Disability Access Consulting Services … · 14/05/2018 · MAA Disability Access Consulting...

Melbourne Access Audits

Disability Access Consulting Services

Capability Statement

Reference: EG-MAA-DACS 20180514.docx

MAA, Part of Egress Group Pty Ltd

MAA Disability Access Consulting Services of 22 Reference: EG-MAA-DACS 20180514 Website Copy.docx

Melbourne Access Audits Suite 226, 44 Lakeview Drive, Scoresby, VIC 3179 M: 0422 750 941 P: 03 8761 9102 F: 03 9017 8991 W: www.melbourneaccessaudits.com.au E: [email protected]

Melbourne Access Audits is part of Egress Group Pty Ltd, ABN 71 169 509 611

COPYRIGHT© EGRESS GROUP P/L 2018 Our primary goal is to spread awareness of universal design and accessibility. Globally, we need to ensure equitable access is provided into premises, with inclusive facilities and services. Everywhere needs to be accessible and safe for everyone. www.egressgroup.com.au This document is periodically updated and can be downloaded from our website: www.melbourneaccessaudits.com.au/maa-services-and-capability-statement

http://www.melbourneaccessaudits.com.au/

mailto:[email protected]

https://egressgroup.com.au/

http://melbourneaccessaudits.com.au/maa-services-and-capability-statement/



MAA Disability Access Consulting Services 1. Melbourne Access Audits ............................................................................................................ 5

About Us ................................................................................................................................................................ 5 Services .................................................................................................................................................................. 5 Insurances ............................................................................................................................................................. 5 Experience ............................................................................................................................................................. 6 Aconex.................................................................................................................................................................... 6

2. Access Audits ................................................................................................................................. 7

Best-Practice ........................................................................................................................................................ 7 Levels of Assessment ......................................................................................................................................... 7 Level 1 Access Audit ........................................................................................................................................... 7 Level 2 Access Audit ........................................................................................................................................... 7 Level 3 Access Audit ........................................................................................................................................... 7

3. Access Peer Reviews .................................................................................................................... 8

4. Affected Part Inspections ........................................................................................................... 8

5. Architectural Design Reviews ..................................................................................................... 9

6. Changing Places Assessments .................................................................................................. 10

7. Change of Use ............................................................................................................................. 10

8. Clause D3.4 Exemptions ............................................................................................................ 11

9. Dispensations, Concessions, Waivers ...................................................................................... 11

10. Due Diligence .............................................................................................................................. 12

11. Feasibility Reports ...................................................................................................................... 12

12. Emergency Evacuation for People with Disabilities ............................................................. 13

13. Event Accessibility ...................................................................................................................... 14

14. Expert Statements ..................................................................................................................... 14

15. Guest Lecturing ........................................................................................................................... 15

16. Heritage and Access ................................................................................................................... 15

17. Insurance Investigations ............................................................................................................ 16

18. Livable Housing Design Assessments ..................................................................................... 16

19. Passenger Lift Reviews .............................................................................................................. 17

20. Performance Solutions .............................................................................................................. 17

Performance-Based Approach to Compliance .......................................................................................... 17 What is a Performance Solution? ................................................................................................................. 17 Why use Performance Solutions? ................................................................................................................. 18 MAA Rewriting the Recipe Book .................................................................................................................. 18 Reliance on Management Plans to Support Performance Solutions .................................................. 19

21. Product Assessments ................................................................................................................. 19



22. Professional Opinions ................................................................................................................ 19

23. Risk Mitigation Strategies ......................................................................................................... 20

24. Signage and Sign Schedules Reviews ...................................................................................... 20

25. Universal Design Reviews ......................................................................................................... 21

26. More Information ....................................................................................................................... 21



1. Melbourne Access Audits About Us Melbourne Access Audits, or MAA, is a consultancy firm specialising in access for people with disability. MAA is part of Egress Group Pty Ltd and adopts an exciting new approach to access consulting in Australia. MAA applies industry best practice and risk management principals to deliver successful performance-based outcomes for our clients.

