Development Reports

Report category

Access Consultants

Access consultants provide specialist advice about accessibility in buildings and the wider built environment, helping project teams understand and address requirements for people with disability.

For development projects, their work may include reviewing architectural plans, identifying accessibility issues and recommending design changes. Depending on the project and approval stage, this may result in an access report, design review, access audit, Performance Solution or other specialist accessibility documentation.

Access Consultants

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Accessibility requirements can arise from several overlapping sources.

These can include the National Construction Code (NCC), the Disability (Access to Premises — Buildings) Standards 2010, referenced Australian Standards, planning requirements and the broader Disability Discrimination Act 1992.

The requirements applying to a particular development depend on matters such as the building classification, proposed work, use of the building, approval pathway and jurisdiction.

For this reason, an access consultant’s role is not simply to look for ramps or accessible toilets. Depending on the project, accessibility can involve the path of travel to and through a building, entrances, doors, lifts, sanitary facilities, parking, signage, hearing augmentation, circulation spaces and other features affecting how people use the building.

When might you need an access consultant?

An access consultant is not required for every development application or building project.

The need for specialist accessibility advice depends on the building, proposed work and requirements of the relevant consent or certifying authority.

An access consultant may be required or useful:

  • During concept or design development to identify accessibility issues before plans are finalised.
  • Where a development application requires an access report.
  • For complex developments where accessibility provisions need specialist interpretation.
  • For new buildings required to provide access for people with disability.
  • For alterations or additions to existing buildings where accessibility requirements may be triggered.
  • For changes of use.
  • Where accessible paths of travel, entrances, lifts, sanitary facilities or parking need to be considered.
  • Where a proposed design does not follow an applicable Deemed-to-Satisfy accessibility provision.
  • Where an Access Performance Solution is being considered.
  • Where adaptable housing, specialist housing or other project-specific accessibility requirements apply.
  • Where an existing building or facility is being audited for accessibility barriers.
  • During construction or before occupation where inspection or verification of accessibility measures is required.

City of Sydney provides one example of when an access report may accompany a development application. Its current document requirements request access reports for complex developments proposing alternative solutions relating to accessibility requirements, the Building Code of Australia and the Disability Discrimination Act.

Not sure which reports apply to your project? See our Development Application Reports Guide.

What can an access report assess?

The scope depends on the building, project stage and purpose of the report.

An access assessment may consider matters such as:

  • Accessible approaches to the building.
  • Accessible entrances.
  • Continuous accessible paths of travel.
  • Doorways and circulation spaces.
  • Ramps and stairways.
  • Passenger lifts and other vertical circulation.
  • Accessible carparking.
  • Accessible sanitary facilities.
  • Ambulant sanitary facilities where applicable.
  • Accessible adult change facilities where applicable.
  • Signage, including Braille and tactile signage.
  • Tactile ground surface indicators.
  • Hearing augmentation.
  • Accessible seating and spaces within assembly buildings.
  • Access to common areas.
  • Swimming-pool access where applicable.
  • Changes in level and floor surfaces.
  • Fixtures and facilities that affect accessible use.
  • Relevant design requirements for people with different mobility, sensory or other access needs.

The NCC’s accessibility provisions extend beyond physical entry to a building. Part D4 of NCC Volume One includes requirements relating to building access, accessible parking, Braille and tactile signs, hearing augmentation, tactile ground surface indicators, assembly-building seating and access to certain swimming pools.

The extent of access required varies according to building classification and use.

NCC, Premises Standards and the DDA

Accessibility requirements in Australia involve several related but distinct legal and technical frameworks.

The Disability Discrimination Act 1992 (DDA) is Commonwealth anti-discrimination legislation. Among other things, it makes discrimination in relation to access to and use of premises unlawful in circumstances covered by the Act.

The Disability (Access to Premises — Buildings) Standards 2010 — commonly called the Premises Standards — were made under the DDA and establish nationally applicable requirements for access to certain buildings and building work.

The Premises Standards contain an Access Code for Buildings that is closely aligned with the building-access provisions of the Building Code of Australia.

The objects of the Premises Standards include providing dignified and equitable access and giving building certifiers, developers and managers certainty that where access is provided in accordance with the Standards, that access will not be unlawful under the DDA to the extent covered by the Standards.

However, compliance with the Premises Standards should not be described as a blanket guarantee of compliance with every obligation under the DDA.

The Australian Human Rights Commission explains that the DDA can apply to matters outside the scope of the Premises Standards, including areas of the broader built environment and other aspects of access and use.

