EXHIBIT 10.18  AGREEMENT
made the 30th day of August 1991 BETWEEN the INDUSTRIAL
DEVELOPMENT AUTHORITY  of Wilton Park
House, Wilton Place, Dublin 2 (hereinafter called the lessor) of the one part
and MCGHAN LIMITED having its registered office at (hereinafter called the
lessee) of the other part.  WHEREAS:  1.       By a Sub-Lease dated the         day of                     19             (hereinafter called the
sub-lease) the lessor demised to the lessee ALL THAT AND THOSE the lands and
premises situated in the townland of Kilbride, County Wicklow, being part of
the lands comprised in Folio 3127L County Wicklow, as more particularly
described on the map annexed thereto with the factory buildings and outoffices
thereon subject to the reservations and exceptions specified in the sub-lease
for a term of thirty five years from the 1st day of March 1983.  2.       The lessee has now requested the lessor
to grant to it an option to purchase the premises demised by the sub-lease
(hereinafter referred to as the premises) and the lessor has agreed to this
request on the terms and conditions hereinafter contained.  NOW THIS
AGREEMENT WITNESSES that:  1.       In pursuance of the said Agreement and in
consideration of the sum of £1 now paid by the lessee to the lessor (the
receipt whereof the lessor hereby acknowledges) the lessor hereby grants to the
lessee the option for the residue of the term of the sub-lease (hereinafter
called the option period) to acquire the premises on the terms and conditions
hereinafter contained for a leasehold interest for a term of  
   999 years subject to the yearly
rent of £14 reviewable and subject to the terms and conditions of the draft
lease annexed hereto and signed by the parties for identification.  2.       The option shall be exercisable by the
lessee serving on the lessor a notice (hereinafter called the option notice)
and at the same time paying the deposit hereinafter provided for. Upon service
of the option notice and payment of the deposit the lessor shall be deemed to
have contracted to sell and the lessee to purchase the premises on the terms
and conditions specified in Clause 5 hereof.  3.       At the time of service of the option
notice the lessee shall pay to the lessor the sum of IR£50,000.00 in part
payment of the purchase price.  4.       The purchase price of the premises shall
be determined as of the date of service of the option notice by having the rent
payable under the sub-lease reviewed as a special review as of the said date of
service of the option notice. The procedure in such special review shall be in
accordance with Clause 3 of the sub-lease and shall be the Current Market Rent
as defined in Clause 3 of the sub-lease; the purchase price payable shall be
the sum obtained by multiplying the rent reviewed as aforesaid by the factor of
eleven.  5.       The terms and conditions on which the
lessor shall be deemed to have contracted to sell and the lessee to purchase
the premises shall be those set out in the General Conditions of Sale (1986
Edition) issued by The Incorporated Law Society of Ireland subject to and with
the benefit of the following Special Conditions:-  (a)     the purchase price shall be that as
determined by Clause 4 hereof;  2 
   (b)     the parcels particulars shall be as
described in the draft lease annexed hereto.  (c)     the title shall consist of a certified copy
of Folio 3127L County Wicklow;  (d)     all
rent reserved by the sub-lease and all arrears thereof (apportioned if
necessary) due to the date of completion of the sale and purchase shall be paid
to the said date of completion;  (e)     the interest rate provided for in Clause 4
of the said General Conditions shall be 20% per annum;  (f)      the
completion date shall be the 28th day following the ascertainment of the
purchase price pursuant to Clause 4 hereof;  (g)     the contract shall be subject to all
appropriate consents being produced under the Land Act, 1965.  3 
   IN WITNESS
whereof the parties hereto have caused their respective Seals to be hereunto
affixed the day and year first herein written.     PRESENT when the Seal of the INDUSTRIAL DEVELOPMENT
AUTHORITY was affixed hereto:-  /s/
  [ILLEGIBLE]/Authorised
  Officer/s/
  [ILLEGIBLE]/Authorised
  Officer  PRESENT when the Seal of MCGHAN LIMITED was affixed hereto:-  /s/
  [ILLEGIBLE]DIRECTOR/CHAIRMAN/s/
  [ILLEGIBLE]  4 
   THIS INDENTURE made the             day of                     19            BETWEEN
the INDUSTRIAL DEVELOPMENT AUTHORITY having its Principal Office at Wilton Park
