Exhibit 10.6.10
  DATE 
June 1985
    
    27th
      
 
 
   
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MAX FACTOR LIMITED INTERNATIONAL PLAYTEX INC WITNESSETH
   (a)
    
    the term means the term of years hereby created(b)
    
    these presents means this Lease and any document which is supplemental thereto or which is
entered into pursuant to or in accordance with these terms(c)
    
    the demised premises means the land hereinafter described together with the appurtenances
thereto belonging and together also with any building or part of a building now or hereafter
erected thereon or on any part thereof including all boundary walls and fences )other than
party walls and party fences) drains sewers pipes wires cables gutters conduits ducts and
other media sanitary and water apparatus and things forming part of and serving the same and
all additions alterations and improvements thereto which may be made during the term and all
Landlords fixtures and fittings from time to time in and about the same including all plant
installations apparatus and machinery used in connection with the demised premises and all
carpets wall coverings and paneling and light fittings.(d)
    
    The Superior Lease means a Lease dated the fourteenth day of June 1985 and lade between the
Mayor and Burgesses of the London Borough of Hounslow (1) and the Lessor (2)
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(e)
    
    The Planning Acts means the Town and Country Planning Acts for the time being in force and
any Order instrument plan regulation permission consent and direction made or issued
thereunder or deriving therefrom(f)
    
    Development shall have the meaning ascribed to it in the Planning Acts(g)
    
    interest means interest at the rate of 3% over Lloyds Bank Base Rate or its equivalent from
time to time prevailing(i)
    
    the Insured Risks means loss or damage by fire and special perils including but without
prejudice to the generality of the foregoing lightning explosion impact aircraft earthquake
riot civil commotion and malicious damage storm tempest or flood bursting or overflowing of
water tanks boilers apparatus or pipes and such other risks (whether or not in the nature of
the foregoing) as the Lessor may from time to time reasonably require(j)
    
    An accepted part means a complete floor or floors of the building comprised within the
demised premises (each suite on such floor being shown edged blue on the plan) but without the
services and excluding the common parts on the relevant floor or floors(k)
    
    the plans means the drawings numbered 994/101/B, 994/102B, 994/104/B and 994/105/A annexed
hereto(l)
    
    the common parts means the areas referred to in Clause 3(2) of the Superior Lease but (for
the avoidance of doubt) shall not include the adjoining area of the Arts Centre shown on the
Plans other than the said area shown coloured blue on the plan attached to the Superior Lease
  (i)
    
    words importing the masculine gender shall include the feminine gender and words importing
the singular number only shall include the plural number and vice versa and words importing a
person and all references to a person shall include a corporation
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(ii)
    
    where there are two or more persons included in the expression the Lessor and/or the
Lessee covenants contained in these presents which are expressed to be made by the Lessor
and/or the Lessee shall be deemed to be made by such persons jointly and severally
  HEREBY DEMISES ALL THAT TOGETHER
WITH EXCEPT AND RESERVING TO HOLD TWENTY FIVE YEARS THREE HUNDREN AND FIVE THOUSAND POUNDS AND SECONDLY
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Pay Rents
  Interest
  Pay rates etc.
  Maintain lift boiler and air conditioning plant
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Contributions
 3.06
    
    (a)
    
    To pay and contribute one half of all expenses or
repairing rebuilding renewing redecorating scouring
cleansing maintaining lighting where applicable and
insuring the common parts together with one half of
the amount of all rates taxes duties charges
assessments levies impositions and outgoings whether
parliamentary parochial local or of any other
description which are now or may at any time
hereafter be taxed assessed charged levied or imposed
upon or payable in respect of the common parts(b)
    
    To pay the reasonable and proper fees of any managing agents appointed by the
Lessor for the management of the demised premises.
 Repair
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Paint Exterior
  Paint Interior
  Tenants insurance
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Inspect
  Lessors notice
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Right Of entry
  Inflammable materials
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Heavy objects
   Nuisance
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Public Shows
  Use
   3.18
    
    (a)
    
    NOT to overload the electricity wiring or cables and not to
make any alterations or additions to the electrical
installation air conditioning apparatus wiring plumbing
drainage heating water and other pipes or other services of
the demised premises without the prior consent in writing
of the Lessor (such consent not to be unreasonably withheld
or delayed) and then such alterations are to be in
accordance with the terms and conditions laid down by the
appropriate Institute or other body if any as the case may
be(b)
    
