertake a walkover visual inspection of all relevant buildings both externally and internally, and to compare the structures with available structural drawings, where possible.

A relative condition assessment on a scale of 1 to 10 has been used in this report to aid in understanding relative structural conditions. Assessing the structural condition of a building to a scale can be misleading with respect to safety, so descriptive notes are included in the rating table (refer below in Table 4).

3.3 Exclusions No structural calculations were undertaken nor testing of materials or structure.

The inspection of buildings was visual only and no detailed examination of structural elements was undertaken. For some buildings where access into rooms or wards or entire buildings was not available, only an external visual inspection was carried out. No opening up of ceilings or walls to inspect closed-in structural elements was undertaken.

3.4 Standards used No specific standards were used in determining structural condition. Buildings have been provided a structural condition rating on a scale of 1 to 10. In the following table a rationale is provided to the rating system used throughout this report.

Table 4: Structural standards and conditions

Rating Structural condition

1. Structural elements showing signs of severe deterioration, some elements collapsed leading to an unstable unusable structure.

2. Most exposed elements show major deterioration, parts of structure unstable or unable to carry full load.

3. Building shows age, decay of exposed timber, severe steel corrosion, concrete spalling and visible reinforcement corrosion, a number of elements showing severe deterioration, limited load capacity in some elements.

4. Structural elements showing deterioration, cracking and spalling of reinforced concrete, steel corrosion, some rotting and decay of timber. Many elements or fixings requiring repairs or replacement.

5. Reaching the design life of many buildings, some elements show signs of major deterioration, 45+ years old.

6. Some spalling of reinforced concrete, a number of major defects appearing, 30+ years old.

7. Deeper corrosion of exposed steel, cracking of reinforced concrete, increasing maintenance of structure needed, 20 -30 years old,

8. Some surface corrosion of exposed steel, 1 0- 20 years 9. Minor defects in exposed elements, 5 - 1 0 years old 10. As new condition, no visible deterioration, 0 to 5 years old.

Page 47 of 87


3.5 Issues

Block A- Admissions. Pharmacy, Specialists. Theatres. CSSD. Admin

A three-storey building of estimated 1970's age, comprising concrete encased steel frames, reinforced concrete beam and slab floors with brick external walls. Roof structure was not viewed and no drawing was available. It is expected that the roof would be steel framed with metal roof sheeting.

Structural condition rating is 7. No major defects noted during the limited internal and external inspection. No excess capacity within the structure would be available add floors.

Block B- General Wards, Emergency Department and Medical Imaging

A four storey reinforced concrete frame and slab building comprising a number of additions and extensions.

The structural condition rating is 8. Some concrete cracking was observed in the stairwell walls. The single storey addition on the north provides some scope for building over but may require some demolition or at least decanting of existing functions.

Block C- Vacant. Storage

A timber and brick two-storey building built in 1887.

The timber joist and steel beam floor is sensitive to walking on and has reportedly been assessed and reported on by another consulting engineer. This assessment has not been viewed but it was reported by hospital staff that the floor was condemned. Therefore current usage as storage space should not be continued. The building would require a thorough structural assessment prior to putting back into use.

A structural condition rating of 3 has been given due to the above issues and its age, although no major defects were observed in the visual assessment. A more detailed structural survey should be carried out before putting this structure to further use.

Block D- Building Engineering, Maintenance and Services

A reinforced concrete and brick single-storey Art Deco style building built in 1951 to house ambulances. It has been converted for maintenance workshops and their associated administration functions. There is limited scope for extension or expansion.

Structural condition rating is 6.

Block E -Administration

Two storey timber and brick structure built in 1887. The building has been built-in all around and walkways have been attached that run through the external verandah space on the northern side.

Structural condition rating is 5. For all structures of this age a thorough structural assessment and maintenance programme would be warranted if the intention is to continue with its current administration usage. Buildings of this age are likely undergoing some form of severe deterioration such as corrosion of concrete reinforcing, corrosion of exposed steel fixings, rot or decay of timber, depending on the degree of previous routine maintenance carried out.

Page 48 of 87


Block F- Blood Bank. Oral Health. Staff Accommodation

Two storey timber framed with reinforced concrete ground floor structure with undercroft. Built in 1928 as nurses quarters then converted for other uses.

Structural condition rating is 5. Spalling of undercroft reinforced concrete has occurred. This will require regular inspection and increasing maintenance.

Block G- Kitchen

Single-storey brick building with light roof built in 1950 with a number of later additions. No major defects noted.


Block H - Quality and Education

Two storey reinforced concrete framed building and suspended floor slab. Ground floor not completed leaving good scope for expansion.

Structural condition rating is 8. An old covered walkway running under Block H is in very poorly maintained condition.

Block I - Mental Health Inpatients

Relatively new single storey steel framed building. No defects noted.


Block K- Mental Health Administration

Single storey timber framed brick building that has recently been renovated. This building was the former lady Musgrave Maternity Unit built in 1928.


A steel framed walkway on the eastern side, running from Block U to Block I, is in a very poorly maintained condition.

Block M - Pathology

Single storey brick building of estimated 1960's vintage. No major defects noted.


Block N -Administration

A single storey brick building with timber verandahs. Built in 1887 as a residence and now used for administration offices.


Block 0- Vacant - Old Nurses Quarters

Two-storey timber and reinforced concrete building built in 1938- similar to Block F. The building is vacant and has been left unmaintained for some time. A complete internal survey

Page 49 of 87


was not carried out, but this should be undertaken to determine the condition of all structural elements before putting the building back into use. Major defects in external elements are obvious but structural elements were not accessible.


Block Q - Community and Mental Health

Single level brick structure built in 1965. No major defects noted.


Block S - Services

Two-storey, reinforced concrete structure, steel trussed roof with suspended slab and brick walls. Building houses plant for services to other buildings. No defects were noted.


Block T - Staff room

Single storey brick building attached to Block K. Recently renovated and no defects were noted.


Block U - Hydrotherapy and Gym

Recently constructed, single storey, steel framed industrial type structure in as new condition. No defects were noted.

Structural condition rating is 9.5.

Block V -Information Technology

Single storey brick building built in 1938 as an operating theatre. Now converted to Information Technology use. No defects noted.


Block W- Red Cross House

Single storey brick residence of estimated 1970s age. No internal assessment undertaken and no defects were noted.


Block X - Staff Accommodation

Two storey brick residence with closed in rear verandah, of 1938 vintage. Currently vacant and no internal assessment was carried out. No major defects of structural elements were noted from the limited external survey.


