Next-Generation Life Science Buildings: The 10 Must-Have Features

The pandemic spurred the demand for life science buildings, and this rapid growth shows no signs of slowing down any time soon. An integral part of this continued boom in life sciences is in the land development of new facilities and the expansion of existing facilities. The US federal government incentivizing investments in life science construction and shareholders’ rising interest in the industry is fueling its construction demand even further. As per the 2022 CBRE report, year-over-year growth in the biotech R&D sector remained high at 11%.

Building a next-generation life science facility requires a myriad of project considerations. Commercial contractors need to comply with strict technical requirements and rigorous performance standards for life science buildings. Integration of a sustainable and flexible design for the future has become a topmost priority while developing these innovation labs.

As the International Institute for Sustainable Laboratories (I2SL) opines, “The biggest challenge for life science construction companies is to design and construct next-generation laboratories to address both sustainable construction practices and contemporary standards of comfort, security, and safety.”

Let’s discuss how the construction industry can deliver life sciences building projects by leveraging innovation and technology, turning challenges into opportunities.

Life Science Building Construction: Key Factors To Consider

1. Speed-to-Market

Time is money, especially for in-demand and highly specialized lab spaces.

While there are several factors affecting the speed-to-market time frame, below mentioned are some of the useful ones that every developer should consider before commencing a life science construction project.

• Hiring a Quality Team

Speed-to-market requires knowledgeable, proactive, and informed decision-making. Hire an experienced life science real estate company that can accelerate the project without compromising quality. Owners, architects, engineers, and contractors must communicate effectively to meet the deadlines for each project phase. When challenges arise, this already assembled team will address schedule or budget issues without delay.

• Obtaining Accurate Cost Estimates

Obtaining an inaccurate cost estimate at the beginning of the project drastically slows down the process. Hence, it is necessary to receive cost estimates from a life science building firm that has broad experience and expertise in lab planning. Such detailed analysis of costs will also provide insight into equipment requiring long lead times and alternatives to certain items if the budget is limited. A good cost estimate from a commercial contractor should include the structure’s additional requirements and associated costs.

• Meeting Local Regulations

The success of any life science construction project depends on acquiring approvals from different governing bodies as soon as possible. In order to prevent delays because of these processes, owners need to hire a life science construction company that can navigate local jurisdictions, zoning laws, and other regulations like hazardous chemical codes, waste management, etc.

2. Resilient Design

New-generation life science buildings are tailored precisely to the panoramic demands of the industry.

The design of next-gen life science projects should serve to attract and retain employees and to build adaptive spaces that meet sector demands. Building owners and developers should have an in-depth understanding of the technical and spatial considerations that life science buildings need. While these considerations will vary depending on each tenant, there are four fundamental design principles to integrate into a life science facility – flexibility, community, environmental care, and employee wellness.

Evolving research needs can greatly alter space requirements, which means lab design needs to be flexible and adaptable. For example, life science interiors must have high ceilings of clear 13 to 15 feet to accommodate bulky HVAC systems and air handlers. Laboratories should be built at the center of the building to conveniently install vent hoods and monitor the temperature.

Life science construction companies should prefer employing renewable sources of energy like solar, geothermal, biomass, and others that minimize onsite energy costs and generate power for the grid. By thoughtful design, life sciences buildings can connect colleagues, integrate communal spaces for outsiders, and provide visibility for peers, all while maintaining privacy and transparency.

An experienced contractor is well aware of the importance of strong building infrastructure and conversion flexibility of life sciences building for meeting the dynamic demands of the industry.

3. Vibration Control

Web lab facilities must sustain a level of stability for experimental success and overall safety.

A natural phenomenon like vibration can adversely affect lab testing processes, or even change the results of an experiment in a life science building. Frequently used lab equipment such as high-resolution microscopes, PCR machines, incubators, and 3D printers are highly sensitive to vibrations. Internal factors like foot traffic vibrations, HVAC, elevators, and external elements like road traffic, railroad activities, and nearby construction work can cause disturbances within life science buildings.

So, how to plan buildings for ‘special construction‘ meant to control vibration? Some of the helpful life science construction strategies are as follows:

• Establishing a ground floor with a concrete slab placed on the earth, which vibrates less than the upper floors.
• Deeper structural beams reduce flexing, thus reducing vibration energy.
• Placing microscopes on pneumatic tables, which absorb 90% of the floor vibration.
• Position sensitive microscopes next to a column rather than at the center of the space.
• Using point-of-use vibrational stability such as damping pads.

