Accessibility recommendations in ADG

Updated for 2026 | NSW Apartment Design Guide | Housing SEPP | Livable Housing Design | Building Accessibility.

For many years, developers, architects and consent authorities commonly understood that 20% of apartments in New South Wales residential developments should achieve Livable Housing Design Guidelines (LHDG) Silver Level. This requirement became a standard design expectation under the former State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development (SEPP 65).

However, significant reforms to the NSW planning framework have changed this position.

With the repeal of SEPP 65 and the transfer of apartment design provisions into the State Environmental Planning Policy (Housing) 2021 (Housing SEPP), the previous interpretation no longer applies.

The key question is now:

Is the 20% Silver Level requirement still mandatory for apartment developments in NSW?

The short answer is No.

The Historical Position Under SEPP 65

Under the former SEPP 65, consent authorities were required to consider the Apartment Design Guide (ADG) when assessing residential apartment developments that:

• were three or more storeys in height; and
• contained four or more dwellings.

The ADG formed an important part of the design assessment process and included:

• Design Quality Principles
• Design Objectives
• Design Criteria
• Design Guidance

Within Part 4Q – Universal Design, the ADG recommended that:

At least 20% of apartments should achieve Livable Housing Design Guidelines (LHDG) Silver Level.

LHDG is not to be mistaken for the NCC Livable Housing Design Standards (LHDS) which is a separate document.

Although this recommendation for 20% LHDG Silver units was widely applied during development assessment, it was never drafted as a strict statutory development standard. Instead, the NSW Department of Planning consistently described the Apartment Design Guide as guidance intended to support good design outcomes rather than mandatory compliance requirements. (NSW Planning)

What Changed When SEPP 65 Was Repealed?

On 14 December 2023, the NSW Government repealed SEPP 65. Its apartment design provisions were incorporated into Chapter 4 of the State Environmental Planning Policy (Housing) 2021 (Housing SEPP).

While the nine Design Quality Principles remain in force, the legal framework supporting the Apartment Design Guide has changed.

The ADG continues to assist designers and consent authorities in achieving high-quality apartment design—but its role is now primarily advisory rather than prescriptive. (NSW Planning)

Does the Housing SEPP Require 20% Silver Level Apartments?

No.

There is no provision within Chapter 4 of the Housing SEPP that requires:

• 20% of apartments to achieve Livable Housing Design Guidelines Silver Level; or
• any minimum percentage of accessible or adaptable dwellings under the ADG.

Instead, the Housing SEPP identifies the Apartment Design Guide as a document that assists applicants and consent authorities in achieving the nine Design Quality Principles.

Development applications continue to be assessed on their overall planning merits, taking into account:

• Design Objectives
• Apartment Design Guide recommendations
• Site constraints
• Planning context
• Relevant environmental planning instruments

This represents an important distinction between mandatory planning controls and design guidance.

Which Apartment Design Guide Provisions Have Legal Effect?

The Housing SEPP gives legal precedence to only selected Apartment Design Guide provisions. (AustLII)

These include controls relating to matters such as:

• Apartment sizes
• Solar access
• Natural ventilation
• Ceiling heights
• Private open space
• Balconies
• Privacy
• Storage

These provisions prevail over inconsistent Development Control Plans (DCPs).

Importantly:

Accessibility recommendations—including the 20% Silver Level recommendation contained within Part 4Q—are not included among these overriding provisions.

This means they do not have the same statutory status as the listed apartment design controls.

New Practice Note on the use of ADG has been released on 1st July 2026 (Link to Practice Note)

The NSW Department of Planning's Practice Note – Using the Apartment Design Guide provides further clarification. The Practice Note explains that decision-makers should distinguish between:

• Design Quality Principles
• Design Objectives
• Design Criteria
• Design Guidance

Accordingly, the recommendation that 20% of apartments achieve Livable Housing Design Guidelines Silver Level should now be understood as planning guidance rather than a mandatory statutory requirement.

How Does This Relate to the National Construction Code (NCC)?

The National Construction Code (NCC) 2022 introduced Livable Housing Design Standards (LHDS) for:

• Class 1a dwellings; and
• prescribed Class 2 apartments

—but only in jurisdictions that adopted the new accessibility provisions.

LHDS are not the same document as LHDG even though both documents contain the word 'Livable'

NSW Has Opted Out and did not adopt the NCC Livable Housing Design Standards.

As a result:

• the mandatory NCC Livable Housing Design Standards do not apply to NSW projects;
• Part G7 of NCC 2022 remains blank for NSW Class 2 apartment buildings; and
• there are no mandatory NCC LHDS requirements for sole-occupancy units in NSW apartment developments.

This is entirely separate from the Apartment Design Guide recommendations under the Housing SEPP.

What Does This Mean for Developers and Designers?

For residential apartment developments in NSW, the practical position is clear.

There is currently:

• No clause within the Housing SEPP requiring 20% of apartments to achieve Silver Level.
• No mandatory NCC Livable Housing Design Standards applying to NSW apartment projects.

However, this does not mean accessibility can be ignored.

Consent authorities may still consider the following when assessing the overall design quality of a development:

• universal design;
• ageing-in-place principles;
• adaptable housing;
• equitable access; and
• apartment accessibility

Individual councils may also impose accessibility outcomes through:

• Development Consent conditions
• Planning Agreements
• Site-specific planning controls
• Local Environmental Plans (LEPs)
• Development Control Plans (DCPs), where applicable

Each project should therefore be assessed individually.

Key Takeaways

• The former 20% Livable Housing Silver Level recommendation is no longer a mandatory planning requirement in NSW.
• The Apartment Design Guide remains an important design guidance document but is not a prescriptive compliance code.
• The Housing SEPP does not mandate LHA Silver Level apartments.
• NSW has opted out of the NCC Livable Housing Design Standards.
• Accessibility may still form part of an overall design quality assessment and may be required through project-specific planning controls or consent conditions.

Disclaimer:

This article represents the personal opinions and interpretations of Farah Madon of Vista Access Architects in her individual capacity. It does not necessarily reflect the views of any organisation, committee, board, or professional body with which the author is associated.

The information is provided for general informational purposes only and is not legal, technical, or professional advice. While every effort has been made to ensure its accuracy, readers should not rely on this article as a substitute for independent professional advice or their own enquiries.

To the fullest extent permitted by law, Farah Madon / Vista Access Architects accepts no responsibility or liability for any loss, damage, or consequences arising from reliance on the information contained in this article.

Investiture Ceremony Farah Madon

Expression of thanks from Farah Madon.

'This recognition is incredibly meaningful to me. Throughout my career as an Architect and Access Consultant, my work has been driven by the belief that architecture has a responsibility beyond buildings — to support dignity, inclusion and independence for all.

From being the lead author of the NDIS SDA Design Standards to serving as National President of the Access Consultants Association (ACA), I've been privileged to learn from people with lived experience whose voices continue to shape how I think about design and access.

Whether through work on Australian Standards committees for accessibility standards for the built environment, serving on advisory bodies including the Penrith City Council’s Access Committee, Australian Institute of Architects's National Enabling Architecture Committee, Changing Places Australia's Technical Advisory Panel, Australian Building Codes Board's Livable Housing Implementation Advisory Committee, or through practical project delivery— each opportunity has reinforced my commitment to creating environments that truly work for everyone.

I'm sincerely grateful to the colleagues, collaborators, clients and organisations who have walked this path with me — including the ACA community, and the many dedicated professionals championing accessibility across Australia. Thank you for challenging my thinking and sharing this vision of inclusion.

Thank you also to my family, mentors, and the team at Vista Access Architects for your constant encouragement and support throughout this journey.

I'm proud to be part of a profession that can make a real difference in people's everyday lives. I look forward to continuing this work with genuine passion and contributing, however modest, to support a more inclusive and accessible Australia.' 

Farah Madon AM

Why Accessibility Mistakes Still Happen in New Builds

Why do Accessibility Mistakes Still Happen in New Builds?

Design oversights, misinterpretation of Australian Standards, or Accessibility being considered just too late in the project lifecycle result in accessibility related mistakes in new developments.

Even with strong regulatory frameworks such as the National Construction Code (NCC), the Disability Discrimination Act 1992 (DDA), and the Disability (Access to Premises—Buildings) Standards 2010, many new buildings in Australia still fail to meet accessibility requirements.

This article outlines the most common accessibility mistakes in new Australian buildings—and some tips to avoid them.

1. Incorrect Ramp Gradients

Non‑compliant ramps are one of the most frequent accessibility failures.

Typical issues include:

• Gradients steeper than permitted 
• Missing or undersized landings 
• Incorrect or absent handrails and kerb rails 
• non‑compliant slip resistant surfaces

Incorrect ramp design can make a brand‑new building unsafe and unusable for wheelchair users, seniors, and anyone with mobility limitations.