Page 50 of 87


Block Y - Residence

A single storey reinforced concrete with timber verandahs residence built in 1928. Currently vacant and no internal assessment was carried out. No major defects of structural elements were noted from the limited external survey.


Block Z - Staff Accommodation

A single storey brick unit residence. No internal inspection was carried out. No major defects of structural elements were noted from the limited external survey.


3.6 Conclusions and recommendations Older buildings at Maryborough Hospital dating from 1887 have limited structural life without upgrading and continuing remedial works. All these buildings should be structurally assessed before putting back into use or continuing with current use.

None of the buildings at Maryborough Hospital appear to have allowed for extending upward. Existing buildings can be built over where space and layout permits.

The open undercroft space to Block H can be built in at ground level or raised to suit.

Preliminary Infrastructure Development Options

The development options identified by ThomsonAdsett Architects for Maryborough Hospital include provisions for new buildings that will require structures that are consistent with the existing buildings and constraints of the existing site. New multi-storey buildings would be expected to be similar in form to existing structures. That is, generally steel framed roofs, concrete suspended slabs supported by either reinforced concrete or steel framing, supported on foundations of high level strip and pad footings.

Buildings that are required to be located close to the main buildings (Blocks A and B) would preferably link to these buildings by elevated walkways over existing buildings. Development Option 2 allows for suspended walkways between the new three level Rehabilitation/Inpatient Unit to Block B. These walkway links would connect to and be supported by the existing structure. This would need to be investigated and structurally evaluated, but it appears to be a feasible structural solution.

All single storey structures could be simple steel or timber framed structures preferably with slab on ground, but could also be suspended floor slabs if site levels require it.

Very old existing structures that will not be demolished as part of the redevelopment will require investigation for structural adequacy for whatever use is intended of them. In some cases strengthening of the building may be required. Old buildings that have been left unmaintained should be either demolished or upgraded as they can be a danger to anyone entering them.

Page 51 of 87


Diagram 27: Block A -southern elevation

Diagram 28: Block B -southern elevation

Diagram 29: Block B - north-west corner

Diagram 30: Block A -plant room extension - eastern end

Diagram 31: Block B- main entrancestair and lift well (Block A to the right)

Diagram 32: Block C- north-east corner

Page 52 of 87


Diagram 33: Block C- access stairs adjacent Block D

Diagram 34: Block D - north-east corner

Diagram 35: Block E- ground floor foundations

Diagram 36: Block C - ground floor interior

Diagram 37: Block D -maintenance workshops, interior

Diagram 38: Block E- ground floor

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Diagram 39: Block F- south-east end

Diagram 40: Block F- undercroft

Diagram 41: Block H - north-east corner

Diagram 42: Block F- southern elevation in background

Diagram 43: Block G - kitchen, north elevation

Diagram 44: Block H- north-west end

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Diagram 45: Block 1- Mental Health

Diagram 46: Block K- south-west end

Diagram 47: Block M- pathology eastern side

Diagram 48: Block I - Mental Health

Diagram 49: Block K- southern side

Diagram 50: Block M- pathologynorthern side

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Diagram 51: Block N- northern side

Diagram 52: Block 0 - Old Nurses Quarters - south-east end

Diagram 53: Block Q- Community Health

Diagram 54: Block 0 - east elevation

Diagram 55: Block Q- Community Health

Diagram 56: Block S - south-west corner

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Diagram 57: Block T- attached to Block J (left) in background

Diagram 58: Block U- Hydrotherapy and Gym - northern side

Diagram 59: Block V- Information Technology- western side

Diagram 60: Block W- Red Cross Accommodation

Diagram 61: Block X

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Diagram 62: Block Y- Residence

Diagram 63: Block Z- Unit Accommodation

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4 Building surveyor's report

4.1 Scope Site visit was carried out by Gerry Grogan of Building Approvals and Consultancy Pty Ltd to gain a general understanding of the existing buildings as regards layouts, size, general condition, obvious problem areas.

4.2 Method Compare general observations from site visit and review of basic plans with what is generally expected in a building constructed in accordance with the Building Code of Australia. This includes recognition of areas of Structure, Fire Resistance, Access and Egress, Service and Equipment, Health and Amenities.

4.3 Exclusions No specific issues have been inspected. Only an overview of potential compliance has been treated as the expectation. Maintenance and Energy Efficiency sections of Building Code of Australia have not been considered as these areas are more effectively covered by other consultants.

4.4 Standards used As no specific items were inspected in detail, the standards have been used as a guide. The Australian Standards references in the Building Code of Australia change over time in detail, but most aspects remain quite similar.

The main 'standard' used is the Building Code of Australia, as this sets out major constraints for each building, especially relating to fire safety, egress, amenities etc.

The Building Code of Australia identifies the particular Australian Standards that a new building or alterations to an existing building needs to satisfy.

4.5 Issues

Fire Separation

The fire separation between buildings (including vertical fire separation for the four storey building) and conjoined parts of adjacent buildings is of major concern.

It appears that the enclosure of verandahs has compromised the existing required fire compartment sizes. Similarly, the enclosed linkway changes the compartment separation and appears to also compromise vertical separation at exterior of building.

There are small distances between buildings with several areas having little or no fire rating to structural elements (Block E and C) and this is of concern for fire separation.

Due to number of storeys these hospital buildings should be Type A or B construction under the Building Code of Australia depending on the use.

If Block C and E are used for storage or administration then as two storey buildings they can be Type C construction. Thus they only need three metre separation to other buildings to avoid the need of a fire resistance level (FRL) to load bearing elements etc.

For Type B construction the Building Code of Australia requires all structural elements within 18m of another building or property boundary to have a FRL.

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This FRL increases for a building of Type A construction to require all structural elements in an external wall to have an FRL no matter what separation distance there is between buildings or boundaries.

For Class 9a hospital buildings the Building Code of Australia allows a maximum fire compartment size of 2000m2 and where the floor area of a storey in a building exceeds this limit, a wall with an FRL of 90/90/90 is required. This means that the wall needs to have structural adequacy, integrity and insulation for a period of 90 minutes.

Within certain ward areas of fire compartments there is a requirement for a 60/60/60 FRL wall to break the compartment into max 1 000m2 areas and then a further requirement for the maximum area of 500m2 for smoke compartments within the fire compartment.

