LAB — a mock, not a product. Nothing here sends or saves. The meeting, the block and the designs are real; this is about the shape of the note we send.

Your meeting with Frank

71 Lea Place, Downer · Thursday 15 October 2026, 9:00am
Who was thereLouise Jansen, Frank Walmsley
Your block1,190 m², RZ1 Suburban
What you can buildA Secondary Residence, 40–90 m²

What we talked about written for you

You have been thinking about a second home on the block for a while — somewhere you or Malcolm could live comfortably later on, without giving up the house. There is no hurry, and nothing was decided. The point of the meeting was to find out what is possible.

Three things you were clear about: it has to be full of natural light from the north and east, it has to be step-free and work in a wheelchair, and the garden matters.

Your block is 1,190 square metres, which is large. The easements — the strips you cannot build on — run along the north-west boundary. That is the good news for what you asked for: your north and east aspects are clear, so a home here can be oriented the way you want it.

There are protected trees on the block. They are not a problem, but they decide where a building can sit and how much afternoon shade it gets, which is why we run a sunlight study before drawing anything.

The designs we looked at pictures, not just names

Design 101

Design 101 — 42 m², 1 bedroom

Long and narrow, so it fits down the side of the block and still gets the north.
$269,802build, planning and utility connections together
The one Frank showed you on the day.
See the whole home →
Floor plan
Design 256

Design 256 — 47 m², 2 bedrooms

A two-bedroom home on one level, with doors a wheelchair fits through.
$275,393build, planning and utility connections together
Step-free throughout, which is what you asked for.
See the whole home →
Floor plan
Design 270

Design 270 — 58 m², 2 bedrooms

Two bedrooms with an accessible shower, and the least expensive of the two-bedroom homes.
$254,897build, planning and utility connections together
More room than 256 and it costs less, but it needs a wider piece of the block.
See the whole home →
Floor plan

Every one of these has been built. The photographs are of real homes and the prices are what we charged.

What happens next

Done Send the recording and notes from the meeting Frank Fri 16 Oct
Done Send the designs and what they cost Frank Fri 16 Oct
We owe you this Send an example of the sunlight study, so you can see how we check shading Frank Fri 16 Oct
Done Send the price range for a two-bedroom home Frank Fri 16 Oct
We owe you this Contact details for Peter, the carpenter, about the deck Frank Mon 19 Oct
We owe you this Contact details for Dan at Monaro Windows, about double glazing Frank Mon 19 Oct
We owe you this Contact details for Mark, about the courtyard paving Frank Mon 19 Oct
Waiting on you Arrange for someone to visit and list the repairs you want done Frank when you are ready

Four things are done and three are still with us. Nothing needs you to chase it.