In case of repositioning existing labs, a structural engineer along with a vibration consultant will conduct field tests to evaluate floor vibration and suggest floor-stiffening solutions accordingly. Truth be told, the extent to which vibration can be minimized in life science buildings will ultimately decide the outcome of the research.

4. Practical Geometry

Carving out a well-organized geometry allows maximum use of storage space.

The bench space of a life science lab is where all the work happens. However, it is usually occupied by specialty equipment such as incubators, spectrometers, and ovens. Life science construction companies should emphasize extracting the maximum potential of usable space, above and below counters.

The best geometry is a rectangular layout which is the most practical option for organizing casework. Lease space often comes with irregular geometry that poses design challenges. By aligning the labs with structural bays, it is possible to seek opportunities for storage that will enhance the life science building’s functionality.

5. Robust HVAC/MEP Systems

The complex HVAC systems of a life science facility should carry robust air exchange capabilities.

In life science laboratories, there must be a high-performance HVAC system for optimum laboratory ventilation. Typically, Air Changes Per Hour (ACH/ACPH) range from 5 to 15 in industrial facilities. Ventilation systems should be designed in a way that all laboratory exhaust is channeled to a high-plume exhaust fan. Make sure to specify N+1 resilience. During life science building construction, provide independent exhaust systems for harmful emissions such as corrosive, flammable, or toxic materials.

The HVAC systems in lab spaces should be capable of handling heavy equipment. Plan for a minimum of 100 PSF per floor. As a better practice, you can position life science equipment on the dunnage or mezzanine above the serviced areas with carefully placed screens and prevent unappealing mechanical systems. Also, zone labs separately to create special temperature and humidity sensors for each.

The budget for mechanical, plumbing, and electrical (MEP) systems accounts for 30% to 40% of the total life science construction costs. Hence, It is vital to consider the MEP services at the conceptual stages of the project and engage with an MEP consultant. Proper planning by the MEP consultant will ensure that equipment areas are accessible, shafts/risers can be easily modified and expanded, and routes are sized to allow for expansion. This will bring system flexibility to your life science building for future reconfiguration.

Apart from MEP consultant, a seasoned general contractor can develop a cost-effective and sustainable approach to building’s various energy systems.

6. User-specific Customization

Life science buildings need to be tailored to unique client needs and conform to strict government regulations.

Both purpose-built and modular construction are suitable configurations with their own pros and cons. Experienced life science construction contractors prove to be of great help in advising biotech companies on what is perfect for their application. Furthermore, having a reliable commercial contracting partner will ensure ISO classifications are taken into account from the beginning.

Every client will have unique customizations for their life science building. For example, they may demand space for laboratory gas storage and emergency generators kept as backup power. This will require space onsite, with enough clearances to install these items safely.

Converting existing office space to life science lab space presents complex technical challenges. For this, architects, lab managers, and engineers are expected to work collaboratively to produce creative solutions for life sciences building construction.

7. Safe Material Handling

Proper handling and disposal of hazardous waste materials is necessary to avoid contamination.

In life science experiments, employees use high-risk equipment and chemicals. The disposal of such hazardous waste needs to be done by following proper rules and regulations. Apart from precautionary procedures and personal protective equipment, space allotment is also a crucial factor.

Life sciences companies rely heavily on chemical delivery and waste pickup services. To prevent cross-contamination, proper handling may require more than one loading dock, depending on the research material. There must be enough space around loading docks for storage and incoming/outgoing supplies and waste. The infrastructure of the life sciences building should allow for clean distribution of air and space.

8. Flexibility for the Future

A strategic approach to design can make lab spaces future-proof.

Engaging in early planning for future tenants through building systems, support spaces, and a flex zone will provide the greatest value for all project stakeholders. Owners, the life sciences construction team, and consultants need to be forward-thinking in design to adapt to regulatory requirements and user demands.

A flexible lab furniture system will allow a tenant to maximize the potential of a building. Increased column spacing, increased floor-to-floor, post-tensioned slabs, etc. are all life science construction options that have the advantage of providing more space and flexibility for the future.

Mechanical Electrical and Plumbing (MEP) systems are the largest investment in a life science project (30%-50% of total construction cost), making them more expensive to retrofit than to build initially. Electrical and plumbing systems can be designed with additional capacity ( 25% or more) to allow for future growth and expansion with low upfront first costs. The labs designed for these buildings will be suitable for both wet and dry research.

In this way, life sciences building developers can design building systems that can support the long-term evolution of a facility.