In assessing the buildings at Maryborough Hospital it was noted that:

• Block A is part of same building as Block B

• Block B to Block C - appears to be just on the three metre setback

• Single storey part of block B is generally fire separated from Block C and E

• Corner Block B to Block E - approx one to one and a half metres

• Block E is connected to Block C

• Block C to Block D -approximately three metres

• Block G and Block H are connected via links to other buildings and where not linked are less than 18 metres apart.

Block A is joined with Block B and via link 1 to Block H which is connected to Block E. Lack of 18 metre distance between these buildings and Block E and C indicates that the floor areas of Block E and C are to be treated as part of blocks A and B. Adding to this issue is the inclusion of floor areas of Block G and H.

If a large fire occurs in a non sprinkler protected building and fire brigade attendance time is not less than several minutes, the fire would rapidly spread to adjacent buildings.

Other issues are noted as follows.

• Inadequate fire separation at external walls and openings of different fire compartments. (refer to Building Code of Australia C3.3 and C3.4).

• FRL to plant rooms and fire isolated stairs to be confirmed (Level 2- Block A).

• Level two (2) Block A and B is one fire compartment of about 1500 m2 and there is no evidence of a 60/60/60 FRL wall to restrict to max 1 000m2 without FRL.

• Smoke compartments appear satisfactory with fire separation of plant room to be confirmed.

• Level One (1) of Block A and B is one fire compartment of about 1800m2 and are directly connected to level 1 of Block H via link 1 A. Effectively fire compartment size of about 2575m2 exceeds the Building Code of Australia max of 2000m2

. There is no evidence of a 90/90/90 fire wall or a 60/60/60 smoke wall. It is assumed that Link 1 is fire separated from Block E except for exposure from wall to wall. If 90/90/90 FRL is not provided between Link 1 and Block E and link 1 and Block H then the fire compartment size is too large and requires specific attention.

• Ground level of Block A and B is one fire compartment of approx 2000m2• Connection to

Block E via Link 1 is to be reviewed. Exposure to fire spread between link 1 and exterior of Block E is of concern.

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• There is no separation to Block H which is also connected to Block G. Overall fire compartment will be about 2400 to 3000m2 which exceeds the Building Code of Australia max of 2000m2

. There is no evidence of a 90/90/90 fire wall or a 60/60/60 smoke wall. It is assumed that Link 1 is fire separated from Block E except for exposure from wall to wall. If 90/90/90 FRL is not provided between link 1 and Block E and link 1 and Block H and G then the fire compartment size is too large and requires specific attention.

• The current Building Code of Australia, which was not law when these original hospital buildings were constructed, requires zone smoke control or sprinklers for Class 9a buildings over two storeys rise and this obviously assists with controlling spread of smoke and/or fire growth which aids protection of occupants. No documentation has been sighted to indicate that a zone smoke control system is installed and for the multi level Block A and B there is no sprinkler system installed.

In reviewing the proposed options for future service delivery at Maryborough Hospital it should be noted that only Option 3, which proposes demolition of Block C and G, will assist in fire separation issues.

Recommendation: that these matters of fire separation and smoke separation be subject of a separate investigation with accurate "as-constructed" plans and information/ certification of existing potential smoke and fire doors. Actual non-compliance with the Building Code of Australia can then be clearly documented and a rectification plan developed.

Persons with a Disability Access

Another issue is the lack of Persons with a Disability (PWD) access fully complying with AS1428.1- 2001. The federal "Disability (Access to Premises- Buildings) Standards 201 0" will become law next May (2011) and this will require upgrading of existing buildings where alterations and additions are carried out.

Community infrastructure such as this Hospital site will in my opinion have a community expectation to be more accessible.

Any new design and construction will need to include upgrade of PWD access across the site.

Recommendation: that this matter of persons with a disability access be subject of a separate investigation to identify non-compliance with AS1428- 2001 (existing standard) and allow a rectification plan to be developed.

4.6 Conclusions and recommendations Fire separation and fire protection is a main concern as regards Buildings A, B, C, D, E, G and H and needs to be further investigated and rectified (where necessary) whether any redevelopment is undertaken or site is to be left undeveloped.

Similarly, a report on possible general upgrade of PWD accessibility across the site needs to be developed for upgrading.

Option 1

Proposal to do nothing still requires investigation on fire separation and PWD access issues as a duty of care. Relevant documentation of previous approvals by Queensland Government or external consultants over last 10- 15 years to be sought and reviewed.

Any issues that previously have been adequately approved (with supporting documentation) can then be accepted as ensuring an effective level of fire safety for the buildings occupants

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It is noted that while the Nurses Headquarters remains unoccupied, there is no requirement for upgrading fire safety etc.

Option 2

This proposal will still need further investigation on fire separation and PWD access to ensure compliance.

It is not expected that any unusual requirements of the Building Code of Australia would be triggered for Class 9a building. However, note the requirements of Building Code of Australia Table E2.2a for zone smoke control (as per AS/NZS 1668.1) if no fire sprinklers provided.

Option 3

This proposal will still need further investigation on fire separation and PWD access to ensure compliance.

It is not expected that any unusual requirements of the Building Code of Australia would be triggered for Class 9a building. However, note the requirements of Building Code of Australia Table E2.2a for zone smoke control (as per AS/NZS 1668.1) if no fire sprinklers provided.

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5 Hydraulic engineer's report

5.1 Scope An inspection of the Hospital was carried out on 28 April 2010. This inspection was undertaken by Cushway Blackford and Associates.

The scope of the inspections included all buildings on the site.

5.2 Method The method of inspection was to review all available existing documentation (both eplan and local), visually review each building, photograph where appropriate and discuss with the Hospital Maintenance personnel.

5.3 Exclusions During the walk-through inspection visits, there was no or minimal access to ceiling or roof spaces, building ducts, and underground services. Information on existing conditions was gleaned from the visual inspection carried out, the drawings that were available, and discussions on site with available staff.

5.4 Standards used The standards used in determining this report include:-

• AS 3500 Plumbing and Drainage • AS 2419 Fire Hydrant Installations • AS 2441 Fire Hose Reels • Building Code of Australia

5.5 Issues The hydraulic services are generally in average to poor condition commensurate with the state and age of the buildings themselves.

External fire hydrants have been used to protect the Hospital with internal fire hydrants installed on the upper levels (within the fire stairs) to ensure all areas over covered. Internal fire hose reels have been installed throughout the Hospital.

Part of the old building is protected by a sprinkler system, which is in need of a complete upgrade.

No rainwater reclamation could be identified on the site.

