Accessible housing needed to end housing crisis
All Australians should have an accessible, affordable, and safe place to call home. Housing should be understood, first and foremost, as a basic human right for all individuals and as essential social infrastructure for communities. Housing and planning policy must reflect this and ensure sufficient investment is dedicated to delivering on this objective for all Australians experiencing the current housing and cost of living crises, including people with disability.
JFA Purple Orange welcomes the recent surge in planning activities and housing developments across the state, which is an essential part of addressing the shortage of housing stock in South Australia. However, we must not be under the illusion that supply alone is the ‘silver bullet’ to ending the housing and cost of living crises. We must ensure that house builds are high quality and fit for purpose so that they are accessible and affordable to all South Australians.
The majority of our population need, or will need, accessible features in their homes to ensure they can enter, move around, and live in their homes as independently as possible; this includes people with disability, older people, people with chronic illness, and people with temporary mobility issues. Our rapidly ageing population also underscores the importance of this.
If we do not build homes that are accessible and fit for purpose now, South Australians will continue to pay exuberant amounts to retrofit homes,1 or else clog up the health system, be forced into institutionalised settings, or become homeless. The Australian Bureau of Statistics reports that 44.8 per cent of Australians with disability lived in a household in the lowest two income quintiles in 2022, compared to 24.5 per cent of non-disabled people.2 If we are to end the housing affordability crisis, affordable and accessible stock must be interwoven.
JFA Purple Orange, alongside the South Australian disability community, welcomed the State Government’s commitment to implementing the National Construction Code (NCC) 2022 Livable Housing Design (LHD) Standard for all Class 1a and 2 buildings from October 2024. This was an important first step toward addressing the need for more accessible housing and will ensure that residential properties are easier to enter and navigate in and around, as well as allowing further adaptations to be made later to suit a resident and allow them to age in place.
However, the availability of unnecessary blanket exemptions for the first 18 months undermines the NCC’s intention and the enormous amount of work that was undertaken across the nation to design the LHD Standard. Consequently, many South Australians will continue to be left without an accessible, affordable, and safe place to live. These blanket exemptions must end in April 2026 – the housing sector has had more than enough time to adapt.
JFA Purple Orange acknowledges the National Disability Insurance Scheme’s (NDIS) introduction of Specialist Disability Accommodation (SDA) in July 2016 aims to create more living options for people with disability ensuring choice and control, as well as strengthening the housing sector. However, the NDIS does not provide housing for the vast majority of participants with only 3.4 per cent currently funded for SDA and just two per cent actually living in SDA dwellings.3 This leaves more than 96 per cent of NDIS participants, and millions more Australians with disability, to navigate the mainstream housing market where the supply of accessible and affordable dwellings is well below current demand.
Therefore, JFA Purple Orange strongly believes that South Australia should adopt an Accessible Housing Overlay that can be applied to new developments to boost the supply of accessible housing, while ensuring these dwellings are not confined to segregated or congregated sites. We believe a combination of overlays (affordable and accessible) with mandatory minimum requirements (LHD Standard) and early proactive planning in partnership with developers would generate significant additional community benefits, especially within brown and greenfield developments, and play a vital role in ending the current housing crisis. An example draft Accessible Housing Overlay is attached.
It is time to work together to end the housing crisis and address the severe lack of accessible and affordable housing options for people with disability and our aging population, enabling people to live in suitable and safe housing options of their choice, free from group houses and institutional settings. Secure housing is the foundation that enables so many other elements of life including employment, education, healthcare, social connections, and much more. Investing in high-quality, fit-for-purpose housing pays dividends for every other part of the budget.
Key question
Do you commit to implementing the National Construction Code 2022 Livable Housing Design Standard in full, ending all unnecessary blanket exemptions in April 2026, and implementing an Accessible Housing Overlay alongside the Affordable Housing Overlay?
Contact
For further information, please contact Selena Maddeford, Manager – Policy and Projects, on 08 8373 8394 or selenam@purpleorange.org.au.
Notes
1 The cost of designing and building with ‘Silver Level’ accessibility features based on Livable Housing Australia’s (LHA) Livable Housing Design Guidelines from the start is up to 22 times more efficient than retrofitting later. For more information, visit Livable Housing Australia (LHA), ‘Livable Housing Design Guidelines’, fourth edition, 2017, pages 5 & 10, available at https://universaldesignaustralia.net.au/wp-content/uploads/2017/08/lhaguidlineseditionno4-2017.pdf.
2 For more information, visit Australian Bureau of Statistics (ABS), ‘Disability, Ageing and Carers, Australia: Summary of Findings’, 2022, available at https://www.abs.gov.au/statistics/health/disability/disability-ageing-and-carers-australia-summary-findings/latest-release.
3 For more information, visit National Disability Insurance Agency (NDIA), ‘Quarterly report to disability ministers Q1 2025-26 Full report’, September 2025, available at https://www.ndis.gov.au/publications/quarterly-reports.
Case studies
Jim, a 39-year-old man, had a stroke and then had to move house, along with his wife and kids, because their home was inaccessible. They had to move to a different suburb, to a house that was not their home, away from their neighbours and friends, away from the kids’ school and friends.
Stuart, a 21-year-old lad who was living with a mate, about to take over the family farming business, playing cricket one day and celebrating victory with his friends, goes to work and has a workplace accident leaving him with a C3-C4 spinal injury. Not only devastated by the change and what his future looks like, he was stuck in Hampstead Rehabilitation Centre for a year while the family home, which he had to move back into, was retrofitted. Now, living on the family farm, he reports significant isolation from his friends and community as visiting friends has become so burdensome.
