What is Suitable Access?

It might seem obvious that suitable access means different things for different projects. We need to establish the extent of access required for your project so that our advice is targeted at achieving your outcomes. In short, suitable access is access that is suitable to your requirements. Some examples of four client bases are:

1. Oftentimes, this means regard to the Disability Discrimination Act and the Access to Premises Standards, as well as its Access Code. The Access Code has been incorporated, in general, into the National Construction Code (BCA). Usually, our clients consisting of builders, architects, designers and developers, are looking for an Access Report assessment which is required by the Council or Consent Authority for the purpose of obtaining a Development Consent.
2. Other times, it is a requirement of a client’s express design criteria, which must be achieved to satisfy the explicit needs of the end-user.
3. Occasionally, we are involved, along with occupational therapists and other specialists in the medical field, to devise a custom solution for a particular individual, or groups of individuals.
4. Also occasionally, we are designing for a family directly with their own full appreciation of the access requirements and who wish to be advised on available solutions.
5. Rarely, an alternative solution is being sought to satisfy the conditions of approval for Construction Consent.
6. Some clients want assistance in ensuring that the construction details meet the standards, and require a detailed audit of Construction documents prior to or during construction. Later, obtaining our certification of compliance upon completion of the building work.
7. Some clients require consideration for a combination of a number of the above scenarios.

How to Proceed

As Architects, we are bound by the NSW Architect’s Act to provide written terms of the agreement. We have developed a fixed fee agreement system to enable us to provide effective and proficient advice in the shortest available time.

For a fee proposal, you should either phone to discuss your particular circumstances or email info@sydneyaccessconsultants.com.au

You will typically be contacted within 24 hours to confirm further details of your report requirements and asked to provide any omitted information necessary to complete our tasks effectively.

Fee Proposals

For a Customised Fee Proposal, you should phone (02) 95863111 or email info@sydneyaccessconsultants.com.au

By calling, we will handle your enquiry the old fashioned way over the phone. If you prefer, we can assist you to Register a Client Login and assist to read our Report Terms and Conditions for review. 

If you choose to proceed, you will be assisted to make a mobilisation payment and to instigate your project, and assisted to provide your documents for review. Confirmation of our fee agreement will be mailed or emailed as appropriate.

Our job is to make access to the information you need, easy for you. Most importantly, we are here to remove your barriers.

Should you require assistance I am here to assist you.

By phone (02) 95863111

Or email info@sydneyaccessconsultants.com.au

Kind Regards

Gary Finn

Sydney Access Consultants © 

RESPONSE

Your project requires a “BCA Performance Solution Report” but these must be prepared independently of the Principal Certifying Authority. 

Sydney Access Consultants have accredited access consultants with the experience, expertise and wherewithal to specifically address the identified area of concern to assess whether it can equal the deemed to satisfy provisions of the statutory requirements, or alternatively provide practical advice to achieve a suitable outcome by discussing your design alternatives with you.

BCA requires a record to be kept of each Performance Solution and prescribes the information required to be retained. This technical document is the product of our services.

PERFORMANCE SOLUTION FEES

Our total fee for the preparation of the performance Solution Report for your project is calculated on a bottom-up basis to suit your brief.

MOBILISATION FEES

Typically, mobilisation fees are payable upon commencement, and the balance is due and payable upon issue of the draft report (100% payment is payable prior to the release of our authorised report). 

COMPLETION

If commissioned, I am usually able to complete the draft report for your review within 48 hours.

DISCRETION

The Disability Discrimination Act (DDA) provides few discretionary dispensations to apply in express circumstances. These may be applicable to your project, but I can only assess whether they apply on a case by case basis and by a very thorough examination of the circumstances, the Australian Standards and the DDA as it applies to the Building Codes.

RELIANCE ON THE USE OF PERFORMANCE SOLUTIONS IN THE CONSTRUCTION INDUSTRY

Sydney Access Consultants apply regional best practices, informed by experience, industry conferences, forums, discussions and ongoing education, research and training in the field of Access Consulting however, the responsibilities imposed on you by the DDA cannot be abrogated. Public Authorities, organisations and individuals must therefore satisfy themselves that the recommendations offered in our reports protect their interests. 

To be perfectly frank, a certifying authority is never obliged to accept the alternative solution offered by any professional access consultant. Acceptable Performance Solutions require that the team get together and agree on an acceptable strategy. A draft report, on your instructions, is always forwarded to your principal certifying authority for their comment to ensure that your efforts will satisfy the certifier.

YOUR FUTURE DISABILITY ACCESS PLANNING

We advise that legal issues in the area of anti-discrimination law are in the process of change and that many areas of the legislation remain untested in the courts. Until Judges settle questionable interpretations of the Disability Discrimination Act’s requirements we must rely on educated opinion. In addition, constant change is occurring in relation to the various applicable Australian Standards and in our Building Codes, as well as within our area of expertise. Our industry guides professional access consultants through the Association of Access Consultants Australia, by way of regular conclaves of the membership for the purpose of professional development research and for the development of a consistent approach between experts in this field, and Sydney Access Consultants staff are active participants in this process. 