The following being items of concern:

• Compliance with current codes in relation to fire hydrants and hose reels. • Backflow protection of the domestic water supplies was insufficient and not in

accordance with AS 3500. • Tempered water not provided to all ablution fittings throughout the Hospital and

associated buildings. • Obvious areas of stormwater ingress could not be identified. • All pipework that could be seen appeared to be in average to poor condition.

5.6 Conclusions and recommendations Any proposed future refurbishment or expansion of the Hospital would require an upgrade/replacement of the existing services and plant. Compliance with current Codes and

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Australian Standards would also most likely be required depending on the extent of future works.

Upgrade of the existing sprinkler system is recommended in the near future.

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6 Electronic engineer's report

6.1 Scope An initial inspection at the Hospital was carried out on 28 April 2010 with a subsequent inspection on 25 May 201 0. These inspections were undertaken by Cushway Blackford and Associates Pty Ltd.


6.2 Method The method of inspection was to review all available existing documentation (both eplan and local), visually review each building, photograph where appropriate and discuss with the Hospital maintenance personnel.


6.4 Standards used The standards used in determining this report include:

• Queensland Government ICT Cabling Standard IS32 and associated Technical Standards

• AS 3080- Telecommunication Installations, Integrated Telecommunication Cabling Systems for Commercial Premises

• AS 3084- Telecommunications Installations, Telecommunications Pathways and Spaces for Commercial Buildings

• Building Code of Australia

6.5 Issues The following is a brief summary of the various aspects of the electronic services installation.

Communications Cabling

Communications cabling consists of a fibre optic and copper backbone cabling between the main communications cabinet and cabinets in each building. Cat 5 and Cat 6 UTP cabling is provided throughout the buildings.

The installation is in reasonable condition.

Nurse Call System

The nurse call system is in reasonable condition, however because of age will continue to experience regular breakdowns.

6.6 Conclusions and recommendations The main components of the electronics installation are generally in good order and well maintained. They have reasonable expansion capabilities that would suit further development of the Hospital.

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However, due to their age and nature of technology, various systems should be considered for replacement over time, particularly if there is significant development of the site. This applies particularly to the nurse call, telephone and security systems.

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7 Electrical engineer's report

7.1 Scope An initial inspection at the Hospital was carried out on 28 April 201 0 with a subsequent inspection on 25 May 201 0. These inspections were undertaken by Cushway Blackford and Associates Pty Ltd.


7.2 Method The method of inspection was to review all available existing documentation (both eplan and local), visually review each building, photograph where appropriate and discuss with the Hospital maintenance personnel.

7.3 Exclusions This Section is not applicable.


• AS/NZS 3000- S.A.A. Wiring Rules • AS/NZS 3008.1.1 - Electrical Installations -Selection of cables • AS/NZS 2293.1 - Emergency Evacuation Lighting in Buildings • Building Code of Australia.

7.5 Issues The following is a brief summary of the various aspects of the electrical installation.

Electricity Supply Ergon provide supply to the site via duplicate high voltage (HV) feeders from Neptune Street to a 2 x 1000 kVA transformer substation in the Energy Building. The nominal capacity of the supply is approximately 1400 amps per phase for each transformer (total of 2800 amps per phase).

Maximum Demand The measured maximum demand at the main switchboard (MSB) averages approximately 744 amps for one transformer and 570 amps for the other. Spare capacity therefore is approximately 40% and 60% respectively.

Consumers Mains Consumers mains from each transformer to the MSB are 8 x 300mm2 MIMS Cu with a nominal rating of 2355 amps.

Emergency Supply Emergency supply to the Hospital is from a 562 kVA diesel generator located within an acoustically treated plant in the Energy Building. It has a nominal capacity of 780 amps. Essential mains from the generator to the MSB are 7 x 120mm2 MIMS Cu with a nominal rating of 860 amps.

Main Switchboard The main switchboard is rated for 2 x 2000 amp supplies with a bus tie arrangement and reticulation via various stacks of circuit breakers for general light and power, mechanical services and essential services.

The switchboard is in good condition. Page 67 of 87


Reticulation Electricity reticulation is generally via submains in an underground conduit and pit system to mechanical services switchboards in plant rooms and electrical distribution boards in each wing. There is some spare capacity in conduits.

Distribution Boards Distribution boards (DB's) are of a panel board type with separate circuit breaker chassis for essential and non-essential services.

DB's are generally in good condition with some spare space.

General Lighting Lighting is generally from recessed fluorescent troffers and down lights and is in fair condition.

Emergency Lighting Emergency lighting and exit signs are of the single point type connected to a Nexus monitoring system. They appear to be of good condition, however now due to the age of the facility, regular failures are to be expected.

Fire Alarm System The fire alarm system comprises thermal and smoke detectors throughout in accordance with the requirements of AS 1670.1 which are connected to a fire indicator panel at the main entry. There is an ongoing issue with false alarms throughout the Hospital.

7.6 Conclusions and recommendations The installation ranges for average to good standard and has been well maintained. The capacity of the existing electricity supply is sufficient to service the facility if it was to be expanded by up to 50% without the need for further upgrading.

Reticulation from the main switchboard could be limited depending on the location of any future site development; however there would not be significant issues to overcome.

The fire panel and detectors may need to be replaced if nuisance faults cannot be successfully removed.

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8 Mechanical engineer's report

8.1 Scope An inspection of the Hospital occurred on 28 April 2010. This inspection was undertaken by Cushway Blackford and Associates.

The scope of the inspections included most buildings on the site.

8.2 Method The method of inspection was to review all available existing documentation (both eplan and local), visually review each building, photograph where appropriate and discuss with the Hospital Maintenance personnel.



• AS 1668 Parts 1 and 2 • Building Code of Australia • AS 3666.

8.5 Issues The major part of the hospital (main buildings A,B H and M) are air conditioned by a system of chilled water consisting of three (3) water cooled chillers and associated cooling towers located in the Energy Building distributing chilled water to air handling plant rooms in buildings throughout the site. The chillers are quite old, and will need to be replaced in the next few years.

All remaining buildings throughout the hospital are air conditioned by systems of individual split ducted, wall split, or packaged air conditioning systems.

Stairwell pressurisation is provided to the exit stairs in Block A and B.

The mechanical services generally are in poor to average condition generally commensurate with the age of the particular buildings which they serve.

The only systems that could be considered to be in good condition would be the operating theatre plant installed in 2000.

Increased maintenance and replacement will increase as the equipment increases in age

The two (2) lifts in the Main Building (Block B) are of Otis manufacture (23 person) They are quite old and need refurbishment.

