In addition to our growing portfolio of business innovation centres, we are also developing innovation centres with laboratory facilities and the first of these is due on site at Harwell on the UKAEA campus in March 2005. In consultation with our Service Engineers Max Fordhams LLP and our Structural Engineers SKM Anthony Hunts, we have developed a model that will house a combination of both standard office accommodation and highly flexible laboratory facilities that will be available on short term licenses. As with our office buildings we have discovered that flexibility has to be the key driver behind the successful design of a multi-tenanted laboratory building. Our scheme in Harwell has been designed to create laboratory environments that are responsive to the perceived present needs of clients but also capable of accommodating any differing future demands. By its very nature Research is changing all the time, we believe that the careful coordination of the architectural and engineering systems within our buildings actively encourage change. Many private research companies make physical changes to an average of 25% of their labs each year. Most academic institutions annually change the layout of 5 to 10% of their labs. In our building we can accommodate these changes and any expansions or contractions by our tenants without sacrificing facility functionality.