Document:

[OROURKE REID LOGO]                     CHANNOR LIMITED

                                                                     First part

                                        BLANCHARDSTOWN CORPORATE
                                        PARK

                                                                    Second Part

                                        WORLDPORT IRELAND LIMITED

                                                                     Third part

                                        WORLDPORT COMMUNICATIONS
                                        INC

                                                                    Fourth part

                                                 25 Year Lease

                                                 O'Rourke Reid,
                                                 Law Firm,
                                                 Pepper Canister House,
                                                 Mount Street Crescent,
                                                 Dublin 2

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                             DATED THE DAY OF 2000.

                                 CHANNOR LIMITED

                                                                       ONE PART

                BLANCHARDSTOWN CORPORATE PARK MANAGEMENT LIMITED

                                                                    SECOND PART

                            WORLDPORT IRELAND LIMITED

                                                                     THIRD PART

                          WORLDPORT COMMUNICATIONS INC

                                                                    FOURTH PART

                                  25 YEAR LEASE
                                  -------------

                                  O'ROURKE REID
                             PEPPER CANISTER HOUSE,
                             MOUNT STREET CRESCENT,
                                    DUBLIN 2.

                                       1

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THIS INDENTURE made the      day of                     Two Thousand
--------------

BETWEEN

1.1.1    CHANNOR LIMITED whose registered office is at 45 Northumberland Road,
         Dublin 4 (hereinafter called "the Landlord" which expression shall
         where the context so admits or requires include its successors and
         assigns) of the One Part.

1.1.2    BLANCHARDSTOWN CORPORATE PARK MANAGEMENT LIMITED having its registered
         office at 63 Lower Baggot Street, Dublin 2 (hereinafter called "the
         Management Company") which expression shall where the context so admits
         or requires include its successors and assigns) of the Second Part.

1.1.3    WORLDPORT IRELAND LIMITED having its registered office at 11/12
         Warrington Place, Dublin 2 (hereinafter called "the Tenant" which
         expression shall where the context so admits or requires include its
         successors and permitted assigns) of the Third Part.

1.1.4    WORLDPORT COMMUNICATIONS INC having its registered office at ,
         (hereinafter called "the Guarantor" which expression shall where the
         context so admits or requires include its successors and permitted
         assigns)

WITNESSETH
----------

2        DEFINITIONS
         -----------

         In this Lease unless the context otherwise requires the following
         expressions have the meaning assigned to them respectively that is to
         say:-

2.1      "COMMENCEMENT DATE" means 3rd August 2000

2.2      "THE PARK" means ALL THAT the hereditaments and premises known as
         Blanchardstown Distribution Park Blanchardstown Dublin 15 the present
         boundaries of which are shown edged blue on Plan "A" annexed hereto and
         which expression shall include all additions and extensions to the said
         lands which are from time to time declared by the Landlord at his
         discretion to form part of the Park for the purpose of this Lease and
         which shall exclude those parts thereof which are from time to time
         declared by the Landlord at his discretion not to form part of the Park
         for the purposes of this Lease.

2.3      "TERM" means twenty five years from the 3rd day of August 2000.

2.4      "WORDS" importing the masculine gender only include the feminine gender
         words importing the singular number only include the plural number and
         vice versa.

2.5      "THE BASIC RENT" means IR(pound)494,586 per annum calculated on the
         gross square footage of the premises being constructed on the Demised
         Premises or such rent as shall be payable in consequence of the rent
         review in pursuance of the Third Schedule hereto.

                                       2

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2.6      "THE BASE RATE" means the three (3) month Dublin Inter Bank Offered
         Rate (DIBOR) or its equivalent three (3) month European Inter Bank
         Offered Rate (EURIBOR) as quoted by Allied Irish Bank Plc on the
         Commencement Date

2.7      "COMMON AREAS" means those parts of the Park not for the time being let
         or sold or intended to be let or sold and the said expression The
         Common Areas shall include but without prejudice to the generality of
         the foregoing all roads, bridges, pedestrian ways, water courses,
         lakes, reservoirs, fountains, landscaped areas, recreational areas, and
         other Common Areas on the Park together with all buildings and other
         structures erected thereon together with all buildings and other
         structures which are from time to time during the Term designated and
         allocated for the time being and from time to time by the the Landlord
         and/or the Management Company for the common use and benefit of such
         persons and for the purpose of the passage of such goods and vehicles
         as the Landlord and/or the Management Company may designate for the
         time being and from time to time PROVIDED ALWAYS that if the Park shall
         in any way be altered by extension or addition or otherwise then the
         definition of "the Common Areas" shall as and where necessary be
         modified accordingly.