The "Waygood Otis" lift in Block Cis very old and should be replaced if that building is to be reused.

8.6 Conclusions and recommendations Whilst the central chilled water plant is in reasonable condition, most of the air handling plant connected to it (with the exception of the latest Theatre plant) is in poor condition and being maintained regularly to keep it operating.

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Allowance should be included for replacement of the chillers and air handling plant over the next few years.

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9 Civil engineer's report

9.1 Scope A review of the civil infrastructure has been requested to allow for future hospital planning, therefore an inspection of the facility was undertaken on 14 May 2010 to assess the site and condition of the existing infrastructure. The assessment has been broken into the following -

• Site Description

• Drainage • Road Access and Parking • Individual Buildings • Water Supply- External only • Sewerage- External only.

9.2 Method This Sections is not applicable

9.3 Exclusions This Section is not applicable

9.4 Standards used This Section is not applicable

9.5 Issues Site Description

The hospital site is bounded by Walker Street, Neptune Street, Winston Noble Drive and Yaralla Street, Maryborough, occupying approximately 1.2 hectares.

The site falls gently from the Walker/Neptune Street corner at RL23.8m to the Winston Noble/Yaralla Street corner at RL 16.4m with a gradient average of 1.5 per cent.

The current hospital buildings are constructed with public access on Walker Street with Emergency and operational access on Neptune Street.

Currently under construction, is a new Stores building, located adjacent to the Community Health Building. The West block (Building B) is currently being renovated and within the last 10 years the Main Building (Building A) has been renovated, the Mental Health Unit (Building MH) constructed and the capacity of the staff car park, increased.

Road Access and Parking

There is no viable public access parking on or adjacent to the hospital. All visitors must park on the adjacent residential streets.

Public access to the hospital is generally from Walker Street, although the Mental Health Unit, Hydrotherapy Pool Facility and Community Health are accessed from Neptune Street.

Staff parking is limited to a defined 100 car area centrally located within the site and several grassed areas adjacent to buildings, particularly between the old Nurses Home (Building D) and the De Maine Building.

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Operational and maintenance access to the site is from Neptune Street and this has recently been upgraded.

The provision of adequate staff and visitor parking should be addressed sooner rather than later.

Drainage

As can be expected, with the numerous reconfigurations of buildings on this site the internal drainage has been altered very little, sometimes augmented but on many occasions, neglected and as a result the current system is considered ad-hoc. There are very old sections which date back to the original buildings, and these still function. I was unable to determine if there has been a complete review of the existing drainage network to confirm its adequacy or capacity. It is expected that no review has been undertaken and much of the system is operating at, or near capacity.

Council's major trunk stormwater (twin 1.8m pipes) cross near the intersection of Winston Noble Drive and Yaralla Street at the lowest point and all stormwater from the site gravitate to this trunk storm water. Runoff from the hospital site is transported both overland and in a network of internal (hospital) and external (Council) pipes. The hospital discharges into an existing Dn600 drain along Yaralla Street to the trunk system.

On the Hospital site a number of collector stormwater pipes cross the site. The capacity and condition of these pipes need to be investigated. The first collects runoff from the front of Buildings A and Bas well as driveways and car parks, flowing toward Yaralla Street. The second pipeline traverses the property between buildings C and the Mental Health Building. The third and fourth storm water pipes discharge through the relatively new (2004) Yaralla Place Aged Care Facility (YPACF). The Council restricted all storm water flows from within and through the YPACF to pre-development levels and consequently a detention basin was built adjacent to the disused Nurses Quarters.

Additionally, there are a number of hospital buildings that discharge directly to the council drainage systems in the street; the Community Health Building, the new Stores Building and the smaller buildings that front Neptune Street.

Any development of the site that increases the current runoff will require the construction of detention storage. This must be allowed for in any future development considerations.

Detailed assessment of these systems has not been undertaken and before any future development of the site is undertaken the condition and effective and reserve capacity of these collection pipelines must be assessed. It is beyond the scope of this report.

Individual Building Assessment

Each building has been assessed against the previous three criteria and tabulated results are appended.

Water Supply

The Hospital is serviced from Wide Bay Water's network off two separate water mains in Neptune Street. The main or primary supply is supplied from the 'high pressure zone' and a secondary supply from the 'low pressure zone'. Both pressure zones are controlled by the elevated reservoirs in Aberdeen Avenue (High Level at TWL 57.0m and Low Level at TWL 50.6m). The service connections are controlled by non-return valves and feed directly into a

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system that includes a pump to ensure adequate pressures are available throughout the complex. This metered service is Dn1 00. An additional service connection exists off Yaralla Street. This metered connection is Dn150. This connection is also off the 'high pressure zone'.

Sewerage

The Wide Bay Water Sewage network is old and requires significant upgrading to meet the current and future development loads. Sewage from the majority of the Hospital facility drains by gravity in a south east direction to the Sewer Pump Station (No.7) in Neptune Street. This is an old station and receives gravity and pumped sewage from other areas south-west of the hospital. It currently operated at, or very close to its capacity and will require upgrading.

The Community Health Building and the new Stores Building drain to the north to Pump Station No.15 also in Neptune Street. This pump station collects sewage from the developing areas to the west of the hospital, including the Moonaboola Industrial estate and the Correctional Centre. It is also operating near its capacity.

9.6 Conclusions and recommendations All civil infrastructures are in poor to good condition throughout the site and require an immediate capacity I condition assessment. Additionally whilst additional car parking and improved public access is required now, future development will require additional on-site peak flow detention.

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1 0 Traffic engineer's report

10.1 Scope

TTM has been engaged to undertake a preliminary assessment of the future traffic requirements for Maryborough Hospital. This report will form part of a submission from ThomsonAdsett to Queensland Health to identify the infrastructure requirements to cater for the future Health Service required on the Fraser Coast.

10.2 Method

The existing transport infrastructure at the site has been reviewed with respect to a number of traffic and transport elements, including:

• Local Road Hierarchy

• Access Arrangements

• Parking Supply and Configuration

• Service Vehicle Access

• Pedestrian and Cyclist Access

• Public Transport Accessibility.

10.3 Exclusions This Section is not applicable.

10.4 Standards used This Section is not applicable.

10.5 Issues Existing Transport Infrastructure

Local Road Hierarchy

The hospital site (including the aged care facility in the eastern portion) is fully bounded by four road sections as identified in Table 5. All of these road sections are administered by the Fraser Coast Regional Council.