Tip: A common mistake is overlapping landings between step ramps and other ramps. For a straight flight of ramps, ensure the mid-landing provides a minimum 2.4 m clear distance between two step ramps.

2. Insufficient Doorway and Circulation Spaces

Many designs meet the minimum door width but fail to provide the required circulation space around the door.

Common mistakes include:

• No latch‑side clearances
• Door swings obstructing accessible paths
• Heavy or difficult‑to‑operate doors that require force on excess of 20N

These issues can prevent users from entering or manoeuvring safely.

Tip: A common mistake is not allowing for door handle (knuckle) clearance on sliding doors. This often requires a wider door panel size to achieve the required minimum 850 mm clear opening.

3. Incorrect TGSI Placement

Tactile Ground Surface Indicators (TGSIs) are essential for people with low vision, yet they are frequently installed incorrectly.

Typical errors include:

• Incorrect setback distances
• Incorrect type of TGSIs ( ie directional TGSIs used in lieu of of hazard TGSIs)
• Poor luminance contrast
• Discrete 2 tone TGSIs used without required luminance contrast
• Stainless steel discrete TGSIs generally fail in most site conditions 
• TGSIs installed where they are not required such as on step ramps or on 1:20 grade walkways

Incorrect TGSI installation can confuse or endanger users especially with low vision.

Tip: A common issue is providing the wrong TGSI depth. Use 600–800 mm (min. 12 discrete cones) where the landing is 3 m or more, and 300–400 mm (min. 6 discrete cones) where the landing is less than 3 m.

4. Non‑Compliant Accessible and Ambulant toilets and Accessible showers 

Accessible bathrooms are one of the most common areas of non‑compliance with AS 1428.1.

Frequent issues include:

• Incorrect grabrails
• Toilet pans installed outside compliant set‑outs
• Basins obstructing wheelchair access
• Inadequate circulation spaces
• Incorrect shower grades
• Fixtures placed in circulation zones

Tip: Ensure that the correct version of AS1428.1 is followed. For projects under NCC 2022 Amendment 2 and beyond, AS1428.1-2021 applies. 

5. Poor Wayfinding and Signage

Wayfinding is often overlooked or added too late in the design process.

Common issues include:

• Missing tactile and Braille signage
• Poor luminance contrast. The background of signage is also required to contrast mounting surface which is usually missed 
• Inconsistent directional information
• Incorrect mounting heights

Effective wayfinding supports independence for people with low vision, cognitive disability, and visitors unfamiliar with the space.

Tip: Ensure signage provides at least 30% luminance contrast between the signage background and the mounting surface, or at least 30% luminance contrast between the signage background and a minimum 5 mm contrasting border around the signage.

6. Accessible Car Parking Errors

Accessible parking spaces are frequently non‑compliant.

Typical issues include:

• Incorrect widths with 3.8M wide parking spaces allocated to visitor parking
• Missing bollards
• Insufficient vertical clearance
• Poor connection to accessible paths
• Excessive gradients especially to the 2.4 x 2.4 M spaces on the driveway in front of the parking space.

Tip: Ensure that the correct version of AS2890.6 is followed. The NCC 2022 Amendment 2 still references AS2890.6-2009 and not the current AS2890.6-2021, which permits use of columns in shared zones.

Failure to Engage ACA Accredited Access Consultants Early in the process is one of the biggest contributors to accessibility failures is late or limited involvement of appropriate Access Consultants 

Proactive planning reduces risk, saves money, and ensures your building is welcoming to all users.

Livable Housing Design Guidelines (LHA) Silver level (SL) vs NCC Livable Housing Design Standards (LHDS)

An opinion piece by Farah Madon

Farah Madon is a past Director of Livable Housing Australia and also was a member of the ABCB's (Australian Building Codes Board) Livable Housing Implementation Advisory Committee. This opinion piece is based on her experience with working on both documents being discussed in this article.

Background information

The NCC LHDS were based on LHA SL, but before we get into discussion on the differences, it is important to understand who these guidelines and standards cater for.

It is to be noted that, NCC LHDS as well as LHA SL design requirements when implemented on site, DO NOT make the dwelling accessible, and the design features in these documents are NOT suitable for people with disabilities that use mobility equipment such as wheelchairs.

For example,

• The doors in NCC LHDS as well as LHA SL do not need door circulation spaces which are essential for independent use by persons requiring the use of a wheelchair for mobility.
• Both permit a shower to be provided on an upper floor with stairway access only (even though the shower itself is required to be hobless and step free).
• The only required open circulation space in front of a toilet (WC pan) is 900x1200mm which is actually smaller than a 90^th percentile wheelchair footprint of 800x1300mm, so while a smaller wheelchair may possibly squeeze in, a 90th percentile wheelchair will not be able to fit in a standalone toilet, let alone a person using a wheelchair be able manoeuvre within the space to use the actual toilet pan. It is also worth noting that only 23% of users who require a wheelchair for mobility can use the frontal transfer technique to the WC pan (source AS1428.1 Supplement 1993).
• Ramps are not required to provide handrails or any other side edge protection safety features.
• and the list goes on…

[Figures to demonstrate the space required in a standalone toilet in LHA SL/NCC LHDS as compared to the size of a wheelchair]

[Figures to demonstrate that only 23% of people that require use of a wheelchair for mobility use the front transfer method to the toilet pan. Source AS1428.1 Supplement 1993]

However, it is important to note that these documents are a crucial first step involving minor, cost effective, design considerations to enhance useability based on universal design principles and to enable aging in place by means of:

• slightly wider doorways
• step free door thresholds to entry level and
• some minor circulation space in front of the toilet pans, which can be used by  people using walkers, with options for the provision of wall reinforcements so that grabrails can be installed in the future for one toilet, one shower and bathtub (where bathtubs are provided).

LHA has 3 different levels with Silver (SL) being the base level which is comparable to the NCC LHDS requirements, and LHA Gold being similar to the voluntary- beyond minimum standards. There is no proposed equivalent of LHA Platinum at this point in the NCC.

LHA (SL and Platinum) was used as a starting point for the NDIS (National disability Insurance Scheme) SDA (Specialist Disability Accommodation). However, notably with significant gaps and unsuitability of design features for people that require the use of mobility equipment  impacting independent movement. Consequently LHA (SL and Platinum) was no longer considered to be suitable for use for NDIS SDA post the 2019 introduction of the NDIS SDA Design Standards for new SDA dwellings.

The differences between LHA Silver level and NCC LHDS are minimal as demonstrated below:

1. Dwelling Access

• Both permit access from the site boundary by means of walkways and ramps.
• Both permit alternative access via a dedicated 3200 x 5400mm size parking space, where step free pathway by means of walkways and ramps are not possible.
• For Class 2 (residential flat buildings), both defer to the NCC requirements for access from the site boundary

Conclusion: There is no substantial difference between requirements.

2. Dwelling entrance

• Both require a 820mm clear opening entry doorway
• Both require a 1200x1200 flat landing space in front (external approach side) of the main entry doorway
• Both require the main entry door threshold to be flush or be provided with a 1:8 grade doorway threshold ramp. However, the LHA permits a 56mm height doorway threshold ramp which means that the threshold ramp could be 450mm in depth. Whereas the NCC LHDS notes that the threshold ramp cannot exceed beyond the depth of the door jamb. Also, in NCC LHDS where there are valid specific weatherproofing concerns, a lip of max 15mm is permitted within the sill profile as well as a max 5mm between the top surface of the sill and adjoining finished surface.
• Both require a roof covering for the main entry door and while LHA does not specify a minimum size of cover noting ‘reasonable shelter from weather’, the NCC LHDS requires a minimum of 1200x1200 roof cover.

Conclusion: In most cases the NCC LHDS provides better outcomes by means of lower door thresholds (based on the thickness of the door jamb) and also specifies a minimum roof covering as compared to the LHA.

3. Internal doors and corridors

• Both require a minimum 820mm clear door opening to the doorways on the entry level. In addition, where the shower is not on the entry level, the clear door opening size is not mandated in the LHA, however this is mandated to be a minimum of 820mm clear opening in the NCC LHDG.
• While the LHA requires a level transition to the habitable rooms on the entry level, the NCC LHDS permits a door threshold ramp  on the condition it is fully within the depth of the door jamb.
• A minimum 1000mm corridor width for the LHA is measured from the narrowest section i.e. skirting to skirting, whereas in the NCC LHDS it is measured from wall to wall.

