16 Springvale St · Thrive One Trust
Data as at 24 Sep 2026 · PLANS 29 Jul · DECKING PLAN v2 24 Sep
Site plan
The block, the house, the north corner — and where every work package sits.
1. The block in six zones
One picture the four of us can point at. Each zone has its packages on the Workfronts board and its clocks on Compliance; the drawings behind it are on Drawings & files. This page is the first version of the integrated site plan Marcos and Claude maintain under D45.
Legend
- 1Front yard & carpark — street side: façade, carpark, entry deck, front drainage, meter box; the converted garage (granny flat, 53.88 m²) sits on this side. Packages P12, P13. Board
- 2House interior — dwelling 143.37 m²: kitchen, bathrooms, bedrooms, living, flooring, painting, AC, electrical, plumbing, and the fire-rated wall between house and granny flat. Packages P1–P8, AC. BA & Form 16
- 3Roof & solar — roof restoration (done), gutters, solar panel removal (29 Sep), fire-damaged truss near the chimney (D41, Form 15). Roof sits outside the WBS; truss in P1.
- 4North corner — pool, deck & utilities — kidney pool, deck 86.55 m² main + 16.30 m² wedge, hatched 2.8 × 7.52 m section, proposed glass fence 15.53 lm, granny-flat sewer pump, trench, pool pump, hot-water systems. Packages P9, P10, P2 (trench). PSC clock · deck rule
- 5Backyard & landscaping — lawn, fences (active termites in the rear fence, R19), tree pruning, stumps, 75 mm timber clearance; patio cover and rear deck 9B2 on the watch list only. Package P11.
- 6Boundaries / Boothby Park — Lot 16 RP224196, 806 m²; the rear boundary is diagonal on the drawings and the park lies beyond it. The wedge sits against it; the boundary fence is P11; title and plan go into the Form 2 pack (P15).
Symbols: dashed blue line = proposed glass fence · orange hatch = the 2.8 × 7.52 m section drawn separately on DECKING PLAN v2 · grey hatch = the 16.30 m² wedge · dashed grey line = sewer trench · red bar = fire-rated wall · orange dot = granny-flat sewer pump.
2. Why the north corner is its own workfront
Four packages (P2, P9, P10, P11) share the strip between the back of the house and the rear boundary, and they can only happen in one order. It is the workfront with zero float to the definitive pool safety certificate on 16 Nov (critical path, WBS v2 · 21 Sep).
Sequence (WBS v2, F5)
- Granny-flat sewer pump — bought; installed and tested before any board goes down. Plumbing under the deck is done (23 Sep). to install
- Trench (sewer line) — Dean, W40 (28 Sep–2 Oct). Package P2.
- Deck substructure — posts, footings, stirrups, 75 mm clearance; one party responsible, RPEQ Form 15 + QBCC carpenter with HWI. Structure 12–23 Oct. quote conditions open
- Coping + pool surrounds — on Joana's drawing, 12–23 Oct, alongside the deck structure. Package P10.
- Pool interior resurfacing — 26 Oct–6 Nov (resurfacing co. 2 is the only one that fits October; site visit Thu 25 Sep).
- Deck boards — 26 Oct–6 Nov, on the finished substructure.
- Frameless glass fence 15.53 lm + self-closing gate — 9–13 Nov; not yet quoted; removed glass panels not yet counted.
- Definitive PSC — Form 23 — Mon 16 Nov, then backyard landscaping 16 Nov–4 Dec (P11).
Who owns what
- Rod — pool interior, coping, surrounds, glass fence, PSC and Joana (designer); Jean runs the pool quotes while Rod is away.P10 · P11 · P12
- Rei — deck structure and boards, the DECKING PLAN drawings, the RPEQ engineer's visit, the deck trades.P9 · P14
- Jean — dated photos and the evidence per milestone (substructure before/after, clearance measured, sewer pump test).evidence · Drive › 04 › Site Photos
Constraints we hold to
- Deck outside the pool barrier (D40) — the glass fence runs between the deck and the pool; non-climbable zone 900 mm; spigots blocked into the deck framing.
- PSC statutory deadline Wed 8 Oct — Plan A: compliant temporary fence + licensed inspector → first Form 23 before 8 Oct, second on the definitive glass fence 16 Nov. Compliance (23 Sep)
- Like-for-like = no BA — restoring the 94 m² deck as drawn is accepted development; any extension, new footings or the rear deck 9B2 means a building approval. Deck rule (24 Sep)
- One party responsible for the structure — Form 15 + QBCC licence + HWI; start 1 Oct only if the written quote is in the trustee's name with ABN/QBCC, one visitable reference and the structure signed off.
Open geometry questions (for Rei)
- Is the 16.30 m² wedge between pool and boundary inside or outside the 86.55 m²? Total to quote: 86.55 or 102.85 m²? The 94 m² on PLANS (29 Jul) sits between the two.
- The hatched 2.8 × 7.52 m section beside the pool: new boards or existing slab/alfresco kept as is?
- On the drawing the fence line runs along the top edge of the main deck, which would leave the wedge on the pool side of the barrier — is that the intent? It changes what the licensed inspector certifies on 16 Nov.