MAA key consultants have years of disability access consulting with the necessary skills as Disability Access Consultants to consult in the field of accessibility in the built environment, universal design and Disability Discrimination Act (or DDA) compliance.

MAA has the skills, experience and qualifications that make MAA stand out from competitors.

Lee Wilson, MAA Director has completed the Victoria University Graduate Certificate in Performance-Based Buildings & Fire Codes and has building surveying qualifications.

In recognition of this experience, Lee was appointed by the Australian Building Codes Board (ABCB) as a Subject Matter Expert (Disability Access) in 2018.

Services MAA offers expert disability access consulting services. We have vast experience in assessing buildings and facilities for compliance in terms of accessibility for people with disability.

These services include on-site access audits and appraisals:

• Level 1 and Level 2 Access Audits (On-site access appraisals) • Level 3 Access Audits (On-site access audits)

MAA also offer a range of other disability access consulting services in accessibility and DDA. Our areas of expertise include desktop design reviews, Performance Solutions, professional opinions, peer reviews, feasibility reports and general access advice during building works.

We have years of consulting experience. We can help identify non-compliances or risks and recommend strategies to mitigate or remedy any issues identified.

Insurances Egress Group Pty Ltd trading as MAA hold the following insurances:

• Public Liability – QBE o $5M any one occurrence o $10M in aggregate

• Professional Indemnity – AAI Limited t/as Vero Insurance: o $20M any one occurrence o $20M in aggregate

https://melbourneaccessaudits.com.au/

https://egressgroup.com.au/

http://www.abcb.gov.au/Connect/Articles/Subject-Matter-Experts-for-performance-based-design

https://melbourneaccessaudits.wordpress.com/services/access-appraisals/

https://melbourneaccessaudits.wordpress.com/services/access-audits/



Experience MAA has vast experience in construction, design and access auditing. Over the years we have worked on many access audit programs, including:

Onsite Access Audits:

• Many Australian universities • Overseas government buildings • Council buildings and infrastructure • Public buildings • Primary and secondary schools • Hotels, motels, and bed & breakfasts • Office developments • Shopping centres • Car parking buildings • Aged care centres and nursing homes • Theatres and town halls

Desktop Design Reviews:

• Airports, bus stops and train stations • Educational buildings • Hotels and student accommodation • Office towers • Mixed-use developments, with

apartments, car parking and retail or office spaces

• Sports and entertainment complexes • Beach access and foreshore areas • Nature reserves and national parks • Extensions to existing buildings • Warehouse and factory complexes

For confidentiality reasons, we do not display or advertise our clients. Referee details can be provided on request.

Lee Wilson, Principal Access Consultant and Director of MAA is well known in the building profession and has consulted on projects for several years. He is a published author, speaker, and contributor to various online and print media outlets.

Aconex MAA is an organisation on Aconex.

Simply search for ‘Melbourne Access Audits’, and send a message to a representative of Melbourne Access Audits, to add them to a project.

https://melbourneaccessaudits.wordpress.com/home/egress-group-pty-ltd/lee-wilson-disability-access-consultant/



2. Access Audits Best-Practice MAA can undertake a range of inspections of existing buildings and premises. When doing so, we generally follow the guidelines provided by our industry body, the Association of Consultants in Access Australia (ACAA) when preparing an access audit program’s methodology and level of assessment. However, as a flexible and client-focused firm, we can customise all our services to meet the needs of a client.

Levels of Assessment In 2012, the ACAA released ‘CATEGORIES OF ASSESSMENTS FOR ACCESSIBILITY A guide to the varying levels of analyses possible when assessing existing built environments for accessibility.‘

The Guide includes three levels of assessment:

• Level 1 Appraisal Report – An indication of the probable level of accessibility. • Level 2 Appraisal with a limited detailed audit – An indication of the probable level of

accessibility with components of detailed auditing. • Level 3 Detailed Audit and Analysis – A highly detailed report of the level of

accessibility, with all non-compliant features identified and catalogued with the explanation provided as to the basis for the finding.