Conclusion: While it could be argued that the requires a higher level of amenity to the internal door thresholds on the entry level by means of a flush door threshold, it is important to note that doorway threshold ramps are still permissible even for people that require the use of a wheelchair for mobility under AS1428.1. So, the validity for the sole requirement of flush door threshold could be questioned as the functionality is still maintained via the threshold ramp.

Also, since the full width of the door threshold ramp is to be within the door frame, and the grade specified is a maximum of 1:8, the level difference when using a 90mm wide door jamb would be under 12mm and consequently functionality and objectives are still met.

[Above image is from the ABCB LHD Handbook, demonstrating the full threshold ramp within the door frame]

4. Sanitary compartment

• Both require a minimum 900x1200mm clear space in front of the WC pan,
• The LHA mandates that the toilet pan needs to be in the corner of the bathroom, whereas the NCC LHDS does not mandate this requirement consequently providing more design flexibility.

Conclusion: The NCC LHDS allows for more flexibility in design of bathrooms as compared to the LHA

[Sample of LHA SL bathroom]

[Sample of NCC LHDS bathroom]

5. Shower

• Both LHA and NCC LHDS require one hobless shower and both do not mandate locating the shower on the entry level. 

Conclusion: There is no substantial difference between requirements.

6. Reinforcement of bathroom and sanitary compartment walls

• LHA and NCC LHDG have the same requirements for sheeting and nogging for shower.
• LHA and NCC LHDG have the same requirements for sheeting and nogging for bathtubs, however, the NCC LHDS permits the non-provision of wall reinforcements for free standing bathtubs.
• NCC LHDS permits a 600mm wide sheeting in lieu of 1000mm wide sheeting to side wall of the WC pan wall. Where the WC pan is not located on the corner wall, the NCC LHDS also permits nogging to the back wall to allow for drop down grabrails. Side wall nogging that is permitted in the LHA is not permitted in the NCC LHDS.

Conclusion: The LHA nogging option for the WC pan can only be used by a specific grabrail. The NCC LHDS provides better outcomes than the LHA by wall reinforcement that is suitable for use by multiple grabrail designs including dropdown style grabrails (similar to  the NCC Adult change facilities) which are one of the most common home modifications for aging in place.

The NCC LHDS allows for more flexibility in design of bathrooms as compared to LHA.

7. Internal Stairways

• LHA requires a continuous handrail on one side of the stairway. The NCC already has requirements for a handrail to one side of the stairway for stairways more than 1M in height and therefore this section on stairway balustrade is not replicated in the NCC LHDS so as not to cause conflict with other NCC requirements.

Conclusion: In this case the LHA has a slightly higher level of amenity by requiring a handrail regardless of the height of the rise of the stairway. However, unless the design is a split-level dwelling (i.e. not a full flight of internal steps leading to an upper floor level), the handrail requirements under both LHA and NCC LHDS remain the same.

Application

At this point, the Livable Housing Design Guidelines are still followed in NSW by some government organisations. This is potentially since the NSW government has opted out of mandating NCC Livable Housing Design Standards. This however is creating confusion in the market with 2 sets of ‘Livable Housing’ documents for developers to choose from who like to introduce Livable Housing Design features in their dwellings, especially in NSW.

I would suggest that where the option exists, choosing the NCC Livable Housing Design Standards over the older Livable Housing Design Guidelines is now the practical and future focused approach for any organisation.

The Livable Housing Design Guidelines can no longer be updated (last updated in 2017) given the fact that Livable Housing Australia as a company has been deregistered (source ASIC), which means the current guidelines cannot keep pace with contemporary construction techniques, regulatory alignment or industry practice.

In contrast, the NCC Livable Housing Design Standards have been formally adopted into the Building Code of Australia, giving them legal weight, national consistency and ongoing development through the Australian Building Codes Board.

This ensures that projects designed to the NCC Livable Housing Design Standards are aligned with current policy directions, contemporary evidence and the broader shift toward universal design in mainstream housing.

The NCC Livable Housing Design Standards provide clearer technical provisions, stronger compliance pathways and a more reliable foundation for long term universal design outcomes. Because they are embedded within the regulatory framework, they remove the uncertainty that comes with relying on a guideline that is no longer maintained and not referenced in the NCC.

Implementing the NCC Livable Housing Design Standards instead of the Livable Housing Design Guidelines therefore reduces risk, supports consistent certification processes and ensures that new dwellings are designed to meet the needs of basic universal design features. This positions the NCC Livable Housing Design Standards as the more relevant, robust and responsible choice for any project seeking to deliver meaningful universal design in residential dwellings.

Disclaimer:

This is an opinion piece by Farah Madon and in her own capacity and does not reflect the opinions of any organisations, committees or boards that she is associated with.

Copyright:

The images in this article are copyright of Vista Access Architects and unauthorised use will be considered to be an infringement of copyright laws.

There are 2 types of parking spaces identified suitable for people with Disabilities by the Australian Standards. AS/NZS 2890.6-2009 (Parking facilities—Off-street parking for people with disabilities) identifies a space of length 5.4M with a width of 2.4M allocated to a dedicated accessible parking space with an additional 2.4M width as a shared zone and AS4299-1995 (Adaptable Housing) which identifies a space of 3.8M width and 6M length. Both recommend a head height of 2.5M (although it is to be noted that the head height requirement is not an essential criteria of AS4299-1995 i.e. Class C Compliance).The head height requirements are mainly due to the use of ceiling hoists for wheelchairs as shown in the diagram below. The most popular car ceiling hoist in Australia is the Wymo Hoist. Due to the swinging arm of the ceiling hoist a 2.5M head height clear of any obstructions such as beams or sprinklers is required.

Handrail cross-section for stairways and ramps are required to comply with AS1428.1-2009. The Diameters of handrails are to be between 30mm-50mm and located not less than 50mm from adjacent walls with no obstructions to top 270˚ arc. Most users prefer the dimension of 30mm diameter as it allows for a better grip as the fingers can wrap around the handrail. Australian Standards allows for a round or oval shape profile for handrails. It is important to note that this profile of handrail is also required in fire-isolated stairways.

Luminance Contrast is the amount of light reflected from one surface as compared to the amount of light reflected from another surface. Australian / New Zealand Standard AS/NZ 1428.4.1-2009 requires Luminance contrast in a range of 30% to 60% based on the type of building elements.

As a bare minimum for compliance with the BCA 2016, the following requirements apply:

- 30% luminance contrast to Signage, Doorways, Stairway Nosing strips, Accessible toilet seats, Lift buttons and integrated TGSIs (Tactile Ground Surface Indicators)

- Additional luminance contrast requirements apply to Discrete and Composite TGSIs. For example, 45% luminance contrast is required to Discrete TGSIs to the background, while 60% luminance contrast is required to Composite TGSIs (2 colours).

Luminance contrast is determined via on-site testing. However where LRV of 2 colours is know by means such as a fan deck, an indicative level of luminance contrast can be determined via our FREE Luminance Contrast Calculator.

Or Download our LRV Contrast app from the Google Play store or on Itunes for Apple devices.

This design was based on the requirements of Council and based on Lift and Change facilities. Vista Access Architects are also qualified to provide design and certification as per Changing places Australia

Penrith City Council is a leader in promoting access for people with disabilities. This Adult Changing facility has an accessible toilet, an accessible hand wash basin and a full size height adjustable change table. For added convenience the facility also has been provided with a ceiling hoist with the capacity to access all areas of the facility.

Where Accessible toilets as required under the BCA (Building Code of Australia) do not meet the needs of all people with a disability, Changing Places facilities enable social inclusion for people with severe disabilities such as spinal injuries, spina bifida, motor neurone disease and multiple sclerosis amongst others that require more assistive technology and additional spatial requirements.

Only Accredited members of ACAA (Association of Consultants in Access Australia) who have undergone Changing Places design Training can certify a Changing places facility. We are pleased to announce that Farah Madon from Vista Access Architects is now fully Accredited to certify Changing Places (registration number CP006).

Vista Access Architects have previously designed 3 Adult changing facilities with height adjustable tables and ceiling hoist facilities at Ripples Penrith Swimming Center, Triangle Park on High Street in Penrith and East lane in St. Marys (under construction).

With the introduction of Changing Places Australia a higher level of amenity can be provided in addition to an Accessible toilet.

We can provide both; Architectural Design for the internal layout and Assessment cum Certification services for your Changing Places project.  

For more information visit Changing places  or Download Changing Places resource kit.

Contact us on admin@accessarchitects.com.au for your next Changing Places Project.

Vista Access Architects receives regular inquires as to requirements for Accessible Car parking spaces for Class 3 developments such as Hotels, Motels, Group homes, Hostels etc.