    NOT to make any structural alteration or addition whatsoever in or to the
demised premises or any part thereof or change the existing design elevation or
appearance or the external decorative scheme thereof or cut maim or remove any of the
walls horizontal or vertical beams columns or other parts thereof
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(c)
    
    NOT to make any alterations or additions to or remove any internal partitions
which are Lessors fixtures and fittings of a non-load bearing nature without the prior
consent in writing of the Lessor such consent not to be unreasonably withheld or
delayed so that for the avoidance of doubt consent is not required in respect to any
alterations or additions to or for the removal of any internal partitioning of a
non-structural nature which are not Lessors fixtures and fittings(d)
    
    UPON making any applications to the Lessor pursuant to the provisions of this
Clause the Lessee shall submit to the Lessor at least four copies of the plans and
specifications in respect of such works and shall if required supply such further
copies as the Lessor may reasonably require(e)
    
    TO remedy immediately upon notice in writing from the Lessors agents any
breach of the covenants in this Clause 3.18 and in the event of failure so to do for
the space of fourteen days after such notice then it shall be lawful for the Lessor or
its servants contractors agents and workmen to enter upon the demised premises and
remove such new building structures alterations additions or interferences and execute
such other requisite works all expenses of so doing to be paid to the Lessor by the
Lessee as a liquidated debt on demand(f)
    
    IF the Lessor shall so require at the expiration of the term (howsoever the
same is determined) to procure that the demised premises are reinstated to the same
state and condition in which they are at the ate of grant of these presents and were
before the carrying out of any alterations additions or works to the demised premises
such reinstatement and all workings connection therewith to be carried out with good
quality materials and in a workmanlike manner to the satisfaction in all respects an d
under the supervision of the Lessor Surveyor.
 Encroachment
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Prescriptive rights
  Adjoining works
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Signs
 PROVIDED THAT
 Cleaning
   Preparing notices
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Acts of Parliament
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Tax
  Statutory Notices
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Re-letting and for sale boards
  Cost of Licences
   Reimbursement
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Alienation
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PROVIDED THAT PROVIDED FURTHER
THAT
  PROVIDED
ALWAYS
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Registration
  Yield Up
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V.A.T.
     Quiet Enjoyment
  Insurance
 AND AND
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Re-entry
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Services of Notices
   Right to Develop
  Disputes
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Cesser
  Superior Landlords
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Mutual Right to Determine
 PROVIDED THAT
 Managing Agents
  Marginal Notes
  HEREBY COVENANTS
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PROVIDED PROVIDED FURTHER PROVIDED THAT
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THE FIRST SCHEDULE
 (Easements and other rights included in the demise)
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(i)
    
    Of way and to sue and enjoy the service roads car parking areas pedestrian
paved areas pedestrian balcony and other facilities comprising the common parts and for
all purpose connected with the Lessees permitted user of the demised premises(ii)
    
    Of passage of water soil gas electricity through the channels sewers drains
water course pipes and cable for the time being belonging to or running through on
under any adjoining or contiguous premises and of making connections with such channels
sewers drains watercourse pipes and cables or any of them for the purpose
of exercising the aforesaid rights or any of them and all other rights easements and
appurtenance belonging or appertaining to the demised premises(iii)
    
    Of support protection and shelter as the same are and present enjoyed from the
buildings adjoining the demised premises(iv)
    
    of way over the pathway shown coloured yellow on the Plan numbered 994/102/B
for the purpose only on emergency escape & access to the refuse store
 THE SECOND SCHEDULE
 (Exceptions and Reservations out of the demise)
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THE THIRD SCHEDULE
 (Rent Review Provisions)
 Definitions
   1990
    
    
    
    19952000
    
    
    
    2005
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Agreement as to the amount of yearly rent
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Determination by surveyor in the event of no Agreement
     Payment of rent until ascertainment
  Effect on rent control
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Recording of Yearly Rent
  Construction
  (  THE COMMON SEAL of CROWVALE(  PROPERTIES LIMITED was hereunto(  affixed in the presence of:-Director
    
    \s\ illegibleSecretary
    
    \s\ illegible
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PLAN LEVEL 1
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PLAN LEVEL 2
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PLAN LEVEL 4
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PLAN LEVEL 5
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