We offer you a professional standard of advice as of the moment, but by reason of the potential volatility of change, building owners and occupants are encouraged to consider revisions in Standards as they arise with due reference to the potential for additional statutory obligations and risk of further liability in future. Clients are encouraged to continue to review their approach to disability access, and into the future, beyond this report, we remain available to assist you. 

If you have any questions, please call at your convenience on 0295863111 

Gary Finn

Architect Principal #5774 (NSW)

We service SDA Australia wide, though, the majority of the work is a desktop audit performed by Gary Finn, who enjoys seeing the world, armed with an ipad and a great camera.

Sydney Access Consultants offer two branches of service in the SDA space.

Firstly, as architects who have worked in the design of homes for people who live with disabilities for around 40 years, we can offer very specific design and development advice targeting your successful venture into SDA. However, the majority of our clients are architects for whom we work directly as Access Consultants and SDA certifiers without competing interests, and for the best SDA outcomes, a diversity in design approach is essential.

Obviously as SDA assessors, the second branch of service involves working with your architect to project the required SDA certifications necessary for your SDA development to be enrolled with the NDIS program. Simple probity requires that we cannot perform both of these service branches on any specific development.

For SDA certification, the subject of this article, please advise the category and type of SDA you wish to register so that we can point our advice to that outcome. If you have building plans and haven’t already done so, then please send them now.

SDA Assessments
There are two certification components. Firstly, an assessment of the SDA Design as shown on your Construction drawings. Finally an assessment of the dwelling on completion.

Design Stage Certification

When complying plans are finalised by your architect, an SDA certificate is issued, for each dwelling. Our proposed fee, is derived on a per examination certificate basis. However, we will guide the design with appropriate feedback annotated on your plans to ensure the certification process meets its objectives and your architect can quickly resolve the design of any outstanding matters. With competent professionals at your side this process typically entails one review with plan mark ups, and a following certificate upon receipt of your complying design.

As Built Stage Certification

There is a second round of certification processes required at “as built” stage, one certificate for each dwelling. We are aware that having four different standards, with their own nuances, many tradesmen have developed a poor understanding of hte standards because they may have had experience with one type, but not necessarily the classification of SDA you are developing. There seems to be a lot of misinformation out there from in-experienced “experts” involved in middle management, and all of these circumstances lead to a profusion of very “loose facts” when it comes to the onsite reviews we have conducted since the inception of SDA.

As an experienced project manager for State and Federal Government projects and a licensed builder in NSW, the principal architect is available on the phone to field questions [RFI] that typically arise during construction, and we have developed a number of cheat sheets to issue to your builder for its subcontractors, to help eliminate the most costly co-ordination issues, errors and omissions. These “trade notes” minimise the number of site visits that would be necessary to ensure satisfactory SDA certification at “as built” stage.

Still, it is prudent to get an inspection by the SDA certifier prior to installing internal linings, to reduce the potential nuisance of a millimetre tolerance issue, that would prevent release of the as built certificates. When an interim site inspection is required, a site visit is scheduled for a fixed fee agreed in advance.

Then, on completion, a final inspection is conducted to prepare the certificates required by the NDIS. If work is incomplete, further inspections are required until all the errors and omissions have been addressed. Re-inspections incur additional costs, which can be overwhelming for remote sites, so we will agree a fee in advance, and we take every precaution and delight, in conducting just one final inspection, feeling chuffed that our RFI service and “trade notes” have worked a treat. The SDA certificates are independent of your Building’s occupancy certificates, though, often the inspections are conducted concurrently by the differing professionals.

Finally, prior to release of the As built Certificate there are a few housekeeping matters that need to be provided for the record. These are basic but critical and could be provided to us prior to the “as built” inspection:

• Emergency evacuation plan shall be provided to the occupier or their 24.2 supports, which may include a path of travel to a safe place.
  
• As evidenced by documentation provided by instructing party and held on file, are Density Rules met?
  
• Letter of confirmation from Builder in regard to provision of at least the following:

1. 1. Slip resistance to all areas as required by the SDA Design Standard. 
      Applies to all design categories.
      
   2. All sanitary compartments have walls either constructed of masonry or concrete or been provided with wall reinforcement of minimum 12mm thick sheeting from FFL and extending to a height of minimum 2100mm from FFL.
      Applies to all design categories.
      
   3. Carpets if provided have a pile height or thickness of not more than 11mm and carpet backing not more than 4mm. 
      Applies to all design categories.
      
   4. Where ducted air-conditioning is provided, zoning of habitable rooms is provided.
      Applies only to Fully Accessible and High Physical Support design categories.
      
