Outdoor Living Area (OLA)

An Outdoor Living Area (OLA) in residential design codes is a defined private open-space requirement per dwelling, with a minimum area, minimum dimension, and connectivity to a habitable room. It is a common Deemed-to-Comply trip-point in the WA R-Codes and a similar provision in Victorian ResCode, NSW Apartment Design Guide, and the SA Planning and Design Code. The OLA ensures every dwelling has usable private outdoor space, not just notional area. Verified per WA R-Codes Volume 1 Part C, Vic ResCode Clause 54/55, and equivalent state provisions (2026-05-23).

What “outdoor living area” means

The OLA is the specific outdoor space designated as private living space for the dwelling: typically a backyard, terrace, or balcony with:

Direct access from a habitable room (usually living, dining, or kitchen).
Minimum area (e.g. 30 m² in WA).
Minimum dimension (e.g. 4 m x 4 m or 24 m² minimum 4 m dimension in WA).
Useable orientation (typically north-facing or with reasonable solar access).
Free of obstructions for outdoor use (BBQ, dining, children’s play).

The OLA distinguishes from:

Other outdoor space (e.g. car parking, paths, drainage easement).
Front yard (which may have separate landscape requirements).
Service yards (clotheslines, bins, gas bottles).
Common open space (in multi-unit, shared between dwellings).

OLA requirements by state

State	Standard OLA minimum
WA (R-Codes Volume 1)	30 m² minimum, with one dimension ≥ 4 m (for R-codes R20-R60)
VIC (ResCode Clause 54)	Site coverage rules + private open space minimum (varies by zone)
NSW (LEP/DCP + ADG for apartments)	Varies by council DCP; ADG apartments: 8/10/12 m² balcony minimum
SA (Planning and Design Code)	Per zone; typically 24-30 m²
TAS (TPS)	Per zone code
QLD (planning scheme)	Per council; often 25-35 m²
WA Volume 2 (apartments)	10-15 m² balcony + communal open space

WA R-Codes OLA detail (most explicit)

R-Codes Volume 1 Part C sets the OLA standard for WA grouped, ancillary, and multiple dwellings up to R60:

Element	Requirement
Area	30 m² minimum
Minimum dimension	4 m (a 4×7.5m or 5×6m rectangle qualifies)
Access	Direct from habitable room
Orientation	North-facing preferred for solar access
Use	Free of permanent obstructions
Roof	Can be partly covered (e.g. pergola); cannot be the main internal living area
Hard surface vs landscape	Typically allows mix; no specific %% required

Single houses (R10-R25) under Volume 1 have similar OLA requirements but are usually achieved by virtue of the larger lot and standard backyard.

Vic ResCode OLA detail

ResCode Clause 54.08 (single dwelling) and Clause 55.05 (multi-unit) require:

Element	Requirement
Area	25-40 m² per dwelling (zone-dependent)
Minimum dimension	3-4 m typically
Solar orientation	Standard 6 specifies 2 hours mid-winter solar access to private open space
Access	Direct from a living room
Privacy	Setback or screening to reduce overlooking

The exact area varies by zone: Inner Residential may require less than General Residential.

NSW Apartment Design Guide (apartments only)

ADG Criterion 3F (Balconies and roof terraces):

Apartment type	Balcony minimum
1 bedroom	8 m², minimum 2.0 m dimension
2 bedroom	10 m², minimum 2.0 m dimension
3 bedroom	12 m², minimum 2.4 m dimension

For 1-bedroom studios or apartments without a balcony, sometimes interior solar atrium or other equivalent provision can substitute, but the OLA principle is preserved.

SA Planning and Design Code

The Code (residential zones) specifies “private open space” with similar requirements to Vic ResCode: 25-30 m² per dwelling depending on zone, with minimum dimension and direct access from a living room.

Common defects

Defect	Effect
OLA area met but minimum dimension fails (e.g. 30 m² space but 2.5 m wide)	Non-compliant; dimension requirement matters
OLA face the wrong direction (south-facing in cold climate)	Council/DAP may refuse for inadequate solar access
OLA includes driveway or parking	Doesn’t count; OLA must be usable as outdoor living
OLA fully covered by carport or roof	Doesn’t count; needs to be substantially open
Access via narrow corridor	Connectivity to habitable room may be challenged
OLA shared with another dwelling in multi-unit	Each dwelling needs its own; can’t share area

OLA vs other outdoor spaces

Type	Counts as OLA?
Rear yard with direct access from living room	Yes (most common)
Front yard with frontage to street	Generally no (privacy issues)
Balcony (single house, second storey)	Sometimes; minimum dimension applies
Apartment balcony (per ADG/Volume 2)	Yes if meets dimensions
Courtyard accessed from kitchen	Yes
Communal open space in strata	Not OLA; separate provision
Paved area for clothesline	Sometimes (service yard); doesn’t count as OLA
Pool surround	Sometimes counts

Builder takeaway

For every residential design, identify the OLA early. It’s a common reason designs get refused.
The minimum dimension matters as much as the area. A long narrow strip won’t qualify.
Direct access from a living room is essential. Connect the OLA through a real living-room door.
North orientation is strongly preferred for solar access.
For multi-unit, each dwelling needs its own OLA, not a shared one.

Cross-state comparison

Element	WA	Vic	NSW (ADG)	SA
Area minimum	30 m²	25-40 m²	8/10/12 m² balcony	24-30 m²
Dimension	4 m	3-4 m	2.0-2.4 m	Per zone
Solar requirement	Recommended	2 hrs mid-winter	2 hrs mid-winter	Recommended
Direct access	Required	Required	Required	Required

Also known as: OLA; private open space (POS); usable open space; principal outdoor space; private outdoor living area.

Category: Approvals & DA.