The number of Accessible Car parking spaces for Class 3 developments depends on:
- The total number of the Car parking spaces provided in the development;
- The total number of SOUs (Sole occupancy units/ bedrooms) and
- The total number of Accessible Bedrooms as determined by BCA Table D3.1.

The calculations involve determining the Accessible SOU numbers through the BCA Table D3.1 and then multipying the total number of Car parking spaces by the percentage of the Accessible
SOUs/ Bedrooms to the total number of SOUs/ Bedrooms, with the answer taken to the next whole
figure.

Vista Access Architect's website offers a FREE Class 3 Accessible SOUs and Accessible Parking Calculator to simplify the process. Just enter the total number of SOUs/ Bedroom and the total number of Car parking spaces provided and the
Calculator will display the requirements for both, Accessible SOUs/ Bedrooms as well as the Accessible Car Parking spaces as required by the BCA 2016 for your project.

Contact us for the Accessibility requirements of your next project on admin@accessarchitects.com.au

You can also upload some preliminary drawings for your project to request an obligation free Fee Proposal from our website's CONTACT page.

Hearing Augmentation is required where an inbuilt amplification system is proposed in the following areas: 

• a Class 9b building like an assembly building or school; or
• in an auditorium, conference room, meeting room or room for judicatory purposes; or
• at a ticket office, teller's booth, reception area where the public is screened from the service provider.

Also any screen or scoreboard associated with a Class 9b building capable of displaying public announcements must be capable of supplementing any public address system, other than a public address sytem used for emergency warning purposes only.

Options for hearing augmentation include,

• an induction loop to minimum 80% of the floor area served by the inbuilt amplification system; or
• a system requiring use of receivers to a minimum of 95% of the floor area served by the inbuilt amplification system. The BCA lists the number of receivers to be provided for this system based on room occupancy.

Vista Access Architect's website has a FREE CALCULATOR FOR RECEIVERS to comply with the requirements of BCA 2016.

Additional information on Hearing Augmentation is provided in AS1428.5 - Design for access and mobility - Communication for people who are deaf or hearing impaired

Vista Access Architects were interviewed for an article "Access All Areas" by Robyn Willis of the Home magazine of the Daily Telegraph.

The aim of the article was to demonstrate that desiging for disability can deliver beautify spaces

One of our projects that received Livable Housing Platinum Level rating ( Architect Kennedy and Associates Architects) was fetaured in the article.

Vista Access Architects have just certified a new Changing Places facility at Westfield, Blacktown NSW.

We can provide both; Pre-construction design assessment for the proposed internal layout and Certification services for your Changing Places project. Congratulations to the team at Construction Control for fantastic outcome. 

For more information visit Changing places  or Download Changing Places resource kit.

Contact us on admin@accessarchitects.com.au for your next Changing Places Project.

Farah Madon being presented with the Penrith Citizen of the Year Award by Mayor Fowler

Farah Madon was awarded the 2019 Penrith Citizen of the Year.

Below are the details as presented by Penrith City Council.

Mrs Farah Madon supports our local residents living with a disability and champions accessibility equality for all on a national level. 

Farah has dedicated herself to helping people with a disability who live, work or utilise services within the Penrith and surrounding areas. As a management commitee member of Penrith Disabilities Resource Center and Chairperson of Penrith Disabilities Action Forum she has been a key voice in advocating for and representing the needs of local residents with access needs. As a long-serving community representative member of Penrith City Council's Access Committee, Farah's knowledge has been invaluable in assisting Council to continue improving access for people of all abilities across the City.

Farah is Vice President of the Association of Consultants in Access Australia, the peak national body for access consultancy and a major partner in advancing equity of the built environment for people with a disability. Based on her thorough knowledge of the Australian Standards and the Australian Disability Discrimination Act she is also held in esteem as editor of the association's magazne, 'Access Insight'.

 Read more about the awards on https://westernweekender.com.au/2019/01/council-honours-dedicated-citizens/

[Farah Madon receiving the 2019 Access Inclusion Award]

Farah Madon was awarded the 2019 Access Inclusion Award for being the Access Consultant for a Specialist Disability Accomodation designed by Stanton Dhal Architects which demonstrated an outstanding level of Access and Inclusion. 

The award was presented by the Australian Disability Discrimination Commissioner Dr Ben Gauntlett at the National 2019 Access Conference Dinner hosted by the Association of Consultants in Access Australia.

Today has been an absolute career highlight day with the launch of the NDIS Specialist Disability Accommodation (SDA) Design Standard by the Hon Stuart Robert MP, Minister for the National Disability Insurance Scheme.

Being the lead author of the NDIS SDA Design Standard has been challenging, but also rewarding to know that it will significantly raise the bar of accommodation designed for people with disabilities.

I would like to thank everyone who provided feedback during the consultation process. But in particular I would like to thank Toni McInnes and Alison McLeod from NDIA, Bruce Bromley and Eric Martin from my technical writing team, Stuart Christie and Alex Waldren from LHA, for being an integral part of this 10 month long journey with me to develop the very first NDIS Design Standard for SDA.

SDA Design Standard is available for download from the NDIS website.

The SDA Design Standard sets out the future requirements of well designed and built form of new SDA. The NDIA recognises that new build SDA projects will be underway during this time and acknowledgment of these is important, so as to not disrupt the increase to the supply of SDA.

The NDIS SDA implementation plan sets out the timing and requirements in the lead up to the Design Standard taking full effect.

'LRV Contrast' App developed by Vista Access Architects and BEZAPPS for calculating LRV (Luminance Reflectance Value) Contrast has just been judged as a finalist in the 2019 Australian Access Awards for the Educational App of the year category.

The awards are an initiative of Centre for Accessibility The role of the Centre for Accessibility is to empower the accessibility movement and encourage organisations to implement digital access when designing online resources. In 2019 they announced the inaugural Australian Access Awards, celebrating organisations that have successfully implemented accessibility in their digital campaigns or resources.

The LRV / Luminance Contrast Calculator is an easy to use educational tool, available in an online version on our website at https://www.accessarchitects.com.au/calculators and also available to download for free at the AppStore link for iphones / Apple devices and GooglePlay link for Android devices.

The majority of people who are blind or vision impaired have some vision. The purpose of the LRV Contrast App is to assist with selection of colours for building elements to enhance access to information and navigation of the built environment for people with vision impairment.

This is based on not the colour contrast but the luminance contrast which is the light reflected from one surface compared to the light reflected from another surface.

The LRV Contrast App can calculate the luminance contrast based on the LRV of a colour which is easily available from all colour/paint suppliers or on paint samples / fandecks. While the surface or paint finish also plays a role in the Luminance Contrast, it is anticipated that this App will assist with colour selections, at the design stage itself and assist as an educational tool for designers and builders.

The App has been designed to check if compliance could be met with minimum contrast requirements of building elements such as doorways, stairway nosing, toilet seats, signage and different types of Tactile Ground Surface Indicators as mandated under the NCC (Australian National Consruction Code). The formula is based on the Bowman-Sapolinski Equation as required by the NCC (National Construction Code) and Australian Standards AS1428.

It also has a feature to check for compliance with American DDA (Americans with Disabilities Act) LRV requirements.

SDA Density Restrictions

"How many SDA participants can be accommodated in a development and in particular in a multi-unit residential building?". This is a very common question that we are asked by SDA developers and the answer is not that straightforward.

There are several factors to consider including the total number of people that can be accommodated in the building, the configuration of units/dwellings available and the particular configuration of the unit/dwelling that the SDA participant will occupy.

To break down the requirements, we need to understand the following:

1. NDIS document that discusses Density Restrictions.

The document that discusses the density requirements is the National Disability Insurance Scheme (Specialist Disability Accommodation) Rules 2020, ItemSubdivision C—Density restriction 

31 Density restriction

(1) The density restriction applies in relation to a parcel of land if:
(a) the parcel of land has 2 or more dwellings; and
(b) at least one of those dwellings is either: (i) a new build; or (ii) existing stock.

(2) If the density restriction applies in relation to a parcel of land, the total number of eligible participants that can receive funding for specialist disability accommodation in relation to all dwellings located on the parcel of land must not exceed:

(a) if one of the dwellings on the parcel of land is enrolled to house 3 or more residents—the greater of the following:
(i) 10 eligible participants;
(ii) 10% of the total number of residents capable of residing on the parcel of land, assuming one resident per bedroom;

or

(b) if all of the enrolled dwellings on the parcel of land are enrolled to house no more than 2 residents and the dwellings are part of an intentional community—the greater of the following:
(i) 15 eligible participants;
(ii) 25% of the total number of residents capable of residing on the parcel of land, assuming one resident per bedroom;

or

(c) if all of the enrolled dwellings on the parcel of land are enrolled to house no more than 2 residents and the dwellings are not part of an intentional community—the greater of the following:
(i) 15 eligible participants;
(ii) 15% of the total number of residents capable of residing on the parcel of land, assuming one resident per bedroom.

