
With growing demand for life science space and a trend of office to life science conversions developing in the UK, we examine the top considerations to be aware of when thinking about converting office space to life science use in Ireland.
When considering whether to convert a pre-existing office space into a life-sciences laboratory, it is important to keep in mind that not every office space will be a suitable candidate for such conversion projects. We consider some of the main requirements to be aware of when looking to undertake such a conversion.
1. Planning and Building Control
Conversion from office use to life sciences use is likely to need planning permission. This is because the planning permission for a property usually provides for a specific ‘use’ that a property can be put to. Using the property contrary to the permitted use is liable to enforcement action being taken by the local authority.
If the permitted use does not include the proposed life sciences use, then an application for permission for change of use should be made to the local authority. Before making an application to the local authority, it is important to check whether the policies and “zoning” in the County Development Plan or the Local Area Plan are favourable for life sciences use at the property.
In addition to the planning matters, the conversion works may need to comply with Building Regulations including fire safety. Generally speaking, most works carried out to a property require submission of building control documentation to the local authority. There may be some exemptions for certain types of works, such as some internal fitout works, but this would need to be determined before works commence.
2. Layout
Laboratories usually employ an open-concept design. The removal of internal walls in an office building may prove difficult, especially if they are load-bearing. There will also need to be enough space to facilitate the delivery of materials and space to store these deliveries. Enough space and proper storage for laboratory waste and hazardous materials will also be needed. Functioning freight elevators may be required which are significantly larger than regular office elevators.
3. Height
Laboratories may need increased floor-to-ceiling height when compared to traditional office spaces. This may be necessary to accommodate specialist and potentially large equipment, as well as bespoke Heating, Ventilation, and Air Conditioning (HVAC) systems that may be needed. Many older office spaces, in particular, may have low floor-to-ceiling heights which may frustrate the conversion process.
4. Structure
The load-bearing weight of the floors in many existing office spaces may not be sufficient to support certain types of heavy industrial lab equipment. This equipment may exceed the typical load capacity of an office floor. Life science laboratories are often specifically designed with the equipment in mind, as many types of equipment need to avoid vibrational frequencies to properly operate. This would have to be considered in any office conversion.
5. HVAC
Existing office spaces may not be able to accommodate the HVAC system required, depending on the nature of the life-science experiments being conducted. HVAC plants for life-science purposes will likely require more ductwork which could prove difficult to incorporate in existing offices with limited space available. It may be possible to facilitate this though external ductwork, but this could involve planning permission considerations.
6. Utilities
Laboratories may require utilities and services with a greater capacity than offices. Updating the existing office to accommodate this increase in utilities and outgoings may be difficult, especially if the office space is old. Additionally, back-up generators may be needed for equipment.
Conclusion
Converting an office space into a life sciences laboratory presents significant legal and practical challenges that must be carefully considered from the outset. From planning permission and building control compliance to structural integrity and utility capacity, each aspect requires thorough due diligence and expert consultation. Failure to address these requirements properly could result in costly delays, enforcement action, or even an unviable project. Before committing to a conversion, developers and investors should seek professional advice to ensure compliance with all legal and regulatory obligations and to assess the feasibility of repurposing the space for life sciences use.
For further information, please contact a member of our Real Estate or Planning & Environment teams.
The content of this article is provided for information purposes only and does not constitute legal or other advice.
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