This summer’s BIOInternational conference included lots of good news for the life sciences sector in Massachusetts. 

According to MassBio’s 2018 Industry Snapshot, employment in the biopharma sector in Massachusetts is up 28 percent over the past 10 years; Massachusetts is second only to California as a location for biotech research and development; more than 500 biotech companies hold addresses in Cambridge and Boston; 37 percent of all U.S. biopharma venture capital dollars went to Massachusetts-based companies in 2017; and, to accommodate all of this activity, more than 12 million square feet of commercial life sciences lab space was built in Massachusetts in the last decade. 

Biopharma is an arena that is both collaborative and competitive for many different reasons; companies want to work alongside one another, and the desire to be “where the action is” means that isolated suburban campuses are no longer desirable. After all, Cambridge and Boston provide access to employee amenities and proximity to some of the best intellectual capital in the world in the areas of health care, research, finance and higher education. 

There is no other sector that’s not only improving the human condition at an unprecedented rate but is also delivering tremendous financial value to our local economy. Our regional municipalities are paying attention: they have worked together with the industry to provide zoning support for new lab buildings. So how is the local real estate industry taking advantage of this opportunity? 

Working together, we must support the community of life sciences and ensure that its growth is supported for the next generation of innovation. Building new infrastructure must be our primary mission: life science firms require thoroughly modern facilities that can accommodate their needs far more efficiently than a retrofit. 

However, before we consider the “what” of these facilities, we need to focus on the “where.” These guiding principles must inform your search for location: 

Proximity: Biopharma needs to be close to where the discoveries are made and developed. And while the urban core may not always accommodate large-scale facilities, manufacturing plants along Route 128 and west on Route 2 are a short drive from the ground zero of the life sciences industry in Cambridge and Boston.  

Placemaking: Placemaking is one of the most important factors for attracting and keeping employees: is there life and activity beyond the office walls? Companies are looking for exceptional places with cultural and entertainment opportunities, diverse and innovative restaurants, and programmed open space to attract and retain top talent. New innovation campuses are popping up across the Greater Boston area offering unparalleled amenities that also include live/work options offering dynamic residential units, a vibrant retail core and welcoming green space for recreation and relaxation.  

Connectivity: Can employees get to work via public transportation? Access to high quality public transportation is crucial. Many of the state’s life sciences companies are within walking distance of new public transportation options, and bike paths are extending further across the Greater Boston area every day. 

Once the site has been decided, it is time to address the design, focusing on the following requirements: 

Flexibility: The industry needs flexible lab spaces that are efficient and connected to provide opportunities for employees to collaborate on research. As technologies and needs evolve, these spaces must be able to change too. Designing with a minimum of columns and other divisive features allows for a host of layout options. 

Energy efficiency: Biopharma facilities have tremendous HVAC needs. Unlike traditional office buildings, life science lab spaces require ventilation and temperature control 24 hours a day, seven days a week. By fitting these buildings with top-of-the-line mechanical systems and an energy-efficient building envelope, we’re reducing operating costs for our clients substantially. 

Floor plan: By providing larger-than-usual floor plates of 400 square feet, clients can program their spaces horizontally. Studies have shown that traditional vertical design inhibits interaction, as employees tend to stay on their floor; a more expansive horizontal design encourages the kind of impromptu innovation that occurs when team members collide.  

Comfort: Deeper footprints require larger windows and higher ceilings, to deliver natural light throughout the facility. The ability to control temperature and lighting outside of laboratories allows for more personal comfort. Thoughtfully selected furnishings and materials contribute to a more welcoming and engaging environment. 

Finding quality infill sites that meet location and design criteria will continue to be a challenge in our developed urban areas. But if we work proactively with our colleagues, clients and local government and zoning officials, we will better serve an industry that is pivotal to the future fiscal health of our region and the personal health of billions of human beings. 

John Kavanagh III is chairman of Kavanagh Advisory Group and co-developer of Boston’s Innovation Square with Related Beal, home to Mass Innovation Labs.