Level 1 Access Audit • Generalised analysis referencing all relevant requirements/codes/standards • Commentary only highlighting significant areas of concern • Identification of examples of non-compliances supported by annotated plans and/or

photographic material where appropriate

Level 2 Access Audit • As for Level 1 • With the addition of detailed auditing and analysis of specific elements which are

either predetermined by client instruction and/or brief prior to the commencement of the audit, or which are identified by the Level 1 process as being significant items of concern

Level 3 Access Audit • Detailed Identification and cataloguing of all specific non-compliances with an

explanation of assessment with reference to all relevant regulations/standards, supported by appropriate photographic and/or graphic material.

• Example: Within a unisex accessible toilet on Level 32 of the building there are a number of non-compliances with the installation of fixtures and fittings. In this case, each issue will be:

o identified in a register o described in detail to assist in identification o measurements provided in the register o referenced to a photographic image

• Application of a logical and systematic methodology to ensure that all individual non-compliances are identified and clearly reported

MAA will develop an audit methodology specific to your project needs.

https://melbourneaccessaudits.files.wordpress.com/2017/12/info-acaa-categories-of-assessment-for-accessibility-brochure-ratified-3-10-2012-20150120.pdf

https://melbourneaccessaudits.files.wordpress.com/2017/12/info-acaa-categories-of-assessment-for-accessibility-brochure-ratified-3-10-2012-20150120.pdf

https://melbourneaccessaudits.wordpress.com/melbourne-access-audits/disability-access-services/access-audits/



3. Access Peer Reviews An ‘Access Peer Review’ involves a review of a professional opinion, expert opinion, Performance Solution (Alternative Solution) or other report prepared by another Access Consultant.

The concept is comparable to the dual certification system used in structural engineering, and the peer review system used in fire engineering. This approach is accepted within Australia and overseas.

The Access Peer Review is conducted by an MAA Accredited Member of the Association of Consultants in Access, Australia Inc (ACAA).

The benefits of engaging an MAA consultant, who is an Accredited Member of ACAA to undertake an Access Peer Review is to ensure compliance and mitigate risk. This is a small cost with great benefits to the project team and client on larger projects.

An Access Peer Review helps to provide a second opinion during the building certification stage, confirming that the correct level of ‘required’ access is being provided and the relevant BCA Performance Requirements are being met.

4. Affected Part Inspections When any building work is planned in an existing building that requires a building permit, it triggers two important concepts prescribed in the Premises Standards (under the DDA) and the Victorian Building Interim Regulations 2017 (Regulation 116).

The first concept is the ‘new part’. This is defined as the area of new works, for example, a new kitchen fit-out in a cafe is considered to be the ‘new part’.

The second concept is the ‘affected part’. This is defined as the continuous accessible path of travel from the area of new works (i.e. the ‘new part’) back to the existing principal pedestrian entrance.

In the cafe example above, this would include the path of travel from the existing building entrance to the new kitchen fit-out. If there is an existing step, stair or ramp in the entry doorway then this also forms part of the ‘affected part’ and must be upgraded to comply. Which could trigger a new ramp and doorway arrangement.

If you are planning works in an existing building, please contact MAA as soon as possible so we can identify any risks or access issues.

We can review the existing conditions and provide sound advice as to the best steps to achieve compliance during the building works.

In some cases, this might necessitate the use of a Performance Solution to achieve compliance with the existing conditions.

Obviously, if you are about to lease a building, please contact us before you sign the lease.

https://melbourneaccessaudits.wordpress.com/legislation/access-to-premises-standards/

https://melbourneaccessaudits.wordpress.com/legislation/building-act-1993/victorian-building-interim-regulations-2017/

https://melbourneaccessaudits.wordpress.com/melbourne-access-audits/disability-access-services/other-services/access-performance-alternative-solutions/



5. Architectural Design Reviews Whatever stage of design a project is at, MAA can review the design and provide practical advice on whether the design complies with the prescriptive requirements of the BCA and Premises Standards. MAA has assessed the design of a wide range of projects, including hotels, airports, theme parks, hospitals and aged-care facilities.

Design reviews are critical in the early stages of a project, as identifying spatial issues or the need for a passenger lift, ramp or increased corridor width in a later stage could have a significant cost and time impacts on any advanced design.