9. Healthy Workspace for Lab Employees

Lab employees are the most valuable resource of any successful life science company.

Because life science labs have such strict technical requirements for the work performed in them, the wellness of tenants is often overlooked. A healthy scientific workplace inspires collaboration and innovation, which fosters a sense of community and helps retain top talent. To support the health and productivity of lab workers, stakeholders, and life science construction contractors should consider incorporating wellness elements such as open-air terraces and indoor biophilia that connect people to nature.

In addition, respite areas for employees and access to natural light will create a positive atmosphere in life science buildings, which will boost the team’s productivity. Providing access to staircases and other activities promoting fitness will lead to casual engagements between different teams. Hence, it is a vital responsibility to support the community of life science industry workers who develop life-saving medicines, therapies, and technologies for living beings.

10. Sustainable Energy Use

A new generation laboratory develops creative solutions for sustainable use of energy.

Laboratories use approximately 10 times more energy than a typical building, hence, in today’s environmentally conscious time, life sciences facilities should responsibly use resources. Some creative solutions to adapt into life science projects may be alternate heat and cooling sources, intelligent building systems, and advanced heat-recovery options.

Another example of lowering energy consumption is fume hoods. In the US, the energy usage of fume hoods is 100 feet per minute face velocity. These can be replaced by energy-efficient fume hoods that run at as low as 60 feet per minute.

Besides, natural ventilation in offices, collaboration rooms, and respite areas can lower energy use throughout the life sciences building. Lab workers should receive guidance through green chemistry programs and recycling programs on how to use less harmful chemicals and recycle laboratory supplies. In this way, future sustainable life science facilities can address environmental concerns despite energy-intensive use.

Case Study:

Global Pharmaceutical Manufacturer saves $152,173 in annual energy costs in a single R&D building while improving comfort, sustainability, reliability, and compliance. [Analytika]

Challenge –

GPM had a mission of reducing greenhouse gas emissions and energy consumption by 20% from 2012 levels, by 2020. All this while improving the reliability of their operations.

Solution –

• With the assistance of their building automation system providers, GPM monitored and collected data on HVAC units, fume hoods, terminal units, and other miscellaneous equipment of the life science center.
• They analyzed the data to seek opportunities to reduce energy, lessen the impact on the environment, and reduce maintenance, operations, and regulatory costs during life science building construction.
• Also, they found potential equipment faults and ways to better operational uptime and scope for retrofit projects.
• For every identified opportunity, GPM calculated its annual savings.

Results –

• Energy savings: $152,173 (annual)
• Simple payback: 0.19 years
• Net present value: $177,856
• Promoted sustainability and environmental stewardship. Achieved 800+ tons in annual CO2 emissions reduction (equivalent to taking 170 cars off the road).
• Other operational benefits

Final Thoughts:

Incorporating these key features and amenities of a highly specialized lab environment will avoid construction cost nightmares and ensure your life science project is a success for both your contracting firm and your new tenant.

While the life science industry may evolve constantly, a well-considered space can smoothly adapt to that change. At last, the fundamental principle of biological laboratory spaces remains constant. The central consideration is the human researcher, with the standardized bench configuration and related metrics supporting revolutionary processes.

Therefore, it is a matter of great importance that as a life science construction company, you believe in designing and planning a biotech facility on the principles of flexibility, functionality, and sustainability.

Collaborate With Our Experienced Team

We at Constructive Solutions, Inc. understand the complex requirements for constructing a high-tech life science building. Our experienced team carries the expertise to turn pain points into opportunities for lab project delivery and performance excellence.

Get in touch with us to discuss your life science construction project.

FAQs

What are the challenges I might face during my life science building construction?

You may face these five challenges during your life science building construction:

• The need for specialized infrastructure
• Supply chain demand
• Installing sustainable building systems
• Repurposing an existing space, and
• Demands arising due to biotech expansion

Read in detail about how to deal with these challenges here.

What factors to consider before starting the construction of a life science building?

Your key considerations for a life science building project should be – location, zoning and permit requirements, utilities, special infrastructural needs, safety features, budget, and timeline. Discuss these factors with your life science construction company.

What qualities to prefer in a general construction contractor for my life sciences building?

While selecting a commercial contractor for their building projects, life science companies must prefer qualities like critical thinking, problem-solving, knowledge of specialized regulations, and someone who provides out-of-the-box life science solutions.

Relevant Resources:

• Understanding Life Science Construction: Demands and Challenges
• 10 Common Mistakes To Avoid When Hiring a Commercial Contractor