- Deck level against the new coping (the 24 Sep visit found the deck high near the granny flat and low near the pool).
3. Zones, packages, owners
Numbering and names are the WBS v2 (21 Sep) as Rei uses them: P0–P15. Roof restoration and the ducted AC sit outside the WBS numbering (— in the source). Allocations per package are on Cash; stage of each package on the board.
| Zone | Packages | Owner | Compliance | Status |
|---|---|---|---|---|
| 1 · Front yard & carpark | P12 Front yard + carpark + entry deck + front drainage (23 Nov–4 Dec) · P13 Granny flat — Hamilton milestones 5–9 (28 Sep–20 Nov) · deck 9B1 front (rebuild with clearance or replace with non-timber access) | Rod (P12) · Rei (P13) | Granny flat: BA via Apex, council search D24, HWI, Form 16s, Form 21 · smoke alarms D42 (CoTC, Form 24) | Apex scope in writing Fri 26 Sep P12 after Joana |
| 2 · House interior | P1 Termite, timber & structure · P2 Plumbing · P3 Electrical (fit-off, alarms D42) · P4 Layout, fire-rated wall, doors/glass/flooring/kitchen · P5 Bathroom 1 · P6 Ensuite (Drew, D39) · P7 Bedrooms (built-ins) · P8 Painting in/out (Javier) · AC ducted (D9, outside the WBS) | Rei (P1, P2, P4–P8) · Rod (P3, AC — Jean runs the AC quotes) | Form 16 fire wall before plasterboard Fri 9 Oct · Form 4 per plumbing job · CoTC · AS 3740 waterproofing Form 16 · AS 3660 termite + reinspection · AS 1288 glass | zero float 9 Oct interior 2 weeks float to PC 4 Dec |
| 3 · Roof & solar | Roof restoration + gutters (outside the WBS — done) · solar panel removal 29 Sep · P1 roof truss with fire damage near the chimney (D41) · P3 CoTC for the solar circuit | Rei | Form 15 + Form 16 on the truss · photos of the sealed solar penetrations · fireplace: decommission and declare, or divert the flue (D41) | roof done truss in the engineer's visit by 2 Oct |
| 4 · North corner | P9 Decking — 9A living deck 94 m² as drawn (structure 12–23 Oct, boards 26 Oct–6 Nov) · P10 Pool — interior, coping, surrounds, barrier + PSC, filter moved off the wall (12 Oct–16 Nov) · P2 trench + sewer pump (W40) · P0 deck and pergola demolition (done) | Rod (P10) · Rei (P9 structure) · Rod + Joana (drawing) | PSC 8 Oct (Plan A) → Form 23 definitive 16 Nov · Form 15 deck substructure · like-for-like, no BA · HWI + QBCC on the deck | zero float to 16 Nov Joana's drawing ~2 Oct |
| 5 · Backyard & landscaping | P11 Landscaping + fences — termite-affected fence sections, stumps, pruning, 75 mm clearance (16 Nov–4 Dec) · watch list, not in the EAC: patio cover, rear deck 9B2 (D35) | Rod | Bang report + AS 3660 reinspection · fencing invoice · rear deck 9B2 would need a BA | after PSC fence +$4k proposed in v2, not budgeted |
| 6 · Boundaries / Boothby Park | P11 rear boundary fence (active termites, R19) · P15 Sales pack — title, plan and Form 2 · wedge 16.30 m² geometry against the diagonal boundary (P9) | Rod (P11) · Marcos + Jean (P15) · Rei (wedge) | Form 2 pack from the certificates folder · no structure over the boundary without a drawing | wedge to confirm with Rei |
4. What each zone still needs drawn
Under D45 we run the works by workfronts with partial drawings instead of full working drawings; these are the four drawing obligations that keep that safe. Latest drawings and where they live: Drawings & files.
- Joana — north corner + façade (zones 4 and 1): coping, surrounds, water feature, interior, glass fence line, condenser and filter positions, deck level, front drainage fall. Both deck suppliers and the pool trades quote the same drawing.Rod · ~2 Oct no written date
- RPEQ engineer — Form 15 set (zones 2, 3, 4): fire-rated wall, roof truss D41, deck substructure — one visit, one certificate set.Rei · by 2 Oct not commissioned
- Apex — minimum submission for the granny-flat BA (zones 1, 2): what "granny flat only" covers and whether Rei's PLANS (29 Jul) are accepted; if full working drawings are required the $7.5k comes back into P14.Rei · Fri 26 Sep zero float
- Rei's technical drawings for the certifier (zones 1, 2) — date to be fixed; plasterboard closes 9 Oct.Rei · date to fix
- Deck scope drawing (zone 4) — DECKING PLAN v2 issued 24 Sep; still to close the wedge and hatched-section questions above and the as-built levels.Rei · issued 24 Sep v2
- Integrated site plan (all zones) — Joana's drawing, the engineer's set and the granny-flat BA drawings brought onto one plan. This page is its first version; it is updated when any of the four above lands.Marcos + Claude · rolling v1 · 24 Sep