Adaptable Housing (AS 4299) reports for NSW Development Applications

Multi-residential and mixed-use DAs in New South Wales often need a nominated share of dwellings designed to AS 4299 Adaptable Housing, commonly Class C. This page explains what Class C means, how DCP percentage rules work (they vary by LGA), how an adaptable report sits beside a Premises Standards access report and a Livable Housing assessment, and what Sydney Access Consultants prepares for lodgement.

What “adaptable housing” means under AS 4299

AS 4299-1995 describes dwellings designed so they can be modified later for a resident with disability or reduced mobility with minimal structural change and cost. The idea is visitability now and adaptation later: an accessible path to living space and a toilet, and a plan for wet areas, kitchen, bedroom circulation and services when the household’s needs change.

The Standard sets three classes:

• Class C: all essential features. This is the level most NSW DCPs call up.
• Class B: all essential features plus at least 50 percent of the desirable features, including those marked first-priority.
• Class A: all essential and all desirable features.

AS 4299 has not been revised since 1995. Practice often cross-references the current edition of AS 1428.1 for circulation dimensions at post-adaptation. Interpretations can vary. The report should state the assessment basis. This page does not reprint the Standard’s schedules.

Class C essentials: what architects must show

Pre- and post-adaptation drawings

A credible Class C story shows the dwelling before and after adaptation. Many DA packages attract an RFI without both layouts. Post-adaptation plans need to demonstrate an achievable accessible bathroom, kitchen and laundry clearances, bedroom circulation, door openings and capped services where fixtures will move.

Typical Class C design themes

• Door clear openings and circulation at the entry, adaptable bedroom and adaptable bathroom
• Passage widths
• Bathroom capable of accessible circulation after adaptation, with walls and services planned for that work
• Kitchen and laundry clearances after adaptation, including removable cabinetry where that is the strategy
• Circulation around a queen bed in the adaptable bedroom after adaptation
• A continuous accessible path from parking or the street to the adaptable unit where the DCP or Standard requires it
• Parking allocated to adaptable dwellings, checked against the DCP and, where called up, AS 2890.6

Dimensional design still belongs in AS 4299 and the current access Standards. Engage the assessment while unit types can still change.

DCP percentage rules vary by LGA

There is no single statewide percentage. Confirm the Development Control Plan and any consent condition for the project’s council. Do not assume “10 percent” or “20 percent” applies everywhere. Some DCPs name Class C, some name Class B, and some say “AS 4299” without a class.

Illustrative controls current in public DCP material at September 2026 research (always re-check the live DCP):

• Inner West DCP 2.17: minimum 10 percent adaptable to AS 4299 Class C, with a sliding scale by dwelling count that reaches 20 percent for larger schemes (30 or more dwellings in the published table). The same DCP also deals with livable housing under a separate control. Do not conflate the two.
• North Sydney DCP: minimum 20 percent adaptable in multi-dwelling housing, residential flat buildings and shop-top housing with more than five dwellings, plus a separate LHA Silver expectation for new dwellings.
• Bayside DCP Part 3C: an example control of 20 percent adaptable to AS 4299 Class B for Class 2 buildings with 10 or more dwellings. Class is not always C.

Other LGAs use figures in the same band. Treat every figure as local until you open that DCP.

What an AS 4299 report covers for DA

The report shows how the nominated dwellings meet the required class against the DCP quantum. Typical contents: project description; applicable DCP clause and required number or percentage; schedule of nominated adaptable units; assessment against Class C (or A/B) essentials; pre- and post-adaptation plans; path of travel and parking notes; limitations; recommendations.

DA-stage work is capability and spatial compliance for consent. CC may need updated detail consistent with that consent. The adaptable report is usually limited to adaptability. It is not a full Premises Standards / NCC access assessment of common areas.

Boundaries

Premises Standards, NCC access parts and AS 1428

Class 2 common areas, accessible paths, lifts, accessible SOU entries on accessible floors and NCC parking rates sit under the Premises Standards and NCC access provisions. Many projects need both a disability access report and an adaptable housing assessment.

Livable Housing (LHA / LHDS)

LHA Silver, Gold and Platinum and the ABCB LHDS address baseline livability. AS 4299 Class C is a deeper adaptability pathway with pre- and post-adaptation layouts. The same DCP can require both. They are not synonyms. See Livable Housing Design assessments in NSW.

SDA

Specialist Disability Accommodation uses the NDIS SDA Design Standard for enrolment. That is a different pathway. See SDA certification.

What to send, and what SAC delivers

Send the DCP clause or the planner’s nominated percentage and class; floor plans of all nominated adaptable types with pre- and post-adaptation layouts; door and circulation dimensions; kitchen, laundry and bathroom details; basement parking and the path of travel to adaptable units.

GJ Finn & DW Wong trading as Sydney Access Consultants prepare AS 4299 assessments for NSW multi-residential and mixed-use DAs (Class C as the usual product; Class A or B where the DCP requires it). Early design advice settles unit types, wet areas and parking before the DA freezes. Where the same project needs a Premises Standards access report, the two documents can be coordinated with clear annexures.

Work is based in Hurstville. On the Mid North Coast, Sandy Grey works from Black Beach and is available for local multi-residential DAs that include an adaptable overlay. See locations.

Ask about this service on (02) 9586 3111.

Frequently asked questions

Is adaptable housing the same as livable housing?

No. AS 4299 is about later adaptation of nominated dwellings. LHA and LHDS are baseline livability features. A project can need both.

What percentage of dwellings must be adaptable in NSW?

There is no statewide percentage. Confirm the DCP. Fetched examples include Inner West (minimum 10 percent Class C, sliding to 20 percent on larger schemes), North Sydney (minimum 20 percent adaptable for certain multi-dwelling / flat building / shop-top projects with more than five dwellings) and Bayside (example 20 percent Class B for Class 2 buildings with 10 or more dwellings).

Do we need pre- and post-adaptation plans for Class C?

Yes. Without both layouts the report cannot show that essential features are achievable after adaptation.

Do we still need a separate disability access report if we have an AS 4299 report?

Usually yes, where the building has common areas or other parts that trigger the Premises Standards and NCC access provisions. The adaptable report does not replace that work.