2. Undersatnding words that are noted NDIS SDA Rules 2020 that deal with Density Restrictions.

a. ‘A parcel of land’ (defined under NDIS SDA rules 2020)

A parcel of land is:
(a) for land in New South Wales:
(i) the land that forms a parcel for the purposes of the Strata Schemes Development Act 2015 (NSW); or
(ii) the land that forms a community parcel, neighbourhood parcel of precinct parcel for the purposes of the Community Land Development Act 1989 (NSW); or
(iii) for land not covered by subparagraph (i) or (ii)—the land covered by a folio of the Register for the purposes of the Real Property Act 1900(NSW);
or
(b) for land in Victoria:
(i) the land covered by a registered plan for the purposes of the Subdivision Act 1988 (Vic.); or
(ii) for land not covered by subparagraph (i)—the land covered by a folio of the Register for the purposes of the Transfer of Land Act 1958 (Vic.);
or 
(c) for land in Queensland:
(i) the land covered by a mixed use scheme for the purposes of the Mixed Use Development Act 1993 (Qld); or
(ii) the land covered by a building units plan or a group titles plan for the purposes of the Building Units and Group Titles Act 1980 (Qld); or
(iii) the land covered by a community titles scheme for the purposes of the Body Corporate and Community Management Act 1997 (Qld); or
(iv) for land not covered by subparagraphs (i) to (iii)—the land that comprises a lot for the purposes of the Land Title Act 1994 (Qld);
Other rules apply for other states and territories.

b. ‘Ennrolled dwelling’
is a dwelling that complies with all the requirements of NDIS SDA which would then enable it to be enrolled with the NDIS as an SDA dwelling.

c. ‘Participant’ (defined under NDIS Act 2013)
means a person who is a participant in the National Disability Insurance Scheme. In this case the participant means a person who is funded for SDA.

d. ‘Residents’
are the total number of occupants of the entire development on a single parcel of land. Total resident numbers are determined on the assumption that one resident occupies one bedroom. This means that the number of participants with SDA in their plan intended to reside in the dwelling may be lower than the number of residents for which the dwelling is being enrolled. Example, a three bedroom apartment could have 2 participants and 1 non SDA resident.

e. ‘Intentional communities’(Defined under NDIS SDA rules 2020)
An intentional community is a residential community with the following features:
(a) the community is designed to have a high degree of social cohesion,achieved through teamwork and agreed shared values;
(b) the members of the community have chosen to live together based on common social values and have committed to the principle of mutual support;
(c) the community has a defined and explicit agreement under which residents have agreed to live in accordance with shared common values, including the principle of mutual support;
(d) the community is controlled by the members or residents and is not governed by a single entity such as a support provider;
(e) the community includes general market housing, and is not solely designed to provide supported accommodation services.

3. What does 'enrolled to house 3 or more residents' mean?

The Clauses on density, permits the SDA participant numbers to be 10% or 15% of the total number of residents based on type of dwelling being enrolled (example 1 or 2 bedroom dwelling verses 3 or more bedroom dwelling). Therefore the applicable percentage is based on whether a SDA participant is going to occupy a 1 or 2 bedroom dwelling verses a 3 or more bedroom dwelling. So for example even if there are a combination of 2 and 3 bedroom units in a residential building and all the SDA participants will be occupying just the 2 bedroom unit type then a percentage of 15% will apply.

The answer derived by the applicable percentage is then compared to the max number permissible (10 or 15) and the greater number of the two is the maximum permissible density.

Want it simplified even further ?

Use our NDIS SDA Density Calculator to find the density requirement in just a few clicks.

Follow us on LinkedIn for updates and more articles on Specialist Disability Accommodation.

Disclaimer:
This calculator is based only on Vista Access Architect’s personal interpretation of density restrictions noted in the National Disability Insurance Scheme (Specialist Disability Accommodation) Rules 2016. This calculator is not endorsed by the NDIA and users are advised to make their own inquires in regard to density directly with NDIA. Use calculator at your own risk. Vista Access Architects shall not be held liable for use of the Calculator.

Is your SDA (Specialist Disability Accommodation) Assessor a NDIS Accredited SDA Assessor?

NDIS SDA (Specialist Disability Accommodation) Assessments and Certifications under the new NDIS SDA Design Standard can only be provided by an NDIS Accredited SDA Assessor. Accredited SDA licences have just started being rolled out to eligible applicants by Livable Housing Australia.

Vista Access Architects are delighted to announce that we now have 3 NDIS Accredited SDA Assessors in our team.

Following are the requirements to become an Accredited SDA Assessor as set by the NDIA.

Below are the NDIA requirements in regards to the independence of the Accredited SDA Assesor

The Accredited SDA Assessor must be an independent third party i.e. independent of the project Architect or Builder or Building Certifier.

At both Design (Provisional) and Final-as-built stage, the Accredited SDA Assessor cannot have a connection to the applicant, for example by way of employment or some other contractual relationship.

An Accredited SDA assessor cannot certify, at both Design (Provisional) and Final-as-built-stage, any project that has been designed (in their capacity of an Architect) or constructed by themselves (in their capacity as the Builder) or other review services (in their capacity as the BCA consultant or Private Building Certifier).

This also extends to another employee or contractors in the company associated with the project. For example, a firm with multiple architects cannot have one Architect
design and another Architect within the same firm certify the project. This is essential to maintain independence and integrity of assessment.

Accredited SDA Assessors certifying dwellings at either Design (Provisional) stage or Final as Built stage must be a third party to the builder, developer and SDA Registered Provider.

Contact us on admin@accessarchitects.com.au for a fee proposal to assess and certify your SDA development.

Funding of the types of dwelling eligible for SDA funding are noted in NDIS (National Disability Insurance Scheme) SDA Price Guide. Therefore, to seek SDA funding the SDA dwelling is required to fit into one of the below dwelling types.

Types of funded SDA dwellings:

• Apartment, 1 bedroom, 1 resident- In this case the apartment with one bedroom will be for exclusive use of one Participant.
• Apartment, 2 bedrooms, 1 resident - In this case the apartment with two bedrooms will have one bedroom for exclusive use of one Participant and one non-SDA bedroom.
• Apartment, 2 bedrooms, 2 residents- In this case the apartment with two bedrooms will have two bedrooms for use by two Participants (one each).
  
• Apartment, 3 bedrooms, 2 residents- In this case the apartment with three bedrooms will have two bedrooms for use by two Participants (one each) and one non-SDA bedroom.
  

• Villa/duplex/townhouse, 1 resident
• Villa/duplex/townhouse, 2 residents
• Villa/duplex/townhouse, 3 residents
• House, 2 residents
• House, 3 residents

• Group Home, 4 residents
• Group Home, 5 residents

The OOA (On-site Overnight Assistance) requirements will depend on the type of the SDA dwelling.

The On-site Overnight Assistance (OOA) amount is an additional amount that is paid when an additional space or apartment is provided for use by support staff who provide 24-hour support services to SDA participants living in the same dwelling or same apartment complex. The type of OOA depends on the SDA Building Type as shown below.

Common questions we receive with regards to OOA

Question: I have a 3 Bedroom SDA apartment with only 2 Participants. Can I use the third bedroom for OOA?

Answer: This scenario is not permitted for OOA payment under the Price Guide.

Question: I have 15 SDA Apartments that require OOA. Can I claim OOA payment for all 15 SDA apartments if I provide one OOA apartment?

Answer: OOA is paid per maximum of 10 SDA Apartments. Therefore, for 15 SDA units to receive the OOA funding, 2 OOA apartments will be required. If only one OOA is provided, then OOA would be payable to 10 SDA apartments and not payable on 5 SDA apartments.

Question: I have a 5-bedroom Group home, can I provide one of these rooms as OOA?

Answer: Yes, if you have 4 Participants then the 5th bedroom can be provided as OOA. 

Question: Can an OOA room be designed as an office without a bed provided?

Answer: There are no set requirements for provision of a bed in an OOA room, though it is important to remember that OOA room will be used by the SIL provider to be on site (24 hours). Therefore, even though not mandated, we would recommend a space for a bed in the OOA room.

New advice as received from NDIA on the 11th of November 2022

Studio apartments not accepted as OOA- 

SDA Design Stage Certification submitted to the NDIA prior to 4 December 2021 Development Application dated after 11 November 2022

Studio apartments accepted as OOA- 

Development Applications dated between 4 December 2021 and 11 November 2022

Liked our article? Follow us on LinkedIn for more articles on SDA or contact us on admin@accessarchitects.com.au

Disclaimer: Thís article is based on Vista Access Architect’s personal interpretation of requirements. This article is not endorsed by the NDIA and users are advised to make their own inquires directly with NDIA.