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Table 5: Traffic T1: Adjacent Road Sections

Road Name Classification Lane Carriageway Speed Configuration Width Environment

Walker Street Truck Collector 2 lanes, plus 12.5m Unsigned -parking 50km/hr

Neptune St Collector 21anes 12m Unsigned -50km/hr

Yaralla Street Local Access 2lanes 10.5m Unsigned -50km/hr

Winston Noble Local Access 21anes 9.5m Unsigned -Drive 50km/hr

Access Arrangements

The Hospital site (including the aged care facility) is currently serviced by 12 access driveway crossovers. These driveway facilities vary between minor three metre wide domestic standard access driveways to 1 0 metre major access facilities, suitable to cater for service vehicle access. The driveways are identified in Table 6.

Table 6: Traffic T2: Adjacent Road Sections

Access Street Access Location Width Purpose

Walker Street ?Om east of Neptune 3m Egress from Block A setdown

Walker Street 1OOm west of Yaralla 4m Access to Block F carpark and ingress to Block A setdown

Yaralla Street 30m north of Walker 3m Access to Block Y

Yaralla Street ?Om north of Walker 3.5m Access to carpark near old nurses quarters

Yaralla Street 140m north of Walker 3.5m Access to setdown near old nurses quarters

Winston Noble 11Om west of Yaralla 6.5m Aged Care Facility Access and ingress to Dr Community health building

Winston Noble 11Om east of Neptune 3.5m Egress from Community health building Dr

Neptune Street ?Om south of Winston 4m Access to Community health building Noble

Neptune Street 110m south of Winston 5m Access to 60 parking spaces north of Noble BlockY

Neptune Street Near Reed Ave 10m Main hospital access to carpark and service area

Neptune Street 60m north of Walker 7m Ingress to Block B setdown

Neptune Street 40m north of Walker 6m Egress from Block B setdown

All access points operate as driveways, with no line marking to provide any ancillary lanes, either within the development or on-street. Several access points are configured with signage to limit movements to one-way.

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,_ ..

Parking Supply and Configuration

The existing site provides a range of parking facilities, distributed across the site. The parking areas currently utilised on-site (including marked, sealed and unsealed areas) provide for up to 255 parking spaces. This is exclusive of the Aged Care Facility parking. Figure 1 identifies the parking areas on the site.

There are also a number of ad hoc parking locations around the site. These areas are accessed from minor, very low turnover access points and are associated with specific buildings. Specifically there are areas adjacent to Block B, Block Y, the Red Cross Building and the Community Health Building which can, and are, used as parking across the site. These areas potentially add up to another 20 parking spaces to the site.

The mapping of the parking areas also identifies that the parking is significantly distributed across the site to allow some level of convenience to all areas of the hospital. However, many of these parking areas are not interconnected. This would require circulation between parking areas to occur on the external road network, particularly where carpark areas are operating at capacity.

NEPTUNE ST

VARALLA ST

r-tgure 1: un-sne r-arKmg 1-1reas

BReDCRO~IIELATIVES

"""''-.

On-street parking is also available in the vicinity of the site. The development frontage on all four streets could potentially accommodate over 100 vehicles, with additional parking opportunities on the opposing kerbs.

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Service Vehicles

The service vehicle facilities are generally located on the main internal circulation road, accessible from Neptune Street. This 1Om wide access leads to a 6m wide internal circulation road. Loading areas are then located adjacent to the rear of Block G, Block S and the mental health building. This service area includes ample pavement area to manoeuvre vehicles to exit back to Neptune Street. However, an internal circulation road, suitable for most service vehicles continues through to the Aged Care Facility and access to Winston Noble Drive.

Pedestrian and Cyclist Access

The primary pedestrian access is to Block A from Walker Street, adjacent to the pedestrian crossing. There are two other minor staff pedestrian access points along Neptune Street. All other pedestrian access to the site is via vehicular access points. Internally, pedestrian access and circulation is a much higher standard with all major buildings and most minor buildings connected by dedicated, sealed pedestrian paths.

The site frontage includes footpaths along the Walker Street frontage and the southern portion of the Neptune Street frontage.

There are no dedicated cyclist access facilities provided for the site.

Public Transport Access

Wide Bay Transit operates 4 bus routes which service the hospital. All of the routes stop at the site frontage on Walker Street. Two of these routes service the Maryborough town area, while the others are regional services from Hervey Bay and Howard.

Future Transport Infrastructure Requirements

The following identifies the future transport requirements for the site to accommodate the preferred development option.

Local Road Hierarchy

Generally a major traffic generator, such as a hospital, will be located on a major route ideally have multiple frontages to distribute traffic. The classification of roads fronting the site and their existing configuration are considered appropriate for hospital access.

Access Arrangements

While distribution of traffic across several access points is beneficial for a hospital use, the provision of 12 access locations across four frontages is considered excessive. As such it is recommended that the current access arrangements are rationalised to a more suitable provision. The following access driveway configuration is proposed:

• two driveways from Walker Street • two driveways from Neptune Street • single access driveway from Winston Noble Dr (aged care access) • single access driveway from Yallara Street.

Furthermore, most of the existing access driveways provide no more than a domestic residential standard. Widths are less than four metres, no signage is provided and there is minimal flaring of driveways at the kerb. As such, only two access points on the entire site are suitable for two way traffic, despite the majority operating with two-way functionality.

Parking Supply and Configuration

TTM has extensive experience with determining appropriate hospital car parking rates. Typically there are three sources that generate parking demand for a hospital, these include:

• staff parking • visitor parking

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• outpatient (consulting room) parking.

Staff parking is required at a rate of 0.6 spaces per equivalent full time employee. This supply is calculated considering several critical factors. The most significant of which is the shift work nature of a hospital. This results in only a percentage of the workforce being onsite at any single time. The peak demand occurs during the middle of the day when medical staff have a shift change and administration staff are in the middle of their working day. Other factors that lower parking demand below one space per employee include:

• employee Leave (typically 8% to 10% of staff are on leave at any given time) • mode share of arrival not 100% car driver (some staff will walk, cycle, be dropped off or

car pool).

In a more urban environment, where public transport has a significant mode share, the staff rate can be as low as 0.35 spaces per full time equivalent (FTE). However, in a regional area, where private vehicles dominate, the 0.6 spaces per FTE is considered appropriate.

Visitor parking is required at a rate of 0.1 spaces per bed. This supply is calculated considering several critical factors. The most significant of which is the demand share with other uses. Visitor numbers typically peak in evenings and on weekends, when visitors are not otherwise engaged by work/education. At these times the majority of visitor demand can be catered for by outpatient/consulting parking, which operates at a lower demand at these times.