House, Wilton Place in the City of Dublin (hereinafter called the Authority
which expression shall include its successors and assigns) of the one part and
MCGHAN LIMITED having its registered office at 1, Earlsfort Centre, Hatch
Street, Dublin 2 (hereinafter called the Lessee which expression shall
include its successors and permitted assigns) of the other part.  WITNESSETH:  1.             In consideration of the sum of IR£                   paid by the Lessee to the
Authority (the receipt of which is hereby acknowledged) the Authority hereby
demises to the Lessee ALL THAT AND THOSE the premises described in the
First Schedule hereto (hereinafter referred to as the demised premises) TO
HOLD the same unto the Lessee for a term of 999 years from the       day of                     19            subject to the rent set out in the
First Schedule hereto and to the terms and conditions set out in the Second and
Third Schedules hereto.  2.             The Lessee hereby covenants with the Authority that it
will observe all the terms and conditions contained in the First, Second and
Third Schedules hereto as if each term and condition applicable to the Lessee
was incorporated as a separate covenant with the Authority.  3.             The Authority covenants with the Lessee that it will
observe all the terms and conditions contained in the First, Second and Third
Schedules hereto insofar as the same are binding upon the Authority as if each
term and condition applicable to the Authority was incorporated herein as a
separate covenant with the Lessee.  
   FIRST SCHEDULE  PREMISES  1.             ALL THAT AND THOSE part of the lands of Kilbride,
Arklow situated at the Authoritys Industrial Estate in the County of Wicklow
more particularly described on the map annexed hereto and thereon surrounded by
a red verge line being part of the lands comprised in Folio 6078F of the Register
County of Wicklow with all buildings fences sewers and other works which may
from time to time be thereon or thereunder TOGETHER WITH with a right of
way for the Lessee, its servants, agents, invitees and licencees for all
purposes to pass and repass with or without a means of transport over the
estate roads serving the demised premises coloured yellow on the map annexed
hereto when same have been constructed AND TOGETHER WITH the free
passage and running to and from the demised premises of water, soil, sewage,
effluent, gas, electricity, telephone signals, oil and heating fuels and other
services through all pipes, drains, sewers, mains, ducts, conduits, cables and
wires now in, under or over or at any time within 21 years from the date of
this Lease to be in, under of over the property of the Authority not hereby
demised or any part thereof EXCEPTING AND RESERVINGunto the Authority
its successors and assigns:  (a)the
free and uninterrupted passage and running of water soil and effluent drainage
gas water oil electricity steam telephone or any other service or supply to and
from the other buildings and lands the property of the Authority and its
tenants adjoining or near to the demised premises through the sewers drains
watercourses conduits pipes wires and cables which now are or may hereafter
within the period of 21 years from the date of this Lease during the term
hereby granted be in or over under or upon the demised premises;  2 
   (b)at
any time hereafter and from time to time full right and liberty to execute
works services and erections and buildings upon or to alter or rebuild any of
the erections services and buildings erected on its adjoining and neighboring
land and to use the same as it may think fit;  (c)the
full and free right and liberty to the Lessor its servants and agents to enter
after at least two days notice except in the case of emergency) upon the
demised premises at all reasonable times for the purpose of connecting, laying,
inspecting, repairing, cleaning, maintaining, altering, replacing or renewing
any sewer drain, main, pipe, wire, cable, watercourse, channel, conduit or
subway and to erect, construct or lay in, over under or across the demised
premises not built upon any sewers, drains, main, pipes, wires, cables, poles,
structures, fixtures or other works for the drainage of or for the supply of
water gas electricity oil telephone heating steam radio and television signals
and other services to other premises of the Authority causing as little
inconvenience as possible to the Lessee and the Authority making good any
damage thereby occasioned;  (d)all
rights easements and privileges now belonging to or enjoyed by any adjoining