Common stages of design documentation include the following, though every project is unique and could be planned differently:

• Master Planning / Feasibility • Concept Design • Schematic Design • Design Development • Tender Documentation • Construction Documentation

When preparing our reports, we use Bluebeam Revu software to provide copies of marked-up drawings as an Appendix to each report.

These mark-ups allow ease of identification of all access issues.



6. Changing Places Assessments MAA consultants are competent assessors of Changing Places facilities. We can check the design of any proposed facility to ensure it meets the intent and design requirements of the Changing Places initiative and can be certified for use.

Lee Wilson from MAA helped develop the first Changing Places Information Kit, being the design package and technical guide on how to build Changing Places facilities.

Lee has also held a position on the Technical Advisory Team for Changing Places and is an active campaigner for these important facilities in all large public spaces, transport hubs, sports stadiums and the like.

Toilets are a necessity for everyone. Everyone needs a toilet in their home or workplace and when we go out we expect to be able to use a toilet when visiting a public space or building. This should be a basic entitlement for every Australian. But unfortunately, it’s not the case for everyone.

Changing Places toilets fill an important gap in the current building codes requirements. They cater for a different user group compared to standard accessible (or disabled) toilets.

Changing Places toilet facilities may on first appearances seem very similar to standard accessible toilets – but they’re not. They cater for a different user group and the facilities have been designed with differing spatial needs to those accessible toilets required in the BCA.

Changing Places toilets have more space, in fact, enough for an assistant on both sides of the toilet pan for two carers, family members or assistants and have additional equipment including an adult-sized height adjustable changing table and an overhead hoist system built into the room.

7. Change of Use Regardless of what work is planned in a commercial building, if there is a change of use of the building, it will generally trigger the need to consider the disability access provisions of the BCA and Premises Standards.

This is certainly the case in Victoria, where any change of use of a building triggers the need for a building permit to obtain an Occupancy Permit for the new use under Regulation 1011 of the Victorian Building Interim Regulations 2017. Due to the change of use, the building must comply with all relevant access provisions of the BCA applicable to the new use.

MAA can assist any building owner or tenant through this process and help navigate the complexity in applying all disability access provisions to an existing building, whilst helping to minimise this impact (and cost).

https://melbourneaccessaudits.wordpress.com/legislation/building-act-1993/ncc-building-code-of-australia-volume-1/





8. Clause D3.4 Exemptions Many buildings have quite unique uses, and whilst most buildings will generally need to be accessible for all occupants, including those with a disability, the BCA and the Premises Standards acknowledges that some environments might not be suitable.

Table D3.1 requires that access is provided to all areas within a building normally used by the occupants, except for those areas that are exempted by Clause D3.4.

Clause D3.4 states that the following areas are not required to be accessible:

• An area where access would be inappropriate because of the purpose for which the area is used.

• An area that would pose a health or safety risk for people with a disability.

• Any path of travel providing access only to an area exempted by this clause.

MAA can provide a determination as to the appropriateness of a Clause D3.4 exemption to each scenario.

9. Dispensations, Concessions, Waivers Additional to the Clause D3.4 exemption above, there are many references to concessions and exemptions in the building and disability legislation, which might not be clear for all building practitioners.

MAA can assist by providing expert opinions in the application of each exemption, concession or waiver available in applicable legislation.

For example, the BCA and Premises Standards has exemptions for small buildings not requiring passenger lifts (and accessible toilets on non-entrance levels).

The Victorian Building Interim Regulations 2017 and Premises Standards also provide three important concessions in existing buildings. These consider the level of compliance in existing accessible toilets, existing passenger lifts, and ‘affected part’ concessions for tenants in multi-tenanted buildings.

When we undertake an access audit of an existing building or a design review of a proposed building, we highlight and discuss applicable exemptions and concessions in our reports to provide clarity to the project for all stakeholders.




10. Due Diligence Due diligence has been defined as “an investigation of a business or person prior to signing a contract, or an act with a certain standard of care. It can be a legal obligation, but the term will more commonly apply to voluntary investigations.”