For that reason, avoid describing an access report simply as a “DDA certificate” or stating that a consultant can universally certify a building as fully DDA compliant.

Access Performance Solutions

The NCC is performance based.

Where a design does not follow an applicable Deemed-to-Satisfy provision, it may be possible to develop a Performance Solution that demonstrates compliance with the relevant NCC Performance Requirements.

This can arise in accessibility design where a project needs an alternative way of satisfying a particular requirement.

An Access Performance Solution is not an exemption from accessibility requirements. It is an alternative NCC compliance pathway and must be appropriately assessed and documented.

The NCC requires Performance Solutions to identify the relevant Performance Requirements and demonstrate compliance using recognised Assessment Methods.

Whether an access consultant can prepare a particular Performance Solution depends on the issue, their expertise and any professional or regulatory requirements that apply.

Some projects may require coordination with the BCA consultant, registered certifier, architect, fire engineer or other specialists.

Who typically prepares an access report?

Access reports are generally prepared by professionals specialising in accessibility and the built environment.

Common descriptions include:

  • Access consultant
  • Accessibility consultant
  • Disability access consultant
  • Accredited access consultant

There is not one universal job title that automatically establishes that a consultant is suitable for every access-related project.

The relevant council or approval authority may specify the level of expertise required.

For example, City of Sydney states that access reports for relevant complex developments are prepared by a suitably qualified access professional.

The Access Consultants Association is a national professional association for access consultants and operates an accreditation system for its members.

Accreditation with a professional association can be a useful credential to consider, but it is not a universal statutory requirement for preparing every access report.

Some access consultants also hold qualifications or registrations in related fields such as architecture, building surveying or other built-environment disciplines.

What to consider when choosing an access consultant

Start by establishing exactly what the project requires and at which approval or design stage the advice will be used.

It is worth checking:

  • Whether the consultant regularly works with your building type and project scale.
  • Whether the council, registered certifier or other authority specifies a particular level of qualification or experience.
  • Whether the consultant is experienced with development application, CDC, Construction Certificate and other relevant approval stages.
  • Which NCC accessibility provisions and other requirements are included in the review.
  • Whether referenced Australian Standards are included in the scope.
  • Whether the consultant has experience preparing Access Performance Solutions if one may be required.
  • Whether adaptable housing, specialist housing or other residential accessibility requirements need separate assessment.
  • How many drawing-review rounds are included.
  • Whether revised architectural documentation will be reviewed.
  • Whether the consultant coordinates directly with the architect, BCA consultant and registered certifier.
  • Whether construction-stage inspections or advice are available.
  • Whether final access inspections or verification documentation may be needed.
  • Relevant professional accreditation, qualifications and project experience.
  • Professional indemnity insurance where appropriate to the engagement.

Access issues can affect fundamental design decisions such as entrances, levels, lifts, corridors, sanitary facilities and circulation space. For more complex projects, early access advice can therefore be easier to incorporate than changes requested once the design is substantially complete.

Related terms and services

Depending on the consultant, project and approval requirements, you may encounter:

  • Access consultant
  • Accessibility consultant
  • Disability access consultant
  • DDA consultant
  • Access report
  • Disability access report
  • Accessibility report
  • Access compliance report
  • Access design review
  • Access audit
  • Access Performance Solution
  • Accessible path of travel
  • Accessibility assessment
  • Adaptable housing report
  • Livable housing assessment
  • Specialist Disability Accommodation assessment
  • Access inspection
  • Accessibility certification

These terms are not necessarily interchangeable.

“DDA consultant” is an informal industry/search term rather than a specific statutory profession created by the Disability Discrimination Act.

An access report for a development application is also different from an access audit of an existing building, an Access Performance Solution or a specialist housing assessment.

Similarly, adaptable housing and livable housing requirements may overlap with accessibility consulting but have their own particular standards, planning controls or assessment requirements.

Frequently asked questions

What does an access consultant do?

An access consultant advises on accessibility in buildings and the built environment.

For a development project, this may involve reviewing architectural plans, identifying issues with accessible routes and facilities, advising the design team and preparing documentation required for development approval or building certification.

The consultant may remain involved through design development, construction and final inspection depending on the project.

What is an access report?

An access report is a written assessment of accessibility issues relevant to a building or proposed development.

Depending on its purpose, it may review a design against applicable NCC accessibility provisions, the Premises Standards, referenced Australian Standards and relevant planning requirements.