property.  MINING RIGHTS  2.             All mines, minerals, quarries and royalties whatsoever
in or under the demised premises during the term of the demise are excepted and
reserved out of the demise.  RENT AND GALE
DAYS  3.             The rent of the demised premises shall be payable in
advance without any deductions whatsoever on the 1st day of January in each  3 
   year with the exception of the
first installment which shall be paid on the execution hereof. In the first to
the fifth year inclusive of the term of the demise the annual rent shall be
IR£10 per acre. From the commencement of the sixth year of the term of the
demise and for the residue of the term hereby created the annual rent shall be
determined as specified in the Third Schedule hereto.  SECOND SCHEDULE  1.             The Lessee shall pay the rent hereby reserved without
any deductions whatsoever on the dates hereinbefore provided for.  2.             In addition to the said rent the Lessee shall pay and
discharge all taxes, rates, duties, charges, assessments and impositions whatsoever
including Value Added Tax whether Parliamentary, Municipal, County, Union,
District or any other description which may now or at any time hereafter be
assessed, charged or imposed on the premises or any part thereof or the Rent
payable thereout and whether payable by owner or occupier.  3.             As the demised premises are situated upon an Industrial
Estate, to bear with the owners or occupiers of each other unit in the said
Industrial Estate the cost and expense of all necessary maintenance, repair and
up-keep (and operating cost where applicable) of access roads, footpaths,
common areas, drainage and water services and public lighting in the same
proportion as the gross floor area of the buildings erected on the demised
premises bears to:  (A)In
the case of a completed estate the total gross floor areas of all the
industrial units in the estate and  (B)In
the case of a non completed or part completed estate the total gross floor
areas of all the completed units in the estate and where roads and services have
been provided to  4 
   un-developed
areas of the estate, the gross floor area of buildings in the course of
erection and proposed buildings fronting on to such services until such time as
same are taken in charge by the Local Authority PROVIDED ALWAYS that the Lessee
shall have no liability to contribute to the repair maintenance and upkeep of
the roads, footpaths, common areas, drainage, water services and public
lighting where the same are damaged or require repair or maintenance as a
result of damage incurred during the course of the building works on the
Industrial Estate exclusive of the portion thereof hereby demised;  4.             To bear with the owners or occupiers of each other unit
in the said Industrial Estate the cost and expense of all necessary estate
security in the same proportion as the gross floor area of the completed
buildings erected on the demised premises bears to the gross floor areas of all
the completed units in the said estate;  5.             Save as provided for in Clause 6 below the Lessee shall
not construct any buildings or carry out any other works (including without
prejudice to the generality of the foregoing floodlights or illuminated signs)
on the demised premises without the prior consent in writing of the Authority
such consent not to be unreasonably withheld.  LOCAL AUTHORITY REQUIREMENTS  6.             The Lessee shall execute all such works which any County
or District Council or other Local or Public Authority may require to be
carried out in respect of the demised premises either by the Authority or by
the Lessee and immediately after the receipt of any notice requiring such works
to be carried  5 
   out the Lessee shall send a
copy thereof to the Authority.  7.             Without prejudice to the generality of Clause 4, the
Lessee shall:-  7-1on
receipt of any notice, order or request pursuant to provisions of the Local
Government (Planning and Development) Acts 1963 and 1976 or any Act or Acts
amending extending or replacing the same or any regulation made thereunder
forthwith notify the Authority of this fact and furnish to the Authority a copy
of any such notice, Order or Request;  7-2indemnify
the Authority from and against all actions, claims, suits, demands, penalties
or fines for or in respect of any failure to satisfactorily and completely
comply with the requirements of such notice, order or request.  REPAIRS  8.             The Lessee will at all times well and sufficiently
