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Typical space allocations
Function %
Primary laboratory space 20-25
Other primary space (write-up/offices) 15-20
Secondary space 18-25
Tertiary space 10-20
Total net useable areas 70-80
Gross internal area (excluding plant) 100
Source: Wellcome Trust. The total space allowance per
scientist varies enormously in accordance with laboratory
requirements and the extent of secondary space. Net space
allowances in the private sector can range from 21 m² to
more than 32 m² per scientist.
Research laboratory cost breakdown
element
cost		 cost/m²
gfa £		 %
of total cost
Substructure 842 000 76.55 4.71
Ground slab; 200 mm thick reinforced insitu concrete bed, hardcore; damp-proof
membrane; reinforced concrete pad and perimeter foundations		   4500 m2   @ £110
Extra over for basement construction   400 m2   @ £280
Allowance for below-ground drainage and incoming services    45m2 @ £50
Extra over for sump chamber and pump installation     Item @ £10 000
Frame 877 900 79.81 4.91
Insitu concrete frame; comprising 250 mm thick shear walls and
rectangular and circular columns		   5900 m2   @ £30
Structural steel framing to roof level plant rooms including roof purlins;
(average rate for universal and hollow sections)		   235 tonnes   @ £1300
Extra over for structural steel framing to external service ducts   85 tonnes   @ £840
Timber roof structure, glu-lam beams, ply box beams;
structural steel connections		   1800 m2   @ £180
Upper floors 626 000 56.91 3.50
Insitu concrete troughed floor slabs; 650 mm thick overall   3600 m2 @ £110
Insitu concrete flat slabs; average 300 mm thick   2300 m2   @ £100
Roof 597 800 54.35 3.35
Roof cladding; raised-seam terne-coated stainless steel sheet cladding,
inner tray, insulation, vapour barrier, plywood base		   5570 m2   @ £70
Extra over for ridges, edge trims, cappings and gutters   5570 m2   @ £10
Rooflights; double-glazed units; polyester powder-coated aluminium frame;
including allowance for opening lights		   240 m2   @ £500
Allowance for roof safety system   460 m   @ £70
Stairs 251 000 22.82 1.40
Insitu concrete stairs and half landings; screed to treads and risers   58 m   @ £500
Allowance for balustrades and handrails to staircases; stainless steel
with glazed panels to feature stairs, powder-coated mild steel to others;
timber handrails		     Item @ £100 000
Allowance for balustrades and handrails to access bridges; stainless steel
with glazed panels to feature bridge, powder-coated mild steel to others;
timber handrails		     Item @ £30 000
Allowance for timber handrails to reception area; including glazed panels     Item @ £17 000
External escape staircases; spiral; galvanised mild steel;
2.1m diameter, 9 m high; including access gantries 		  6   @ £12 500
External walls, windows and doors 1 594 000 144.91 8.92
Facing brickwork cavity walls; handmade facings,
insulation and blockwork; windposts		   3075 m2   @ £130
Wall cladding; raised-seam terne-coated stainless steel sheet cladding,
underlay; insulation; plywood base		   2900 m2   @ £110
Curtain walling; aluminium-framed, sealed double-glazed units;
low E glass to inner pane; including structural steel secondary support		   820 m2   @ £300
Extra for glazed double doorsets; ironmongery and accessories   12   @ £3000
Extra for revolving entrance doors; ironmongery and accessories   1  @ £18 000
Structural glazing; double-glazed units;
including structural steel secondary support		   115 m2 @ £600
Windows; sealed double-glazed units
in polyester powder-coated steel frames		   830 m2   @ £220
Doors and frames; part-glazed; polyester powder-coated steel; ironmongery   36  @ £2500
Doors and frames; part-glazed; hardwood; ironmongery   38  @ £1000
Louvre panels to plant areas; stainless steel   520 m2 @ £330
Sunshading; perforated louvre cassettes   185 m   @ £130
Internal walls and partitions 619 600 56.33 3.47
Blockwork partitions; 100 mm and 140 mm thick; head restraint (average rate)   3700 m2   @ £36
Part-glazed partitions; non-fire rated; powder-coated steel frame; single-glazed
lights; plasterboard lining both sides; doors; ironmongery (average rate)		   1470 m2   @ £210
Part-glazed partitions; fire rated; powder-coated steel frame; single-glazed
lights; plasterboard lining both sides; doors; ironmongery (average rate)		   290 m2   @ £330
Metal stud partitions; 2 layers wallboard each side; insulation   150 m2   @ £40