   5. Internet connection has been provided with ability for high speed internet speed and wifi coverage achievable throughout the house.
      Applies only to Fully Accessible and High Physical Support design categories.
      
   6. Resilient materials including high impact wall linings have been provided, participant’s bedrooms have been provided with sound insulation and high impact / vandal proof fittings and fixtures have been provided.
      Applies only to Robust design category.
      
   7. Certification is provided from a Qualified, Insured and Practicing Structural Engineer that states that the participant’s bedroom has been inspected and have been provided with power and inbuilt structure capable of installation of a minimum 250kg load capacity, constant charge ceiling hoist which is capable of going across the bed and down the bed.
      Applies only to High Physical Support design category.
      
   8. Certification is provided from an electrician or builder to confirm that emergency power solutions are provided to cater for a minimum 2 hour outage in no less than 2 GPOs in bedrooms and any provided automated doors used for entry and egress.
      Applies only to High Physical Support design category.

Existing Houses
If you intend to convert an existing dwelling for use as SDA, our observations are that the NDIS currently discourage the concept. It does so, by either requiring a recent Occupancy Certificate from a Building Certifier, or, by introducing an exorbitant minimum expenditure on renovations costs which must be proven. Please refer to the current NDIS SDA Pricing and Payments Guides available on the NDIS website.

If you think your proposed project in could do with an SDA Assessment and Certification, please call at your convenience to get the ball rolling. 

As you are aware, the NDIS is being carried out across the country to more than 600,000 Australians who live with disabilities. It has been a learning curve for us all, but particular patterns of development have emerged. We highly recommend that you consider introducing housing diversity, rather than resorting to the corridor down the middle of a row of bedrooms design, as it is obvious that participants will, like you, choose to reside in a home that they feel is their forever home. Ask yourself “Would I live here?” 

Our objective in preparing the report is to assist you to register your housing for SDA in the category that best suits your plans, or existing building, as the case may be.

There are several categories of home for registration under NDIS as SDA. These are:

New Builds:

• Improved livability
• Fully Accessible
• Robust
• High Physical Support

Existing Stock:

• Basic
• Improved livability
• Fully Accessible
• Robust
• High Physical Support

Legacy:

• Basic
• Improved livability
• Fully Accessible
• Robust
• High Physical Support

The majority of SDA will be registered in new builds category, as the existing stock and legacy categories are for dwellings that were occupied, often loong before the introduction of the NDIS.

Additional funding is provided for Onsite Overnight Assistance; break out rooms (robust category home only) and for Fire Sprinklers. 

Each of the nominated categories above have specific inclusion requirements to enable them to be registered.

With respect to the SDA Standard, these requirements are mandatory and unwavering. It is pass or fail with no discretion for millimetre errors and building tolerances. Your architect is encouraged not to try and achieve the minimum, because your builder is using materials that are never perfect or precise.

Each SDA design category has its own additional requirements which we can advise on. Also, we have prepared trade by trade guide notes for the builder to issue to his team, so that they understand what is important in achiving certification for their trade, in the class of building you nominate.

There is also a limit on the number of SDA recipients that can reside on each alotment of land, which we can direct you to, via the SDA Rules.

SDA Assessment Report.
We will provide this type of report, which is a study that examines your designs and will provide information to help you to proceed with your project towards enrolment on completion. It includes a Certificate if we have received plans demonstrating compliance with the SDA Design Standards for the category in which you seek enrolment.

This Report is not intended to provide a guarantee because there is no certainty surrounding the requirements for registration of SDA homes, by reason that, the rules are still being developed by the NDIA.

When you have provided complying documents I issue a certificate to you to assist you in enrolling the dwelling for SDA, and I will also issue the Certificate and your documents, as well as the NDIS checklist to the NDIS for their records.

What is included in this Report
This Assessment process will assess your plans against your nominated category of SDA and provide advice on the additional measures required to satisfy the current requirements for enrolment under NDIS as SDA, as outlined in the current relevant documents published by NDIA. Where appropriate, we will issue a certificate demonstrating compliance with the SDA Standards.

The following are specifically not included in this Report:

The registration/enrolment process for NDIS SDA housing.

GENERAL TERMS & CONDITIONS
Available upon application.

Please call at your convenience on 0295863111

Kind regards



Gary Finn
0414414101
(Cert iv Access Consulting)
Architect Principal #5774 (NSW)
Builder #51908C (NSW)
Access Consultant #435
Principal Design Practitioner #PDP0000496
SDA Accredited Assessor #SDA00039

Sydney Access Consultants

http://www.sydneyaccessconsultants.com.au

Shop 7/438 Forest Road, Hurstville NSW 2220
Phone (02) 95863111 Mobile 0414 414101 info@SydneyAccessConsultants.com.au
*Member of Master Builder’s Association;
*Accredited member of the Association of Consultants in Access, Australia
*Member of Association of Consulting Architects, Australia