repair maintain, cleanse and keep the entire of the demised premises in good
and substantial repair, condition and state of exterior decoration. The
Lessees obligations under this Clause shall include all fences, drains, sewers
or other conveniences and appurtenances belonging to the demised premises. The
Lessee shall keep and maintain the lands of the demised premises not covered by
buildings in a neat and tidy condition in a manner satisfactory to the
Authority.  MAINTENANCE OF SERVICES  9.             During the term of this Lease or until they are taken in
charge by the Local Authority (whichever is the lesser period) the Authority
shall construct and maintain in good order, repair and condition the roads and
footpaths coloured yellow on  6 
   the map annexed hereto and
shall maintain the sewers, drains and watermains (outside the perimeter of the
demised premises) which serve the demised premises unless and until the same
have been taken in charge by the Local Authority.  USE OF PREMISES  10.           The Lessee shall use the demised premises only for
manufacturing and ancillary purposes.  11.           The Lessee shall not discharge or permit to be discharged
into the sewer serving the demised premises any liquid matter or thing which is
or may be liable to set or congeal at average sewer temperature or is capable
of giving off any inflammable or explosive gas or any acid, alkali or other
substance in sufficient concentration to cause corrosion to sewer pipes
penstocks, gratings and sewer fittings.  12.           The Lessee shall not discharge or permit to be discharged
any effluent into the surface water drainage system.  13.           The Lessee shall not do or permit to be done any act or
thing which might be or grow to be a nuisance or to the annoyance, damage or
inconvenience of the neighborhood or the property adjoining or near to the
demised premises or of the owners or occupiers of any such property.  INSURANCE  14.           The Lessee shall keep all buildings on the demised
premises insured against loss or damage by fire, storm, tempest, flood, explosion,
aircraft or other aerial devices or articles dropped therefrom. The insurance
shall be for the sum of money sufficient to cover the full cost of reinstating
the buildings on the demised premises including architects fees in the event
of total destruction thereof and the Authority shall  7 
   be noted therein as an
interested party but this clause shall not restrict payment by the insurer to
the Lessee in due course following the making of a claim.  15.           If the premises or any part thereof shall at any time
during the term be destroyed or damaged by any of the risks mentioned in Clause
14, the Lessee shall apply all monies received in respect of such insurance
with all reasonable speed in the building, repairing and otherwise reinstating
the premises according to the original plan or elevation thereof or as
otherwise agreed with the Authority. Any deficiency in such monies shall be
provided by the Lessee out of its own funds.  16.           The Lessee shall not carry on any business on the demised
premises or store any material thereon which might render any such insurance
void or voidable.  17.           The Lessee shall not do or permit to be done upon the
premises anything which may render the Authority or the owner of adjoining
premises liable to pay an increased or penal premium in respect of any
insurance policies by the Authority or the owners of adjoining premises or
which might render such insurance policies void or voidable or in any way
prejudice the right of or increase the responsibility of the Authority or the
owners of adjoining premises under any such insurance policies.  TERMINATION  18.           Notwithstanding anything hereinbefore contained it is
expressly agreed by the Lessee and declared that if the Rent herein reserved or
any part thereof shall at any time be in arrears and unpaid for 21 days after
it shall become due (whether the same shall have been lawfully demanded or not)
or shall be guilty of any breach of the conditions of this Lease  8 
   and fail to make good any such
breach within reasonable time it shall be lawful for the Authority to enter
upon the demised premises or any part thereof in the name of the whole and
peaceably to hold and enjoy the demised premises thenceforth as if these
presents had not been made without prejudice however to any claim of the
Authority against the Lessee arising out of any antecedent breach of any
condition of this Lease.  THIRD SCHEDULE  1.             The yearly rent payable by the Lessee shall be subject