Other factors which impact visitor numbers include:

• typically less than 1 00% of beds in a hospital will be open • bed utilisation is less than 1 00%, with periods on beds not utilised between discharge

and admission

Outpatient parking of 3.5 spaces per 100m2 allows for patients to be on-site to attend consulting rooms or have minor surgery. This allows approximately one parking space per consulting room (incorporating auxiliary areas). While a single room may be occupied and have additional patients waiting, it is also factored in that a significant proportion of outpatients will not drive and park. Many, if not the majority, will be driven to the hospital, dropped off and picked up later in the day (including via taxi).

Parking for the hospital is based on the figures in Table 7.

Table 7: Traffic: Parking Demand Calculation

Use Parking Rate Quantity

Staff 0.6 per staff member 520 FTE's

Inpatient Beds 1 per 10 beds 96 beds

Consulting areas (outpatients) 3.5 spaces per 100m2 600m2

Total

Number of Spaces

312

10

21

343

*Staff numbers as based on 2010 numbers (433 FTE's), factored up by 20 per cent, equivalent to the estimated additional GFA proposed for the site.

The existing parking supply on the site is suitable to cater for the existing demand, as well as some expansion. However, a significant proportion of these spaces are located in unsealed, unmarked or ad hoc locations. To maintain a suitable level of high quality parking into the future, formalisation of parking areas is recommended.

The internal connectivity of the site should also be improved. In particular, all parking areas were public parking (non-staff) is provided should be linked internally such that visitors to the site are not required to circulate the site on the external road network.

Page 78 of 87


Service Vehicles

Service vehicle access, including refuse collection is suitable for the site operation.

Pedestrian and Cyclist Access

External connections for pedestrians are considered appropriate as the majority of pedestrian access will be from Walker Street. Multiple formal pedestrian access points may also encourage further on-street parking and pose potential security issues.

Cyclist access facilities are insufficient. Future planning for the site should consider significant end of trip facilities, include bicycle storage areas (separate for staff and visitors), lockers and showers.

Public Transport Access The site is appropriately located to public transport.

10.6 Conclusions and recommendations

The major traffic amendment required to accommodate the future proposed uses on the site will be the expansion of the car park on the site. The 343 spaces identified here is approximately 90 spaces more than currently exists on the site. Several potential areas of expansion have been identified, including:

• near the intersection of Walker Street and Yallara Street (minimum 75 spaces) • to the north of block U (minimum 12 spaces) • between Community Health and Neptune Street (minimum 60 spaces).

A secondary issue is the rationalisation and formalisation of access driveways into the site. This includes providing increased circulation across the site, such that cars accessing specific parking areas do not need to circumnavigate the external road network to entre at a specific point.

Otherwise the general transport access arrangements are considered appropriate for the future expansion of the site.

Page 79 of 87


11 Quantity surveyor's estimates Table 8: Maryborough Hospital Option 1 Trade Breakup with Marked Up Rates

I 2 I Allowance for fire alarm svstem reolacement 1.00

3 I Allowance for sprinkler system replacement 1.00

4 I Allowance for replacement generator 1.00

5 I Ensuite renovations 65.00

6 I

Subtotal

Backlog

7 I Allow for Backlog costs for Priorities 1 to 4 I 1.00

8 I Subtotal

Total Marvborouah Hospital Optton''1

Table 9: Maryborough Hospital Option 2 Trade Breakup with Marked Up Rates

2

3

NIL engineering information received- no structural alterations to existing buildings allowed

Carparking allowed as per site plan. No temporary carparking allowed

item

item

item

item

No.

Note

Note

Note

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<:loes not represent Queensland Health policy at this time

$ 1,250,000.00

$ 875,000.00

187,500.00 187,500.00

$ 150,000.00 $ 150,000.00

$37,500.00

~ 4,726,

$ 9~626,675.00

Page 80 of 87

Option 2 .

4 New carpark complete with all kerbing, drainage, 3,556.00 m;:: $162.50 $577,850.00 lighting, landscaping etc.

5 Block C Major renovations to kitchen 372.00 m2 $4,375.00 $ 1 ,627,500.00

6 Block C Major renovations to bring fagade to original 372.00 m2 $ 1,875.00 $ 697,500.00 condition

7 Block C Upgrade Fire 1.00 Item $ 150,000.00 $ 150,000.00

8 Demolish Block G 544.00 m<:: $250.00 $ 136,000.00

9 New Workshop 121.00 m;:: $2,250.00 $ 272,250.00

10 New Engineering 300.00 m;:: $3,125.00 $ 937,500.00

11 Demolish Workshop 121.00 m2 $ 125.00 $15,125.00

12 Demolish Block D 300.00 m2 $250.00 $75,000.00

13 Block B- Medium refurb to Ground Level for 84.00 m2 $2,500.00 $ 210,000.00 Pathology

14 Demolish Block M 456.00 m2 $250.00 $ 114,000.00

15 New Rehab. I Admin building- 2 Levels 2,240.00 m2 $3,750.00 $ 8,400,000.00

16 Block H - New construction in undercroft for Rehab 1,253.00 m;:: $3,750.00 $ 4,698, 750.00 I IPU

17 Block E- Medium refurb to Ground Level for Cafe 161.00 m2 $2,500.00 $ 402,500.00

18 Block H- Medium renovations to Level 1 for 1,253.00 m2 $2,500.00 $ 3,132,500.00 . Rehab/IPU

19 Block B- Medium renovations to Level 1 for Same 285.00 m2 $2,500.00 $ 712,500.00 Day Surgical Beds

20 Block B - Medium renovations to Level 1 for Renal 550.00 m2 $2,500.00 $ 1 ,375,000.00 Unit

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21 Block B- Major renovations to Level 2 for Geriatric 660.00 m2 $3,125.00 $ 2,062,500.00 Management

22 Block A- Medium renovations to Level 2 for 476.00 m2 $2,500.00 $ 1 '190,000.00 Geriatric Management

23 Block A- Medium renovations to Level 2 for 350.00 m2 $2,500.00 $ 875,000.00 Medical Officer Work Facilities

24 Block B- Major renovations to Level 3 for Palliative 674.00 m2 $3,125.00 $ 2,1 06,250.00 Care Inpatient Unit

25 Enclose ground floor of Link between Block A and 160.00 m2 $3,125.00 $ 500,000.00 Block H

26 Allowance for decanting- No Details- Total new 9,842.00 m2 $125.00 $ 1 ,230,250.00 space

27 Subtotal .$. 31,497,975.00

lh ·.. • ··. Site Infrastructure Expansion, ' .' ./·

' . 28 Allowance for site power upgrade 1.00 Item $ 250,000.00 $ 250,000.00

29 Allowance for site chiller upgrade 1.00 item $ 1 ,500,000.00 $ 1 ,500,000.00

30 Subtotal $ 1,750,000.00

, .... Site Infrastructure Upgrades . ...... / .. ,. .