The NDIS SDA Price Guide 2020-21 has an Appendix B for Annual Base Price per participant for New Builds, Appendix C for Annual Base Price per participant for Existing Stock and Appendix D for Annual Base Price per participant for Legacy Stock.

However, we regularly get the question in regard to what can be considered as a New Build, Existing Stock and Legacy Stock or none of these and therefore ineligible for SDA. The NDIS SDA Rules 2020 and NDIS SDA Price Guide 2020-21 both have definitions for New Build, Existing Stock and Legacy Stock, however with minor differences in both documents.

To break this down first it is important to assess if the Dwelling can be considered to be a New Build. A dwelling that has been built or renovated post April 2016 in some circumstances can also be considered to be a New Build.

To qualify as a 'New Build' under the NDIS SDA, the dwelling needs to comply with the following 5 conditions:

1. Date of Certificate of occupancy; and
2. Total number of residents in the dwelling; and
3. Design requirements of the dwelling; and
4. Density requirements; and
5. Age of the dwelling.

1. Date of Certificate of occupancy.
There are 2 options to comply with this first requirement, noted below as Option A and Option B.
Option A: The very FIRST certificate of occupancy (or equivalent) was issued on or after 1 April 2016. This is important to note the use of the word 'FIRST' in this requirement; or
Option B: The dwelling has been renovated or refurbished and issued with a certificate of occupancy (or equivalent) after 1 April 2016, AND:
i) because of the renovation or refurbishment the dwelling meets the Minimum Requirements for a Design Category other than Basic design as noted in the Table 3 of the SDA Price Guide; and
ii) the cost of the refurbishment is equal to or greater than the amount set out in the SDA Price Guide, Appendix F – Minimum Refurbishment Costs for New Builds ($2019/20)

2. Total number of residents in the dwelling.
There are 2 options to comply with this second requirement, noted below as Option A and Option B.
Option A: It is enrolled to house five or fewer long-term residents (excluding support staff); or
Option B: It is the home of a participant who intends to provide SDA to themselves (as a registered provider) and to reside there with the participant’s spouse or de facto partner and children.

3. Design requirements of the dwelling.
All its shared areas, and the  bedrooms and similar sized private rooms comply with the Minimum Requirements for a Design Category other than Basic design set out in Section 2B, Table 3 of the NDIS SDA Price Guide. Note that new requirements for design apply post 1st July 2021. Read more about the design requirements here.

4. Density requirements.
The SDA developer needs to confirm that the development does not breach the density restrictions for New Builds in s 31 of the SDA Rule 2020s 31 of the SDA Rule 2020. The density restrictions apply when there are multiple dwellings on a single parcel of land. For more information on Density requirements, read our article on Density requirements or use our SDA Density Calculator.

5. Age of the dwelling.
Fewer than 20 years should have elapsed from the date the certificate of occupancy (or equivalent) in Condition 1 of the Definition of New Build above was issued.

To qualify as a 'Existing' under the NDIS SDA, the dwelling needs to comply with the following 6 conditions:

1. Certificate of occupancy; and
2. Design requirements of the dwelling; and
3. Total number of residents in the dwelling; and
4. Use of Dwelling between 1 July 2013 and 1 Dec 2016; and
5. Type of the dwelling; and
6. Previous funding received by resident of the dwelling.

1. Certificate of occupancy.
The dwelling does not have a certificate of occupancy for a New Build

2. Design requirements of the dwelling
There are 2 options to comply with this second requirement, noted below as Option A and Option B.
Option A: All shared areas and any bedrooms for use by SDA-eligible participants comply, or substantially comply, with the Minimum Requirements for HPS,FA, IL, RO or Basic as noted in the SDA Price Guide OR
Option B: Where dwelling is home of a participant who intends to provide SDA to themselves- All shared areas, and any bedrooms for use by SDA-eligible participants comply with the Minimum Requirements for HPS,FA, IL, RO or Basic as noted in the SDA Price Guide

3. Total number of residents in the dwelling
Dwelling is enrolled to house five or fewer long-term residents (excluding support staff) OR
Dwelling is the home of a participant who intends to provide SDA to themselves (as a registered provider) and to reside there with the participant’s spouse or de facto partner and children

4. Use of Dwelling between 1 July 2013 and 1 Dec 2016.
Dwelling, at some time between 1 July 2013 and 1 December 2016, primarily used as accommodation for people with disability who have an extreme functional impairment or very high support needs. (This requirement does not apply where dwelling is home of a participant who intends to provide SDA to themselves).

5. Type of the dwelling.
Dwelling is not an aged care, health care or other facility that is not specifically intended for use as disability accommodation. (This does not apply where dwelling is home of a participant who intends to provide SDA to themselves)

6. Previous funding received by resident of the dwelling.
Dwelling housed at least one resident who received disability related supported accommodation (or equivalent) payments from a State, Territory or Commonwealth Government at some time between 1 July 2013 and 1 December 2016. (This does not apply where dwelling is home of a participant who intends to provide SDA to themselves)

To qualify as a 'Legacy' under the NDIS SDA, the dwelling needs to comply 

- All requirements for Existng Stock; except, no concessions are available for Participant intending to provide SDA to themselves as a registered provider and the dwelling is enrolled to house more than five long-term residents (excluding support staff).

The NDIS SDA Price Guide 2020-21 has an Appendix B for Annual Base Price per participant for New Builds, Appendix C for Annual Base Price per participant for Existing Stock and Appendix D for Annual Base Price per participant for Legacy Stock.

However, we regularly get the question in regard to what can be considered as a New Build, Existing Stock and Legacy Stock or none of these and therefore ineligible for SDA. The NDIS SDA Rules 2020 and NDIS SDA Price Guide 2020-21 both have definitions for New Build, Existing Stock and Legacy Stock, however with minor differences in both documents.

To assist with ther determination of New Build, Existing Stock and Legacy Stock or Dwelling not eligible for SDA, Vista Access Architects have created a Calculator which will determine this for you when you respond to 11 Questions in a simple Yes or No format.

https://www.accessarchitects.com.au/ndis-new-existing-legacy-calculator

As usual the standard Disclaimers apply. The calculator is not endorsed by the NDIA and users are advised to make their own inquiries directly with NDIA. Use the calculator at your own risk. Vista Access Architects shall not be held liable for reliance upon results produced by the Calculator.

Vista Access Architects are delighted to announce the completion of our very first Final-as-built Certification for an SDA (Specialist Disability Accommodation) HPS (High Physical Support) home in Avenell Heights QLD for our Client Liveable Homes Australia.

SDA Certification is a rigorous process with strict compliance essential with all the requirements of the NDIS SDA Design Standard and we would like to congratulate Liveable Homes Australia for possibly being the first in Australia in achieving the Final-as-built Certification for their beautiful home.

 3D walk through on this link https://liveablehomesaustralia.com.au/3d-sda-house-tour

SDA Tools App has a set of calculators developed to assist with the design and assessment of dwellings developed under the NDIS SDA (National Disability Insurance Scheme - Specialist Disability Accommodation)

The SDA Tools App has 3 Calculators.

1. NDIS SDA Density Calculator based on the SDA Rules 2020

2. Luminance Contrast Calculator (where LRV Values are available)

3. Slope and Gradients Convertor Calculator

The app is availble for Apple phones and Ipads on this LINK 

For users that do not have access to Apple products the same calculators are available on on website HERE

Disclaimer: The SDA Tools app is a free resource developed by Vista Access Architects to simplify the requirements and have been developed based on our interpretation of the requirements. The App is free to use but at your own risk. By using this App you agree that you use them at your own risk and the developers of this app and Vista Access Architects will take no responsibility for your reliance upon the results produced by the App.

Farah Madon of Vista Access Architects was invited to present a webinar on Universal Design and Housing options for People with a Disability in Australia at the 2021 Hong Kong Accessibility Webinar III.

A link to the presentation is on https://fb.watch/6m_28bJG_Z/

Presentation at the 1 hour, 1 minute mark.

Australian Standards AS1428.1-2021 Webinar

Event Details

In this webinar, Farah will be introducing the updated version of AS1428.1:2021 which was released in June 2021. It is anticipated that the updated AS1428.1:2021 will be incorporated in the BCA/NCC 2022. Updates provide clarity to AS1428.1:2009. This webinar will take you through what has changed and how it will impact design with an opportunity to ask questions at the end of the presentation.

Webinar will be hosted by ACAA (Association of Consultants in Access Australia) on Friday 30th July from 3pm till 5pm.