Toilet cubicle partitions and backpanels   26   @ £1200
Shower cubicle partitions and backpanels   2  @ £2400
Internal doors 222 450 20.22 1.25
Flush doors; fire-rated; solid-core veneer-faced; hardwood frames;
ironmongery; complete		   107   @ £700
Flush doors; fire-rated; solid-core laminate-faced; hardwood frames;
ironmongery; complete		   140 @ £750
Flush doors; non-fire-rated; solid-core veneer-faced; hardwood frames;
ironmongery; complete		   74   @ £575
Wall finishes 181 070 16.46 1.01
Sand cement render; 13 mm thick   650 m2   @ £10
Plaster; two coats, 13 mm thick   6875 m2   @ £8
Extra for allowance for radiused internal and external angles
to plasterwork in special lab areas (average rate)		   580 m   @ £35
Two coats emulsion paint; to plaster or plasterboard   13 500 m2   @ £3
Two coats woodstain; to timber   640 m2   @ £8
Ceramic tiles; to sand cement backing or plasterboard   485 m2   @ £50
Hygienic wall coverings; three coats acrylic polymer   940 m2   @ £10
Hygienic finish to kitchen areas; laminate panels     Item @ £20 000
Floor finishes 386 310 35.12 2.16
Sand cement screed; 75 mm thick; floated finish;
including scabbling to floor slab		   6800 m2   @ £11
Raised access floor; 150 mm deep floor void; including allowances
for cavity and acoustic barriers, services bridging and so on		   1440 m2   @ £37
Extra for 450 mm deep floor void   680 m2 @ £6
Extra for bonded vinyl floor finish   45 m2   @ £20
Heavy duty carpet tiles; to raised floor tiles or screed   3500 m2   @ £30
Heavy duty vinyl; including smoothing compound and coved skirting   4400 m2   @ £20
Softwood skirting; woodstain finish   1000 m   @ £10
Natural stone flooring; including allowances for screeds and skirtings;
to reception area		   350 m2   @ £90
Epoxy resin floor finish to concrete floor slabs in plant rooms   2750 m2   @ £5
Allowance for mats and matwells     Item @ £5 000
Ceiling finishes 315 210 28.66 1.76
Suspended ceilings; metal tray; concealed grid   2600 m2   @ £35
Extra for perforated tiles   2200 m2   @ £3
Extra for acoustic treatment, absorbent pads   1350 m2   @ £2
Suspended ceilings; mineral fibre acoustic plank; concealed grid   960 m2   @ £43
Suspended ceilings; hygienic ceiling finish to kitchen; extruded PVCu   320 m2   @ £34
Suspended ceilings; plasterboard on MF system; including access panels   120 m2   @ £40
Extra for plasterboard in margin work to other suspended ceiling systems   220 m2   @ £50
Plywood roof panels; vapour barrier and insulation   1100 m2   @ £60
Intumescent clear finish; to plywood ceiling panels
and exposed timber roof members		   3150 m2   @ £13
Furniture and fittings 116 000 10.55 0.65
Reception desk     Item @ £20 000
Crash protection rails   630 m   @ £45
Vanity units; melamine-coated   15 m   @ £770
Allowance for cloakroom fittings, lockers and so on     Item @ £10 000
Allowance for teapoints in office areas.     Item @ £10 000
Allowance for shelving and so on     Item @ £10 000
Allowance for window boards     Item @ £7000
Window blinds   260 m2   @ £35
Allowance for statutory signage     Item @ £5000
Allowance for directional signage     Item @ £5000
Sanitary fittings 40 000 3.64 0.22
WCs, urinals, washhand basins; generally   75   @ £400
Allowance for fittings for disabled WCs     Item @ £2000
Allowance for hand dryers     Item @ £8000
Services equipment 1 382 600 125.69 7.74
Laboratory furniture installation; worktops, shelves and underbench units   3850 m2   @ £80
Laboratory furniture installation; plumbing services and laboratory sinkwastes   3850 m2   @ £30
Laboratory furniture installation; service outlets   3850 m2   @ £10
Laboratory furniture installation; electrical installation   3850 m2   @ £30
Laboratory fume cupboard installation; based on variable air-volume system   93   @ £5000
Extra for non-standard fume cupboards (12 walk-in fume cupboards)     Item @ £22 000
Services installations and connections to fume cupboards; ductwork connections
to extract system, plumbing and waste outlets,
electrical services, fire protection		   93  @ £1700
Laboratory cold room installation     Item @ £20 000
Kitchen installation complete; catering, storage and dishwash equipment     Item @ £70 000
Servery equipment     Item @ £70 000
Disposal installations 187 800 17.07 1.05
Rainwater goods; steel downpipes   425 m   @ £60
Soil, waste and vent to landlord’s installation; PVCu pipework and fittings   11 000 m2   @ £2