In terms of commercial property, due diligence could be applied prior to commencing building works, prior to signing a tenancy agreement, or prior to lodging a town planning application or building permit application.

A Due Diligence Report prepared by MAA could avoid an unnecessary situation that could result in loss of income, unexpected upgrade costs, or negative media attention.

Examples could include:

• Taking out a lease on a building, only to find that a passenger lift is required as part of the fit-out works.

• Applying for a building permit on a Class 2 residential apartment building, only to find that after two years in design and with town planning approval, that the design doesn’t comply with the BCA access provisions and needs an amendment to the planning approval.

• Opening a rooming house without the necessary Occupancy Permit and being served a Building Notice by Council requiring disability access provided to and within the existing building.

These are all real-world examples, that could have been addressed very early had someone suggested a design review by an Accredited Access Consultant from MAA.

11. Feasibility Reports An Accessibility Feasibility Report assesses potential solutions to a development, building upgrade or refurbishment and determines which of these are viable for further analysis.

MAA can help navigate through the disability and building legislation to determine the impact of the planned works on the site or building.

We can then identify any subsequent triggers for compliance in other areas of the site or building (such as upgrades to footpaths, internal paths, car parking, entrances, vertical transportation between levels of a building, additional sanitary facilities or hearing augmentation).

Similar to Due Diligence Reports, a Feasibility Report could assist the decision-making process to ensure the best outcome and to avoid an unnecessary situation that could result in an undesirable outcome.

https://melbourneaccessaudits.wordpress.com/melbourne-access-audits/disability-access-services/other-services/due-diligence/



12. Emergency Evacuation for People with Disabilities MAA can assist all organisations, public spaces and workplaces meet their obligation in providing a safe environment for all occupants, including during an emergency evacuation.

To do this, we can assist with the following:

• Reviewing Fire Engineering Reports for new buildings to ensure considerations of people with disabilities are made in the fire safety strategy.

• Meeting with Fire Safety Engineers during the development of a new design. • Assessing existing arrangements, to determine if planning for people with disability is

in place. • Meeting with individuals with a disability to measure how safe they feel in the public

space or building. • Identification of opportunities to provide a safer environment. • Developing wayfinding strategies to help all occupants identify the safe path of egress

out of each space or building. • Working with event organisers to help develop emergency planning strategies during

temporary events.

Lee Wilson, MAA Principal Consultant and Director, is the only Australian Disability Access and Egress Consultant who has presented numerous times on this topic and published a guidebook and whitepaper on these concepts.



13. Event Accessibility Disability discrimination occurs when people are treated less fairly because they have a disability, or because they are relatives, friends, carers, co-workers or associates of a person with a disability.

Disability discrimination can be direct or indirect. This relates directly to event management too.

Whilst the BCA is generally not applicable to events, there are three relevant legislative requirements to consider when planning an event:

1. Events fall under the umbrella of the DDA, and even though the Premises Standards is only applicable to new or refurbished existing buildings, Section 23 of the DDA requires non-discriminatory access to premises which the public or a section of the public is entitled or allowed to use. “Premises” are defined to include any place whether enclosed or built on or not. This would, therefore, include any building or external area.

2. An existing building undergoing a change of use might trigger compliance or a need for a Temporary Occupancy Permit under the State building legislation.

3. An outdoor even space could be deemed to be a Place of Public Entertainment (POPE) by the local council and require an Occupancy Permit as a Class 9b building.

MAA has been involved in many events over the years, including many POPE Occupancy Permits.

From this experience, MAA has a unique understanding of the dynamic and fast-paced event management industry. We know that once the wheels are in motion they won’t stop under members of the public are moving through the entry gates.

MAA can assist at all stages of an event, from an initial review of the event management plan or risk management plan, through to a walk-through inspection of the proposed site, review of concept layouts, and assistance in the lead up to the event to ensure that access barriers are identified and removed where possible (or control measures put in place to deal with them).

Please check with your local Council if you are planning an event to determine any necessary Occupancy Permit requirements (including any other permits such as road closures, health or the like).

14. Expert Statements There are times when a statement or report from an expert in the DDA and accessibility is required to support a legal case, planning application, building appeal or an interpretation of legislation.