Kim, a 27-year-old netballer and first homeowner, blew out her knee playing the game she loves, reported significant stress in accessing her home, going to the toilet, showering, and moving up and down the hallway independently whilst she recovered. A temporary injury made that much harder due to small inaccessible features in her home that put significant stress on her relationship before marriage.
Sam, 35-year-old, newlywed, first homeowner, and father of a 2-year-old, was diagnosed with Motor Neurone Disease MND after failing to consistently meet fitness tests at his local football club. Sam and his wife were marathon runners who aimed to compete in marathons across the world, an item on their bucket list that they had started doing a few years before diagnosis. But his life was turned upside down when they discovered that MND kills one third of people within a year and more than half within two. They had to uproot their daughter, sell their home that was going to cost too much to retrofit alongside the medical costs and were forced to look for financial assistance from their family and their community to assist them on their journey to live the best possible life, for as long as possible, with their young daughter.
Trevor, 76 years old, avid gardener and grandfather lives in a medium sized house on a relatively large block that he owned with his late wife for years. He raised a family in this home and has no desire to ever leave. Whilst his health has declined in recent years and he has been diagnosed with cancer, with a few surgeries required, the house and particularly the garden is what keeps him going. It is the family home and whilst his kids are all grown with their own children, it is the place where they all come together, and the grandchildren have room to play and explore. It is also within walking distance to everything that he needs; family is only a few blocks away, fantastic neighbours who provide him with both security and safeguarding as well as connection with the community. Trevor has a nurse visit a few days a week in the home and is an active volunteer at an Elders Association down the road.
Unfortunately, since surgery, his balance is not what it used to be, with some days worse than others. Trevor has a large step entrance, a shower with a heavy screen and a step and will need to install grabrails in the bathroom and toilet. Unfortunately, Trevor will not be able to pay for these costly changes when they are needed but expresses that the day he is forced to move from his home, will be the day he “dies”.
Example of a draft Accessible Housing Overlay Code Amendment (SA Planning and Design Code)
Below, we set out an example of an Accessible Housing Overlay based on the existing Affordable Housing Overlay in the South Australian Planning and Design Code.
Draft example of Code Amendment:
Insert:
Accessible Housing Overlay
Assessment Provisions (AP)
Desired Outcome (DO) Desired Outcome
| Desired Outcome |
| DO 1 |
Housing that is accessible to, and readily adaptable for, a range of occupant and visitor useability needs is assured and promoted. |
| DO 2 |
High-quality accessible housing design and construction is assured and promoted. |
| DO 3 |
Accessible housing that is located in close proximity to accessible community infrastructure, including, but not limited to, public transport, healthcare, and education, is assured and promoted. |
| DO 4 |
Accessible housing that positively contributes to the liveability and inclusiveness of neighbourhoods is assured and promoted. |
| DO 5 |
Accessible housing is suited to a range of incomes including households with low to moderate incomes. |
| DO 6 |
Accessible housing that enables ageing in place is assured and promoted. |
| DO 7 |
Accessible housing caters for a variety of household structures. |
Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF) Performance Outcome Deemed-to-Satisfy Criteria / Designated Performance Feature
| Performance Outcome |
Deemed-to-Satisfy Criteria / Designated Performance Feature |
|
Land Division
|
| PO 1.1
Development comprising 10 or more dwellings / allotments incorporates accessible housing. |
DTS/DPF 1.1
Development results in 0-9 additional allotments / dwellings. |
| PO 1.2
Development comprising 10 or more dwellings or residential allotments provides housing suited to a range of accessibility needs. |
DTS/DPF 1.2
Development comprising 10 or more dwellings or residential allotments includes a minimum of 15% accessible housing that complies with the Australian Building Codes Board (ABCB) Voluntary Livable Housing Design Standard, except where:
(a) Concessions or exemptions under the mandatory National Construction Code 2022 Livable Housing Design Standard apply to 15% or more dwellings or residential allotments, then 25% of remaining dwellings or residential allotments comply with the Australian Building Codes Board (ABCB) Voluntary Livable Housing Design Standard. |
| PO 1.3
Accessible housing is suited to a range of incomes including households with low to moderate incomes. |
DTS/DPF 1.3
Affordable housing includes a minimum of 15% accessible housing that complies with the Australian Building Codes Board (ABCB) Voluntary Livable Housing Design Standard. |
| PO 1.4
Accessible housing is distributed throughout the development to avoid an overconcentration. |
DTS/DPF 1.4
None are applicable. |
|
Built Form and Character
|
| PO 2.1
Accessible housing is designed to complement the design and character of residential development within the locality. |
DTS/DPF 2.1
None are applicable. |
|
Movement and Car Parking
|
| PO 3.1
Sufficient accessible car parking is provided to meet the needs of occupants of accessible housing. |
DTS/DPF 3.1
Dwellings constituting accessible housing are provided with accessible car parking of at least 1 car park per dwelling. |
Procedural Matters (PM) – Referrals
The following table identifies classes of development / activities that require referral in this Overlay and the applicable referral body. It sets out the purpose of the referral as well as the relevant statutory reference from Schedule 9 of the Planning, Development and Infrastructure (General) Regulations 2017.
| Class of Development / Activity |
Referral Body |
Purpose of Referral |
Statutory Reference |
| None. |
None. |
None. |
None. |