to adjustment at the end of the first period of 5 years and at the end of the
second period of 5 years of the term of this Lease in the manner hereinafter
provided and after the first adjustment the Tenant shall pay the amount of the
Rent as so adjusted in respect of the next following 5 year period of the said
term and thereafter the yearly rent so adjusted for the residue of the said
term PROVIDED THAT the yearly minimum rent payable by the Tenant throughout the
said term shall be IR£14 per annum and no adjustment made under the provisions
of this Schedule shall take effect so as to reduce the said Rent below the said
figure.  2.             Subject to the provisions of this Schedule, the said
adjustment at the end of each of the said periods of 5 years hereinbefore
mentioned shall be calculated by reference to the change in the cost of living
as indicated by the Consumer Price Index (hereinafter referred to as the
Index) issued by the authority of the Central Statistics Office of the Republic
of Ireland and at present officially published in the Irish Statistical
Bulletin and shall be made by increasing the yearly rent payable at the end of
the said periods of 5 years in  9 
   proportion to the rise or fall
in the respective Index Figures current on the 1st day of each of the said
periods of 5 years compared with the Index figures current on the last day of
each of the said periods.  3.             For the purpose of this paragraph, the Index figure
current on the date aforementioned shall be that published on either of the
said dates in the Irish Statistical Bulletin or other official publication, or
if not published on either of the said days, then last published in the said
Bulletin or publication immediately before either of them.  4.             If during the said periods of 5 years, the basis of the
Index shall be changed by substituting a new basic or starting Index figure or
otherwise the adjustment of the rent to be paid for the period following the
expiration of the said periods of 5 years shall in default of agreement between
the parties be determined by a Professional Valuer to be nominated by the
President for the time being of the Irish Auctioneers & Valuers Institute
and his determination shall be that of an Expert and not of an Arbitrator and
shall be binding upon the parties and in making his determination the said
person shall have regard to any official publication relating to the change in
the cost of living during the said period issued by the authority of the
Government of the Republic of Ireland or by any responsible organisation.  PROVIDED THAT the adjustment in
the rent to be made at the end of the said periods of 5 years during which the
basis of any new or revised Index remains unchanged shall continue to be made
in accordance with the provisions of Paragraphs 1 and 2 hereof and FURTHER
PROVIDED that notwithstanding anything  10 
   hereinbefore provided the
amount of any adjustment in Rent shall not exceed 10% of the Rent payable
immediately prior to such adjustment.  QUIET ENJOYMENT  5.             On the Lessee paying the Rent hereby reserved and
performing and observing the conditions and agreements of this Lease, the
Lessee shall and may peaceably hold and enjoy the demised premises during the
term of the Lease without interruption by the Authority or any person lawfully
claiming under or in trust for it.  The Authority hereby assets to
the registration of this Lease and the rights hereby granted as a burden on
Folio 6078F of the Register County Wicklow and consents to the use of the Land
Certificate of the said Folio for the purposes of such registration.  IT IS HEREBY
CERTIFIED by the Lessee that it is the person becoming
entitled to the entire beneficial interest in the interest hereby created and
that all necessary consents under Sections 12 and 45 of the Land Act 1965 have
been obtained and that all conditions attached thereto have been complied with.  11 
   IN WITNESS whereof the above
named parties have hereunto set their hands and affixed their Seals this day
and year first herein written.     PRESENT when the Seal of the INDUSTRIAL DEVELOPMENT
AUTHORITY was affixed hereto:-  Member/Authorised
  Officer  Member/Authorised
  Officer  PRESENT when the Seal of MCGHAN LIMITED was affixed hereto:-  /s/ Donald
  K. McGhanDIRECTOR/CHAIRMAN  12 
   Dated
  the        day of         19INDUSTRIAL
  DEVELOPMENT AUTHORITYOne PartwithMCGHAN
  LIMITEDOther PartOPTION AGREEMENTINDUSTRIAL
  DEVELOPMENT AUTHORITYWilton Park
  HouseWilton PlaceDUBLIN 2  5