MAA can assist in these cases and provide a clear determination of the legal requirements pertaining to the project which is impartial and neutral.

MAA maintains confidentially during these engagements.


https://melbourneaccessaudits.wordpress.com/legislation/disability-discrimination-act-1992/

https://melbourneaccessaudits.wordpress.com/melbourne-access-audits/disability-access-services/other-services/changing-the-use-of-a-building/



15. Guest Lecturing MAA can give guest lectures on accessibility within the built environment. The application and interpretation of legislation for people with disabilities can be a complex area and one that is either overlooked or misinterpreted. Often it is just a lack of awareness by building professionals.

Incorporation of an overview presentation on access for people with disabilities into the academic course outline of any built environment discipline could be a sufficient introduction to the area. An introductory lecture could plant a seed of awareness that may cause a graduate to question the level of required access to a new development.

Identification of access issues at an early planning or concept stage could reduce the potential for unexpected delays, scope variations, design changes or cost overruns.

An introductory lecture is suitable for all building courses, including building surveyors, architects and building designers, town planners, project managers, engineers and all other property fields.

16. Heritage and Access Often on projects, there are heritage considerations that make it difficult to achieve compliance with the prescriptive requirements. However, the Australian Human Rights Commissions (AHRC) states that “registration or claim of heritage value in a building or other items does not create an exemption from the DDA and is not in itself a defence.”

On this basis, whilst a historically significant building might have State/Territory or National heritage controls, compliance with the DDA is still applicable and must be addressed during any upgrades of an existing building.

Notwithstanding this, heritage aspects of a building can be considered in determining whether appropriate access will be provided and can also be taken into account in relation to a claim for unjustifiable hardship.

Therefore, those responsible for heritage buildings being upgraded might need to consider alternative means of providing access which is sympathetic to the heritage restrictions.

These strategies might include providing an alternate accessible entrance into a building.

The AHRC adds that heritage values which might justify the preservation of a building but do not necessarily justify modern business or government activities being conducted there and MAA can help develop a suitable equitable access solution to all buildings.



17. Insurance Investigations Thousands of slips, trips and falls occur in workplaces each year. Research shows that between 2003 and 2015, 56% of all slips, trips and falls injuries were caused by environmental factors.

Safe environments in workplaces and public spaces is an expectation and the design of stairs, ramps, bathrooms and changerooms is critical to providing a safe environment.

MAA can inspect any area and provide a detailed report of each area against the applicable accessibility standards, which might consider the requirements at the time of construction, current requirements and any previous triggers for upgrades to achieve compliance.

Our reports will provide commentary on these requirements with photographic references. Previous engagements have included assessing existing ramps, stairs and hotel accessible rooms.

18. Livable Housing Design Assessments The Livable Housing Guidelines (LHG) have been developed by industry and the community to provide assurance that a home is easier to access, navigate and live in, as well more cost effective to adapt when life’s circumstances change.

The LHG provides for a certification process, based upon being judged against 15 different criteria.

A minimum of 8 criteria must be satisfied to achieve the minimum level and be awarded a silver accreditation.

Each element provides guidance on what performance is expected to achieve either silver, gold or platinum level accreditation. Elements 1–7 cover the core elements of the basic silver level accreditation.

Achieving Silver, Gold and Platinum levels of design provide the basis for a home that has been designed and built with livability in mind.

MAA has a Registered Livable Housing Design Assessor to assist with certifying designs.



19. Passenger Lift Reviews Most commercial and apartment buildings now have passenger lifts installed. These are one of the costliest parts of any building fit-out and it is important to ensure that a project achieves value for money with compliant lift installations and lift car fi-touts.

From experience, the risk increases as the scale and size of the size of the project is reduced. Smaller projects without a review process could see a passenger lift installed that doesn’t comply with all the necessary accessible features required in the BCA and Premises Standards.

Unfortunately, these accessible features are often additional extras in small print at the end of a quotation (removed to be competitive).

Please consider engaging MAA to review lift documentation for any project. We will review the quotation document, brochures, shop drawings, internal elevations of lift cars and control panel and button designs.