CLICK HERE FOR MORE DETAILS OR TO REGISTER

The new NSW Housing SEPP will consolidate five existing housing-related NSW SEPPs:

1. State Environmental Planning Policy (Affordable Rental Housing) 2009 (ARHSEPP);

2. State Environmental Planning Policy (Housing for Seniors and People with a Disability) 2004 (Seniors SEPP);

3. State Environmental Planning Policy No 70 – Affordable Housing (Revised Schemes) (SEPP 70);

4. State Environmental Planning Policy No 21—Caravan Parks; and

5. State Environmental Planning Policy No 36—Manufactured Home Estates.

A Housing SEPP consultation draft has been prepared to provide all stakeholders the opportunity to provide feedback on new and amended planning provisions prior to the making of the Housing SEPP.

The Housing SEPP is intended to be finalised in October 2021.

Copy of the public consultation draft is available HERE

Deadline for public consultation is on the 29th of August 2021. Have your say HERE

Master Builders QLD - Wide Bay Burnett Housing & Construction Awards 2021

Master Builders QLD - Wide Bay Burnett Housing & Construction Awards 2021

It is with immense pleasure that we announce that the very first project certified by Vista Access Architects in QLD for SDA at both the Design and As-built stages, has won the Master Builders Queensland Award- Wide Bay Burnett Housing & Construction Award 2021

This beautiful home was certified to SDA (Specialist Disability Accommodation) HPS (High Physical Support) Design category and is constructed by our clients JRZ Constructions.

Everyone working within the SDA space is familiar with the magnitude of work required in an SDA development and we congratulate the entire team at JRZ Constructions for this wonderful achievement.

 Photo Gallery

It is with great joy that we announce that Vista Access Architects are a finalist in the; 

2021 Altitude Awards in the Excellence in Inclusion category

This award is for an outstanding individual or organisation who are working in community to include disadvantaged or minorities, close gaps or deliver opportunities and transformation in society, environment and career opportunities.

With over 250 entries we are truly humbled to be declared as Finalist in these prestigious awards.

Through Vista Access Architects, we provide Pro-bono access related services to a number of Disability related organisations every year as a part our Social responsibility to the local Community.

The Altitude Awards are presented by Women with Altitude. They are held annually to provide an opportunity to acknowledge those who have made outstanding contributions.

Women with Altitude founder, Andrea Turner-Boys said, ‘We look forward to this time each year when we celebrate and champion the achievements of individuals and businesses from our regions. Each finalist has been chosen for their outstanding contributions in their field.'

An existing dwelling can be refurbished to qualify as a 'new build' for SDA (Specialist Disability Accomodation) funding. But have you considered the minimum refurbishment cost ?

SDA Pricing Arrangements and Price Limits 2021-22 (previously the Price Guide for Specialist Disability Accommodation) notes the following:

To qualify as a 'New Build' under the NDIS SDA, the dwelling needs to comply with the following 5 conditions:

1. Date of Certificate of occupancy.

There are 2 options to comply with this first requirement, noted below as Option A and Option B.

Option A: The very FIRST certificate of occupancy (or equivalent) was issued on or after 1 April 2016 when it complies with the requirements of SDA dwelling. This is important to note the use of the word 'FIRST' in this requirement; or

Option B: The dwelling has been renovated or refurbished and issued with a certificate of occupancy (or equivalent) after 1 April 2016, and:
i) because of the renovation or refurbishment the dwelling meets the Minimum Requirements for a Design Category other than Basic design as noted in Table 5 of SDA Pricing Arrangements and Price Limits 2021-22 (previously the Price Guide for Specialist Disability Accommodation) and
ii) the cost of the refurbishment is equal to or greater than the amount set out in Appendix F as shown below.

SDA developer will be required to prove that the amount of money listed in Appendix F has been spent 

For example to refurbish an existing 1 bedroom apartment for HPS (High Physical Support) design category a minimum refurbishment spent amount of $457,363 is required

This will usually make the project unviable.

Disclaimer:

This article is based on Vista Access Architect’s personal interpretation of what constitutes as a new build. This article is not endorsed by the NDIA and users are advised to make their own inquires directly with NDIA.

The SDA price for a particular dwelling depends on the location of the dwelling. To derive an SDA price limit for a particular dwelling, the Base Price (before the fire sprinkler allowance) is multiplied by the Location Factor relevant to the property’s location and Building Type. The location factor is noted in Appendix E – of the NDIS SDA Price Guide 2019-20. The Location Factors applied in SDA Price Guide are based on Australian Bureau of Statistics (ABS) Statistical Area 4 regions.

So what is SA4 area?

Statistical Areas Level 4 (SA4) are geographical areas which have been designed for the output of a variety of regional data, including data from the 2016 Census of Population and Housing. There are 107 SA4 regions covering the whole of Australia without gaps or overlaps.

The SA4s were designed using several criteria which reflect a balance between respective considerations such as population and labour markets. For example, a population of minimum of 100,000 persons was set for the SA4s, with some exceptions to this in regional and metropolitan areas.

Labour markets were also a key consideration in the design of SA4s. The reason for this is that Labour force data has two geographic components to it - the labour supply (where people live) and demand (where people work).

How do you find what SA4 area applies to your SDA Dwelling?

The Australian Bureau of Statistics website has the information you need to determine the SA4 area.

Step 1: Go to the ABS (Australian Bureau of Statistics) website

Step 2: Select the icon for "Geocoder search"

Step 3: In the field that says “Choose a boundary type” select “2021 Statistical Area Level 4 (SA4)” from the drop-down options.

Step 4: Input the dwelling address.

Step 5: Click on the map and the results will be displayed as shown below.

Geography type: Statistical Area Level 4 (SA4) (2021) 
Name: Sydney - Outer West and Blue Mountains 
Code: 124 
 
The resulting name field (shown highlighted above) is the SA4 Location. 

Once the name of the location area is determined by the above steps, it is as easy as locating the area in the location column of the Appendix E – of the NDIS SDA Price Guide to obtain the Location Factor based on a particular dwelling type.

[Image description: Image above is a snapshot of Appendix E-Location Factor of the NDIS SDA Price Guide]

Liked our article? Follow us on LinkedIn for more articles on SDA or contact us on admin@accessarchitects.com.au

Disclaimer: This article is based on Vista Access Architect’s personal interpretation of what determines Location factor. This article is not endorsed by the NDIA and users are advised to make their own inquires directly with NDIA.

Curved pathway

AS1428.1:2021- Bite size technical article 1 - Application of 1500mm clear width to Curved walkways and ramps

AS1428.1:2021 (Desing for Access and Mobility) Clause 7.4(f) Curved walkways, ramps and landings

The AS1428.1-2009 Clause 10.4 the following for curved walkways and landings requires:

• Gradients (as per Figure 20)
• Landings (as per Clause 10.8)
• Length of curved ramp to be measured along its centreline
• All curved ramps/ walkways to have a clear minimum width of 1500mm
• Any crossfalls to be towards the centre of curvature

The clause caused confusion in the following areas:

1. What is the definition of a 'curved' walkway or ramp? Would say a gentle 20M radius walkway still be considered to be a ‘curve’ and require 1500mm clear width?
2. What would the junction of a 1000mm straight walkway with a 1500mm curved walkway look like?

To clarify this the AS1428.1:2021 has been updated to state the following:

• The curved ramps are now defined as being maximum inside radius of 5M. Therefore, any curved ramps that have an internal radius of more than 5M need not provide a clear width of 1500mm but can remain a minimum of 1000mm.
• At the junction of a straight walkway / ramp and a curved walkway / ramp, a 1500mm long straight landing is required which:

1. Intersects with each other along the centreline
2. The change in width from 1000mm (straight component) to 1500mm (curved component) is to be accommodated within the length of the 1500mm long straight landing.

Stone path photo created by mrsiraphol- Freepik

[LRV calculations graph image above]

Bite size technical article on AS1428.1-2021- Luminance contrast where one colour is known and you need to know what the contrasting colour needs to be, to comply with luminance contrast requirements for BCA/NCC or NDIS SDA (Specialist Disability Accommodation) requirements of SDA Design Standards for Improved Liveability.

Where LRV (Luminance Reflectance Value) of 2 (two) surfaces are known, calculating the difference in LRV is relatively simple via the Bowman-Sapolinski Equation. AS1428.1 and the SDA Design Standards state that for building elements such as doorways, a minimum of 30% luminance contrast is required between one of the following options:

• door leaf and door jamb; or
• door leaf and adjacent wall; or
• architrave and wall; or
• door leaf and architrave; or
• door jamb and adjacent wall.

If you already know LRV of one surface for example the colour of the door, determining the actual value of LRV required for the other surface such as wall or door frame to achieve the 30% luminance contrast becomes more difficult; especially when there are 2 (two) possible answers.