31 Allowance for chiller replacement 1.00 item $ 1 ,250,000.00 $ 1 ,250,000.0

32 Allowance for fire alarm system replacement 1.00 item $ 875,000.00 $ 875,000.00

33 Allowance for sprinkler system replacement 1.00 item $ 187,500.00 $ 187,500.00

34 Allowance for replacement generator 1.00 item $ 150,000.00 $ 150,000.00

35 Subtotal ~ 2,462,500.00

Backlog .··· .. , .. , '

$ 4. 726.675.00 I

.. I < . .... 36 Allow for Backlog costs for Priorities 1 to 4 1.00 item $ 4, 726,675.00

Page 82 of 87


37 Subtotal

Renal Satellite Site

38 Clinic & Training Centre at Satellite Site 900.00 m2

39 Subtotal

Mental Health

40 Mental Health extensions 233.00 m~

41 Mental Health minor renovations 766.00 m2

42 Mental Health major renovations 64.00 m2

43 Subtotal

Total Maryborough Hospital Option 2 . · .

-

Table 10: Maryborough Hospital Option 3 Trade Breakup with Marked Up Rates

2

3

4

5

NIL engineering information received- no structural alterations to existing buildings allowed

Carparking allowed as per site plan. No temporary carparking allowed

Excluding GST

Option 3

New carpark complete with all kerbing, drainage, lighting, landscaping etc.

Demolish Block M

Note

Note

Note

3,556.00

456.00


m 4,726,675.oo

$5,250.00 $ 4,725,000.00

~ 4,725,000.00

$5,000.00 $ 1 '165,000.00

$ 1,250.00 $ 957,500.00

$2,500.00 $ 160,000.00

~ 2,282,500.00

$ 47y444y650.00 I

162.50

250.00 114,000.00

Page 83 of 87

6 Demolish Block C 608.00 m2 $250.00 $ 152,000.00

7 Demolish Block G 544.00 m2 $250.00 $ 136,000.00

8 Demolish Workshop 100.00 m2 $250.00 $25,000.00

9 Demolish part of Block D 100.00 m2 $437.50 $43,750.00

10 Block D major refurbishment 200.00 m2 $3,125.00 $ 625,000.00

11 New Rehab. I Admin Building- 4 levels 4,332.00 mz $4,000.00 $ 17,328,000.00

12 Link- 3 Levels 225.00 mz $2,750.00 $618,750.00

13 Kitchen in Block H Undercroft 320.00 mz $5,000.00 $ 1,600,000.00

14 BEMS Workshop in Block H Undercroft 409.00 mz $ 1,500.00 $ 613,500.00

15 Block B- Medium refurb to Ground Level for 84.00 mz $2,500.00 $ 21 0,000.00 Pathology

16 Block E- Medium refurb to Ground Level for Cafe 161.00 m2 $2,500.00 $ 402,500.00

17 Block B- Medium renovations to Level 1 for Same 269.00 m2 $2,500.00 $ 672,500.00 Day Surgical Beds

18 Block B - Medium renovations to Level 1 for Renal 550.00 mz $2,500.00 $ 1 ,375,000.00 Unit

19 Block B- Major renovations to Level 2 for Geriatric 660.00 m2 $3,125.00 $ 2,062,500.00 . Management

I i

20 Block A- Medium renovations to Level 2 for 467.00 mz $2,500.00 $ 1 '167,500.00 Geriatric Management

21 Block A- Medium renovations to Level 2 for 350.00 mz $2,500.00 $ 875,000.00 Medical Officer Work Facilities

22 Block B - Major renovations to Level 3 for Palliative 674.00 mz $3,125.00 $ 2,1 06,250.00 Care Inpatient Unit

23 Enclose Ground Floor of Link between Block A and 160.00 m2 $3,125.00 $ 500,000.00 Block H

Page 84 of 87


24 Allowance for decanting- No details- Total new 9,539.00 m2 $ 125.00 $ 1 '192,375.00 space

25 Subtotal m 32,397,475.oo

Site Infrastructure Expansion · ..

26 Allowance for site power upgrade 1.00 Item $ 250,000.00 $ 250,000.00

27 Allowance for site chiller upgrade 1.00 Item $ 1 ,500,000.00 $ 1 ,500,000.00

28 Subtotal m 1,75o,ooo.oo

Site Infrastructure Upgrades •.

Allowance for chiller replacement 1.00 Item $ 1 ,250,000.00 $ 1 ,250,000.00

Allowance for fire alarm system replacement 1.00 Item $ 875,000.00 $ 875,000.00

Allowance for sprinkler system replacement 1.00 Item $ 187,500.00 $ 187,500.00

Allowance for replacement generator 1.00 Item $ 150,000.00 $ 150,000.00

Subtotal m 2,462,5oo.oo

Backlog

Allow for Backlog costs for Priorities 1 to 4 1.00 item $ 4,726,675.00 $4,726,675.00

Subtotal m 4,726,675.oo

Renal Satellite Site

New Clinic and Training Centre at Satellite Site 900.00 m2 $5,250.00 $4,725,000.00

Subtotal m 4,725,ooo.oo

Menta/Health ··

Mental Health extensions 233.00 m2 $5,000.00 $ 1 '165,000.00

Mental Health medium renovations 766.00 m2 $ 1,875.00 $ 1 ,436,250.00

Mental Health major renovations 64.00 m2 $2,500.00 $ 160,000.00

Page 85 of 87


Subtotal l!i2,761 ,250.00

Total Maryborough Hospital. Optiof13 $ 48,822,900.00

Source: Neil Richardson Quantity Surveyor

Page 86 of 87

"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<ioes not represent Queensland Health policy at this time

12 Comparison of options to Australasian Health Facility Guidelines Table 11: Comparison of options to AHFG

Ground Level

Level1

Level1

Ground Level

issions, Pharmacy and Specialist Clinics

Theatres and CSSD

Pathology laboratory


-r-• """ 2:' 0 -(.) ('3

1ii ·.;::; ('3

en

o::r .::;

I

0

Page 87 of 87

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