Developing a heritage building is never straightforward. As Hobart builder Nick Wagner explains: ‘Working with an old structure that’s not plumb, straight or square means standard building practices sometimes have to be put aside and the level “thrown away”. We have to work with what’s visually and aesthetically pleasing.’ That flexibility was key to delivering one of Lawless Wagner Builders’ most complex and rewarding projects.

The build began with a circa 1910 two-storey stone property, steeped in history but in need of significant work. The scope was ambitious: renovate and convert the old building into two separate apartments while adding a third, contemporary apartment to the rear of the site. The new section wasn’t to overshadow the existing structure, but to create something that felt like a natural extension of its story.

Inside the original building, a single-bedroom basement apartment was created alongside a two-level apartment for short-term accommodation. The new apartment at the rear was carefully designed to maintain a visual and material connection with the original building, allowing the project to feel cohesive. ‘The existing fabric has respectfully been preserved and displayed throughout,’ Nick says. ‘The modern conveniences were gently inserted as an overlay, almost placed in the rooms like pieces of furniture.’

There were many challenges during this build. The basement floor at the rear was below ground level and had suffered decades of water damage. ‘A new retaining wall had to be installed around the exterior of the property with submersible pumps, ag drains and waterproofing. Given the limited space and close proximity to Macquarie Street [in Hobart’s CBD], this was logistically a tricky but necessary choice,’ Nick recalls.

Heritage requirements added further complexity. ‘A large component of the Certificate of Compliance was ensuring the original structure was not compromised – in particular, the neighbouring heritage-listed walnut tree,’ Nick says. ‘There was a root protection zone that ran through the rear of the property. The new apartment footings had to be hand-dug to avoid damage to the tree roots. Everything had to be inspected and signed off by an arborist.’

The facade required meticulous problem-solving. ‘The front of the building had been refaced with locally sourced 50mm sandstone blocks. Finding the right quarry with the right colour to match the existing sandstone was a time-consuming process,’ Nick says.

The result of all that effort is striking. The rear convict-brick shed has been converted into a two-bedroom apartment, with a solid steel spiral staircase and a concrete landing rising through exposed brickwork to a loft bedroom. The ensuite features an oak timber-battened pitched ceiling, bringing warmth and texture to the space. Large glazed breezeways link the ground and basement floors, while the refaced sandstone frontage, combined with new concrete stairs, paths and steel balustrades, has brought the property’s street presence back to life.

Materials were carefully selected and often custom-made for the build. Exposed aggregate driveways were specially mixed, leading to the nailstrip-clad apartments with cantilevered upper levels. Locally sourced sandstone, multiple concrete finishes, plate steel structures for breezeways and balustrades, and oak timber ceilings – both internal and external – were combined with a builder’s eye for proportion and finish.

The design was a collaborative process between the architecture firm, Rosevear Stevenson, and the client, with Lawless Wagner Builders providing ongoing input during construction. The timeline stretched from 2018 to 2023, with a two-year gap in the middle – a test of patience and project management discipline.

For Nick, the project also reflects the culture of the company itself. Lawless Wagner Builders began as Lawless Builders, founded by Stuart Lawless. Nick joined 12 years ago as a lead foreman, before partnering with Stuart in 2022. With Stuart’s recent retirement, Nick now leads the business, supported by a team of 13, including three apprentices. 

The team take on a limited number of projects each year to maintain their exacting standards. Behind the scenes, Lawless Wagner Builders is improving its operations. ‘Currently, we’re modernising our back-of-house/office time by way of incorporating subscription-based quoting packages, and a staff time-tracking app that uses geofencing, as well as site-specific key QR sign-ins for occupational health and safety,’ Nick explains. These systems allow the team to manage challenging projects efficiently. 

In 2024, the Hobart project received the Heritage Renovation award at the HIA-CSR Tasmanian Housing and Kitchen & Bathroom Awards. ‘Here, we take great pride in taking on the high-end, complex builds that perhaps not everyone would do,’ Nick says. ‘It gives our team a sense of reward. The HIA Awards are a great opportunity for business exposure and a chance for my team to gain some recognition for the amazing work they do.’ 

Recent regional win

Lawless Wagner Builders won the 2025 HIA Apartment of the Year Award at HIA's recent Tasmania Housing and Kitchen & Bathroom Awards.

View Regional Award winners

The Hobart property before the renovations

Materials:

• Exposed aggregate driveways, concrete finishes, plate steel structure: Hazell Bros
• Nailstrip cladding: Structuur
• Ceilings: Oak timber from Clennett’s Mitre 10
• External surfaces: Colorbond in Monument from Structuur
• Pendant lights: Casa Mondé
• Bathroom fittings: Brodware, Omnivo
• Stonemasons: Heritage Stone

First published on 25 November 2025