20. Performance Solutions Performance-Based Approach to Compliance The BCA is referred to as a performance-based’ document, which means that the only legal compliance requirement is the applicable ‘Performance Requirements’ in each part of the BCA. A Building Solution will therefore only comply with the BCA if it satisfies the relevant Performance Requirements.

Compliance during any building works can be achieved by one of three paths when assessing a building design against the applicable Performance Requirements:

• Compliance by following the ‘Deemed-to-Satisfy’ provisions. • By way of a ‘Performance Solution’. • The third method is through a blended approach, often seen in accessibility-related

Performance Solutions, particularly during upgrades of existing buildings.

What is a Performance Solution? A ‘Performance Solution’ is defined as a building solution that complies with Performance Requirements, other than by satisfying the Deemed-to-Satisfy provisions. Prior to May 2016, they were referred to as ‘Alternative Solutions’, but they now mean the same thing.



Why use Performance Solutions?

Since the release of the 1996 edition of the BCA, Australia has had a performance-based building code.

The objectives of a performance-based building code are to create an environment that has more flexibility to develop innovative and cost-effective solutions by focussing on the outcomes that the building is required to deliver, rather than the prescriptive requirements.

This is especially important when the design of a building does not ‘fit’ the black and white prescriptive way of doing things.

The approach allows flexibility, innovation and industry expertise to deliver the same (or better) outcome.

The need for a Performance Solution could be due to a unique use of the building or parts of the building, the roles of future occupants working in the building, a temporary timeframe, existing conditions in a building or heritage restrictions imposed on the fabric of the building.

MAA Rewriting the Recipe Book Developing a Performance Solution has been described as ‘baking a cake’. Performance-based design allows you to substitute some ingredients in the recipe based on experience, follow a different recipe or use an alternate cooking method, to meet the Performance Requirements. In terms of baking a cake, it could be equally as good, but with perhaps a little less sugar. When we consider accessibility, this could result in a dignified and equitable solution that is equal to, or better than, the prescriptive requirements.

As an Accredited Member of the Association of Consultants in Access Australia, Lee Wilson oversees the development of all Performance Solutions.

Lee has formulated hundreds of Performance Solutions for a range of projects, including respite homes, hotels, aged-care facilities, churches, schools, boarding houses, apartment buildings, swimming pools, office buildings and so on.

Applicable BCA Performance Requirements

Deemed-to-Satisfy (DtS) Solution

Combined approachCompliance with DtS

where possible, with a Performance Solution(s)

for some aspects

PerformanceSolution



Reliance on Management Plans to Support Performance Solutions MAA often take a risk-based approach when developing Performance Solutions, not only ensuring the design solution meets the applicable Performance Requirements, but also reducing risks for everyone involved in the project.

The Premises Standards (under the Disability Discrimination Act) puts responsibilities for compliance on owners, designers and certifiers too, and to reduce the risk for all project stakeholders we sometimes need to rely on documented Access Management Plans to support actions or controls to be implemented by building occupants. This helps to make sure that the occupants and their employees follow the required conditions or operational procedures used to support the Performance Solution.

21. Product Assessments We can assess any product for the built environment against the principles of universal design.

We’ve assessed showers, tapware, signage, seating, drinking fountains, basins and the list goes on.

These can be checked against any applicable Australian access standards, overseas standards and industry best-practice.

22. Professional Opinions Disability and building legislation can sometimes be unclear when applied to different scenarios. Additionally, there are a number of concessions and exemptions that can be interpreted differently, dependent on the scenario. In some cases, this might not be crystal clear to the designers, building surveyor or other project stakeholders.

When situations like this arise, MAA can provide a Professional Opinion Report clarifying the disability access requirements and outlining the minimum access requirements from the BCA and Premises Standards.

MAA has provided many Professional Opinion Reports considering the exemptions available under Clause D3.4 when the use of the area or the nature of the work being undertaken would preclude a person with a disability from working in that area. Obviously, these reports are case-by-case and reliant on being informed of the descriptions of the roles of people working in each area.