Soil, waste and vent to tenant’s installation; including kitchen installation
and special wastes to laboratory areas		   6100 m2   @ £23
Water installations 296 500 26.95 1.66
Hot and cold water service; calorifiers; hot and cold water storage;
distribution		   11 000 m2   @ £2
Hot and cold water service to laboratory and kitchen/servery areas; calorifiers;
hot and cold water storage; distribution		   6100 m2   @ £45
Space heating and air treatment 3 083 300 280.30 17.26
Gas installation     Item @ £13 000
Low-temperature hot-water heating; boiler plant; stainless steel flues;
pumps and valves; distribution within plant rooms; insulation		   11 000 m2   @ £30
Low-temperature hot-water heating; general distribution; pipework;
insulation; radiant panels		   11 000 m2   @ £30
Chilled water installation; sized for laboratory cooling loads;
chillers and heat rejection plant; pressurisation unit; pumps and valves;
distribution within plant rooms; insulation and trace heating		     Item @ £330 000
Supplementary chilled water installation; chillers and heat rejection plant;
pressurisation unit; pumps and valves; distribution within plant rooms;
insulation and trace heating .		   7900 m2   @ £17
Supply and extract ventilation; air-handling units; heating, cooling
and reheat coils; ductwork in risers and plant rooms		     Item @ £350 000
Air-conditioning; four-pipe fan-coil and variable-air-volume installations;
chilled water distribution; condensate drainage; fan-coil units; ductwork;
terminal units; insulation; grilles and diffusers		   8850 m2   @ £140
Extra for fume cupboard/safety cupboard extract system   3850 m2   @ £80
Toilet extract installation     Item @ £26 000
Kitchen extract installation     Item @ £23 000
Electrical installations 1 364 500 124.05 7.64
Allowance for HV switchgear and distribution     Item @ £30 000
Mains and sub-mains installation     Item @ £200 000
Small power distribution to laboratories   5750 m2   @ £25
Small power distribution; busbar and floorbox to office areas,
wall-mounted elsewhere		   5250 m2   @ £15
Lighting distribution and accessories   11 000 m2   @ £25
Luminaires and lamps   11 000 m2   @ £25
Emergency lighting installation   11 000 m2   @ £8
Allowance for external lighting     Item @ £35 000
Power to mechanical services     Item @ £25 000
Containment; trunking, tray and ladder rack to laboratory areas   5750 m2   @ £17
Containment; trunking, tray and ladder rack to office etc areas   5250 m2   @ £5
Standby generator installation     Item @ £65 000
Landlord’s UPS installation     Item @ £25 000
Lift installations 210 000 19.09 1.18
Glazed feature lifts; hydraulic; eight-person, serving two stops each   2   @ £45 000
Extra for structural steel frame to feature lifts     Item @ £40 000
Passenger/goods lift; hydraulic; 21-person, 1600 kg; serving three stops     Item @ £50 000
Passenger/goods lift; hydraulic; 13-person, 1000 kg; serving two stops     Item @ £30 000
Protective installations 79 000 7.18 0.44
Earthing and bonding   11 000 m2   @ £4
Lightning protection   11 000 m2   @ £2
Gaseous fire suppression system; to archive area     Item @ £13 000
Communications installations 308 000 28.00 1.72
Fully addressable fire and smoke detection and alarm system   11 000 m2   @ £18
Intruder detection   11 000 m2   @ £5
CCTV installation     Item @ £35 000
Access control system     Item @ £20 000
Special installations 660 000 60.00 3.69
Building management system   11 000 m2   @ £45
Medical gases installation     Item @ £90 000
Vacuum-pump system     Item @ £75 000
Compressed air installation     Item @ £60 000
Builder’s work in connection 635 000 57.73 3.55
Additional structural steelwork to plant room     Item @ £60 000
Forming holes, chases etc; allow 7.5%     Item @ £575 000
Preliminaries and contingencies 2 990 000 271.82 16.74
Construction manager’s fee, establishment and supervision; allow 15%     Item @ £2 240 000
Contingency sum; allow 5%     Item @ £750 000
Overall construction cost 17 866 040 1 624.19 100.00
 
Regional variations
The cost breakdown is based on a scheme in the Cambridge area and should be
adjusted by the following location factors for projects in other regions.
Inner London 1.11 Yorkshire and Humberside 0.94
Outer London 1.06 North-west 0.94
South-east 1.03 North 0.97
South-west 0.97 Scotland 0.97
East Midlands 0.96 Wales 0.94
West Midlands 0.96 Northern Ireland 0.85