It may identify areas that comply, matters requiring design changes and issues requiring further investigation or an alternative compliance pathway.

There is not one nationally prescribed document format universally called an “access report”.

Do I need an access report for a development application?

Not always.

Requirements vary according to the development and the consent authority.

Some councils request an access report for particular types of complex development or where accessibility issues require specialist assessment.

City of Sydney, for example, identifies access reports as a document required for certain complex developments proposing alternative accessibility solutions.

Always check the specific submission requirements applying to the development.

Is an access report the same as DDA compliance?

No.

An access report may consider obligations and standards connected with disability access, but it should not automatically be described as a certificate guaranteeing complete compliance with the Disability Discrimination Act.

The Premises Standards provide technical requirements for certain buildings and building work and operate under the DDA.

The Australian Human Rights Commission explains that the DDA can also apply to matters that fall outside the scope of the Premises Standards.

What are the Disability Access to Premises Standards?

The Disability (Access to Premises — Buildings) Standards 2010 are Commonwealth disability standards made under the Disability Discrimination Act 1992.

They apply to specified buildings and building work and contain an Access Code setting out accessibility Performance Requirements and technical provisions.

The Standards aim to provide dignified and equitable access while giving building industry participants greater certainty about access obligations for matters covered by the Standards.

What accessibility requirements are in the NCC?

NCC Volume One contains requirements relating to access for people with disability.

Part D4 includes Deemed-to-Satisfy provisions addressing matters such as where access must be provided, accessible parking, signage, hearing augmentation, tactile ground surface indicators, seating and swimming-pool access.

Other parts of the NCC also contain requirements relevant to accessibility.

The exact provisions that apply depend on the building classification and project.

What is an Access Performance Solution?

An Access Performance Solution is an alternative NCC compliance approach used where a design does not rely entirely on the applicable Deemed-to-Satisfy provisions.

It must demonstrate compliance with the relevant Performance Requirements using the assessment and documentation process required by the NCC.

It is not an exemption or waiver from providing accessibility.

Does an access consultant need to be accredited?

Requirements vary.

A council, certifier or project brief may require a suitably qualified or experienced access professional, but there is no single professional-association accreditation that should be described as universally mandatory for every project.

The Access Consultants Association operates a national accreditation system and provides a directory of accredited consultants, which can be one useful credential when evaluating providers.

Is an access report the same as an adaptable housing or livable housing report?

No.

These areas can overlap, but they are not synonymous.

A general access report may assess accessibility requirements applying to common areas, commercial buildings or other parts of a development.

Adaptable or livable housing assessments focus on particular residential design requirements.

NCC 2022 introduced the ABCB Livable Housing Design Standard nationally, but jurisdictional variations are important. In the current NSW version of NCC Volume One, Part G7 relating to livable housing design is deliberately left blank for Class 2 sole-occupancy units.

Other NCC provisions and NSW planning controls may still apply.

When should an access consultant be engaged?

For complex developments, early engagement can be useful.

Accessibility requirements can affect entrance levels, circulation paths, lifts, stairs, sanitary facilities, parking, internal layouts and other fundamental parts of the design.

Identifying these issues during concept or design development can make them easier to resolve than changes requested late in documentation or during certification.

The appropriate timing will depend on the project and approval pathway.

Accessibility guidance and sources

Accessibility requirements depend on the building, proposed work, applicable NCC edition, jurisdiction and other legal or planning requirements. Always confirm the requirements applying to the particular project.

  • Federal Register of Legislation — Disability (Access to Premises — Buildings) Standards 2010

    The current Commonwealth legislative instrument setting out the Premises Standards and Access Code for Buildings. View the Premises Standards

  • Australian Building Codes Board — Part D4: Access for people with a disability

    Official NCC provisions covering accessibility requirements including building access, accessible parking, signage, hearing augmentation, tactile indicators and other building features. View NCC Part D4

  • Australian Human Rights Commission — Guidelines on application of the Premises Standards

    Explains how the Premises Standards operate under the Disability Discrimination Act and the distinction between matters covered by the Standards and broader DDA obligations. View AHRC guidelines

  • City of Sydney — Check the document requirements for your planning application

    Provides a current NSW council example of when an access report may be required and describes access reports as being prepared by a suitably qualified access professional. View City of Sydney requirements

  • Access Consultants Association — Find an ACA consultant

    Provides information about professional access consulting and the association’s national accreditation system. Find an ACA consultant