Other common Professional Opinion Reports relate to how the concessions outlined in the Premises Standards and Victorian Building Interim Regulations 2017 (Regulation 116) are applied. These relate to existing accessible toilets, passenger lifts and lessee concessions in existing buildings where the ‘new part’ works have triggered a need to consider the upgrade of the ‘affected part’.

Whatever the disability access interpretation issue is, MAA can provide a clear and concise determination of the legislative requirements. Please contact our office to learn more.

https://melbourneaccessaudits.com.au/references/access-to-premises-standards/

https://melbourneaccessaudits.com.au/references/disability-discrimination-act-1992/



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23. Risk Mitigation Strategies Risk mitigation is essentially taking steps to reduce a negative outcome and thereby decreasing the riskiness of a project.

The last thing anyone would want after working on a design for months, or even years, is to find that it doesn’t comply with the BCA and Premises Standards and needs a redesign to achieve compliance, resulting in delays, cost blow-outs and delayed projects.

Engaging MAA to review designs and project plans to identify any disability access issues can help reduce risks, ensure a project stays on budget and schedule and achieve a successful outcome.

24. Signage and Sign Schedules Reviews A commercial project will require braille and tactile signs throughout a development. These signs are costly, and the access standards can be confusing and difficult to understand in terms of the required symbols, lettering and braille required.

From MAA’s experience, quite often the signs specified for a project can be incorrect, with non-compliant symbols and wording.

When MAA are engaged to review designs we can check the signage schedules for compliance. This usually occurs during the Tender or Construction Documentation stage of the project.

We also recommend that a Signage Schedule is prepared in conjunction with a marked-up set of floorplans identifying each sign type. This will allow MAA to confirm each location has the correct signage.




25. Universal Design Reviews MAA can complete universal design reviews for all projects. When we undertake a universal design assessment of any commercial premises, we consider the following requirements:

1. The minimum accessibility requirements of the Building Code of Australia (BCA) Volume 1 (part of the National Construction Code) and all referenced technical standards. This is adopted at State and Territory level into building legislation and are mandatory requirements for new building works.

2. The minimum accessibility requirements of the Access Code, being Schedule 1 in the Disability (Access to Premises – Buildings) Standards 2010, also referred to as the Premises Standards. The Access Code has been prepared by the Office of the Australian Building Codes Board and is based on provisions of the BCA. The Premises Standards is a Disability Standard released under the Disability Discrimination Act 1992 (DDA) and the requirements outlined in the Access Code are mandatory requirements for new building works requiring a building permit or approval.

3. Australian best practice concepts including those accessibility standards that have not been adopted into the BCA or Premises Standards prescriptive requirements, which could include other standards from the AS 1428 Australian Standards suite.

4. International best practice concepts including accessibility standards, universal design guides, and disability legislation.

5. Fire engineering principles, in that the use of the building, occupant characteristics, their age and abilities all form important factors into the design of the building. The concept if universal design considers the vast spectrum of human abilities and aims to ensure that all buildings are accessible and usable by everyone, regardless of a person’s size, age, language skills, or abilities.

Our reports will clearly identify what is a mandatory requirement, and what is a best practice recommendation to provide for everyone and reduce the risk of DDA complaints, marginalising some building users or introducing barriers to the use of the building, facilities or services offered within the built environment.

Allowing MAA the opportunity to review a design of a space, building, or public assembly area could help provide a safer, more usable and more enjoyable environment for everyone. Universal design concepts introduced in early stages of a project could, in fact, be cost neutral to the project.

Please contact MAA if you have any opportunities for sessional or guest lecturing in a building discipline under-grad or post-grad course.

26. More Information For further assistance and guidance please contact our office on (03) 8761 9102 or by email at [email protected]

https://href.li/?http://www.abcb.gov.au/Resources/Publications/NCC/NCC-2016-Complete-Series

https://href.li/?https://www.legislation.gov.au/Details/F2010L00668

https://href.li/?https://www.legislation.gov.au/Details/C2016C00763

https://href.li/?https://www.legislation.gov.au/Details/C2016C00763

mailto:[email protected]

Disability Access Consulting Services … · 14/05/2018 · MAA Disability Access Consulting...

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