For example, let’s look at an LRV of 20. To achieve 30% luminance contrast with a colour of LRV 20, there are 2(two) possible options. A colour with LRV of approximately 7 or a colour of LRV of approximately 41 will both provide a luminance contrast of 30% with the colour of LRV 20 as demonstrated in the below graph (Figure B.1 of AS1428.1-2021)

To simplify the calculations of finding the LRV when LRV of one colour is known, Vista Access Architects have a new Colour Selections Calculator on the website. https://www.accessarchitects.com.au/colour-selections-calculator

Step 1: To use the calculator input any 2 (two) fields highlighted in the section below.

Step 2: Taking the same example of LRV of 20 with a 30% luminance contrast requirement, input 20 in LRV 1 section and 30% in the contrast section.

Step 3: Click on the Calculate bar and answers of both 7 and 41 are obtained because both 7 and 41 will achieve a luminance contrast of 30% with LRV of 20

It is important to note that the formula has been reverse engineered and because of the number of decimal points considered in the formula the answer will not always be accurate. We would advise aiming for a 35% luminance contrast where a minimum of 30% is required to allow for calculations and the finishes (i.e. gloss level) achieved on site.

All usual disclaimers apply. Use as your own risk.

[ACAA Fellow membership awarded to Farah Madon]

Farah Madon awarded ACAA Fellow Membership

Farah Madon was awarded ACAA (Association of Consultants in Access Australia) Fellow membership at the 2022 ACAA AGM for her significant contribution to ACAA and to the field of disability access.

Farah has served as a management committee member of ACAA for numerous years since 2010 and is the current Vice President of ACAA. As part of the management committee, she has organised 4 (four) ACAA National Conferences and was the founding editor of the association's Access Insight magazine.

She has also represented ACAA on multiple committees such as Standards Australia Committee ME-064 responsible for the suite of Australian Standards AS1428, RAIA’s (Australian Institute of Architect's) National Enabling Architecture Group, NDIS SDA (Specialist Disability Accommodation) Reference Group and most recently on the ABCB's (Australian Building Codes Board's) LHIAC (Livable Housing Implementation Advisory Committee).

Over the past 2 months, Farah Madon has been working on behalf of ACAA (Association of Consultants in Access Australia) with a small group of people including representatives from the building industry, design professionals, certifiers and accessibility advocates as part of the Livable Housing Implementation Advisory Committee (LHIAC) to ensure that the new NCC Livable Housing Design Standard is clear and compatible with existing provisions of the NCC.

A copy of the updated NCC Livable Housing Design Standard can be downloaded from here

The work of the LHIAC is now continues with a focus on ABCB guidance materials and education programs to support the new provisions. These additional materials will be available in early 2023.

Analysis of the 2024 car parking requirements under SEPP Housing 2021 for Seniors and People with a disability.

[Class 1 parking options as per SEPP Housing 2021 (2024 version)]

Below is the link to a short video discussion by Farah Madon, Vista Access Architects, analysing the new car parking requirements under SEPP Housing 2021 for Seniors and People with a Disability that was released in Jan 2024. 

All opinions are based on our interpretation of the standards and viewers are urged to use the information at their own risk.

One of our most exciting projects of 2024 was working on a project for the Brisbane Athletes Village for the Office of the Olympic and Paralympic Games (QLD Department of State Development, Infrastructure and Planning). 

This project involved preparing a detailed study document between the requirements for the Athlete villages outlined in the International Paralympic Committee’s Accessibility Guide against the NDIS SDA Design Standards, Adaptable Housing Standards, Livable Housing Standards and the NCC Liveable Housing requirements. 

This study will feed into the guidelines for the design of the Athletes Village.

It has been an absolute honour to be part of this amazing project.

This article is to illustrate NDIA’s general position to interpreting Item 3 (c) of Schedule 1 of the SDA Rules which will be applied from Tuesday 25 March 2025 to enrolment applications received after this date (or those that are pending). It is not retrospective. 

SDA Rules:

Schedule 1 of the SDA Rules notes- SDA building types, House – feature (c) and (e) as noted currently in the rules are as noted below

The features of a House are as follows:

(c) it has no shared wall, roof, entry area, driveway, carpark or outdoor area with any other dwelling other than an ancillary villa, townhouse or duplex that has no more than one resident;

(e) the parcel of land on which the house is located has no more than 2 ancillary villas, duplexes or townhouses.

The word ‘an’ means ‘one’ and therefore it would be reasonable to mean that the following options are some designs that would be permissible under the current SDA Rules

(Legend for provided figures, H- House, V- Villa, P – number of SDA participants, Grey areas represent driveways)

The change to interpretation of the SDA Rules:

The NDIA has advised that they will interpret the SDA Rules as follows:

A house has no shared wall, roof, entry area, driveway, carpark or outdoor area with any dwelling other than up to 2 ancillary one bedroom, one SDA eligible resident villa(s), townhouse(s) or duplex(es).   

This means that a house may share, for example, a driveway or walls, with up to 2 one bedroom, one SDA eligible resident ancillary villas, townhouses or duplexes.   

Therefore below is one of the possible options that would now be considered as a possible option for SDA funding

What is meant by ‘ancillary’?

The NDIA has also elaborated on what is meant by ‘ancillary’ Below text is from the NDIA’s website

A house can’t share aspects set out in Item 3 (c) or be on a parcel of land with villas, townhouses or duplexes, unless they are ancillary to the house. 

If they are not ancillary, then the proposed ‘house’ does not have the features of a house under the SDA Rules. The SDA provider may consider whether the dwelling meets the SDA Rules in relation to a villa, townhouse or duplex. This is consistent with the Agency’s current practice. 

A villa, townhouse or duplex is ‘ancillary’ to the house if it is not the main dwelling on the land but is a secondary dwelling. That is, the land is used predominantly for the house, and incidental to that use there are additional dwellings.  

This is what distinguishes a house with one or two ancillary dwellings from, for example, a complex of villas, duplexes or townhouses.  

In considering whether dwellings are ‘ancillary’ to the proposed house, the NDIA will take into account a range of factors which may include the size of the proposed house and the difference in features between the proposed house and the other dwellings. An ancillary dwelling does not need to be attached to the main dwelling or share features to be considered ‘ancillary’.  

We encourage SDA providers to consider whether the house is clearly the primary residence on the land parcel, so that an ordinary observer could readily identify which was the house and which were the ancillary dwellings.  

Implementation:

The NDIA’s general position to interpreting Item 3 (c) of Schedule 1 of the SDA Rules will be applied from Tuesday 25 March 2025 to enrolment applications received after this date (or those that are pending).

Role of SDA Assessor:

It is not the role of the SDA Assessor to give a definitive decision on the dwelling type. This can only be done by the NDIA.  References in the design standard certification documentation to building type are to a ‘proposed’ building type only.

Disclaimer:

This article is based on Vista Access Architect’s personal interpretation. This article is not endorsed by the NDIA and users are advised to make their own inquires directly with NDIA.

Image Designed by Freepik

UDIA NSW 2025 Finalist Awards

It is a huge honour for a project to be nominated as a Finalist in UDIA NSW AWARDS FOR EXCELLENCE 2025, but to have 9 of our projects where we have been the Access and Inclusion consultants, completed in the past 12 months to be nominated as Finalist in 8 different categories, means we must be doing something right !

Our thanks go out to our Clients and their fabulous Architects and team of consultants. Accessibility and Inclusion being part of the project from the very beginning can provide some truly amazing resultants. Congratulations to all involved !

1. Apartments- High-Rise category
Charlie Parker - Coronation Property & Nation

Architect- FJMT Architects
Builder - MN Builders/Coronation

2. Apartments- High-Rise category

Mason & Main - Coronation Property

Architect -Kann Finch
Builder - MN Builders/ Coronation

3. Apartments Mid-Rise <200 category
Solis by Astina

Architect- Integrated Design Group
Builder Astina

4. Boutique development category
The Henley, Enfield by Decode and Tian An Enfield

Architect - DKO Architecture
Builder - Decode

5. Affordable housing category
289 Beauchamp Rd, Matraville

Architect- Collard Maxwell Architects
Builder - Degree Constructions

6. Retirement Living category
Uniting Leichhardt

Architect- Group GSA
Builder- Growthbuilt

7. Design Category
Mira by Clutch

Architect- PBD Architects
Builder - Lords Group

8. Industrial Development category
Astina Space by Astina

Architect- Integrated Design Group
Builder- Astina

9. Social and community infrastructure
Gipps Street Recreational Precinct, by Penrith City Council

Architect- Group GSA Pty Ltd
Builder - Coverit Building Group Pty Ltd