2.8      "THE DEMISED PREMISES" means the premises demised and referred to more
         particularly in the First Schedule hereto and includes the rights
         granted by this Lease.

2.9      "EXTERNAL DECORATING YEARS" the year ending the 3rd day of August 2005
         and thereafter every fifth year.

2.10     "INTERNAL DECORATING YEARS" the year ending the 3rd day of August 2003
         and thereafter every third year.

2.11     "THE MANAGEMENT COMPANY AGREEMENT" means the Agreement entered into
         between the Landlord and the Management Company, dated the 20th of
         November, 1998.

2.12     "UTILITIES" mean water, water tanks, soils and waste of all kinds, gas,
         electricity, telephone and other communication systems, telegraphic,
         fire fighting and fire prevention systems and equipment refuse,
         disposal systems and other services.

2.13     "THE CONDUITS" mean gutters, gullies, pipes, drains, sewers,
         watercourses, channels, trunks, ducts, flues, wires, cables and other
         conducting media.

2.14     "TOWN PLANNING ACTS" shall be deemed to include the Local Government
         Planning and Development Act 1963 and any Act or Acts for the time
         being in force amending extending or replacing the same and any Orders
         Regulations or Directions issued under or by virtue of the said Acts of
         the Oireachtas for the time being in force amending or replacing same.
         Reference to any other Acts of the Oireachtas shall where necessary or
         appropriate be deemed to include any Act amending, extending or
         replacing the same and any Orders or regulations made thereunder or
         under any such amending extending or replacing Acts.

                                       3

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2.15     "INSURED RISKS" means all or any loss or damage or prospective loss or
         damage by fire, flooding, water, storm, tempest, lightning, explosion,
         earthquake, weather conditions, impact of aircraft and articles dropped
         therefrom civil commotion, riot, affray, civil disturbance, war,
         revolution, subsidence and acts of terrorism and such further risks,
         perils to or in connection with the Demised Premises and the fixtures
         and fittings thereof and any such fees, expenses, charges and monies of
         and incidental to the rebuilding, reinstatement or loss (whether total
         or otherwise) of the Demised Premises or any part thereof as the
         Landlord may from time to time reasonably deem it desirable to insure
         against including but not by way of exception

         2.15.1   Loss of three years rent from time to time payable out of the
                  Demised Premises.

         2.15.2   All expenditure or anticipated expenditure in demolition and
                  clearance of the Demised Premises.

         2.15.3   A sum equivalent to 15% of the full replacement and
                  re-instatement value of the Demised Premises (determined in
                  the manner hereinafter provided) in respect of architects,
                  quantity surveyors, engineers, legal and other professional
                  and consultancy fees.

2.16     "REVIEW DATE" means the first day of the sixth year of the Term of
         calculated from the Commencement Date and thereafter every fifth
         anniversary of the first Review Date during the Term.

2.17     "THE COMMON AREAS SERVICE CHARGE" means the aggregate of the cost
         expenses and outgoings paid, properly and reasonably incurred or borne
         or to be paid incurred or borne (including any Value Added Tax) as set
         forth in Part II of the Fourth Schedule hereto by the Landlord until
         the transfer of the freehold reversion to the Management Company, and
         thereafter by the Management Company in discharging the obligations,
         executing the works and providing the services, amenities and
         facilities specified in Part I of the Fourth Schedule hereto or all or
         any of them pursuant to the Landlords and/or Management Company's
         covenant in that behalf contained at Clause 6 of this Lease.

2.18     GUARANTOR means the party or patties named as "Guarantor" at the
         commencement of this Lease and includes the successors in title of the
         Guarantor and, in the case of an individual, includes his personal
         representatives.

3        INTERPRETATION

         3.1      Where two or more persons are included in the expression "the
                  Landlord", "the Tenant", or "the Guarantor", such expressions
                  include all or either or any of such persons and the covenants
                  which are expressed to be made by the Landlord, the Tenant or
                  the Guarantor shall be deemed to be made by or with such
                  persons jointly and severally.

                                       4

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4        DEMISE

         L. IN consideration of the rent covenants and conditions hereinafter
         reserved and contained and on the part of the Tenant to be performed
         and observed the Landlord hereby demises unto the Tenant the Demised
         Premises TOGETHER WITH the rights specified in the First Schedule
         hereto.

4.1      EXCEPTING AND RESERVING unto the Landlord and/or the Management
         Company, as the case may be the rights specified in the Second Schedule
         hereto TO HOLD the same excepting and reserving as aforesaid for the
         Term from the Commencement Date YIELDING AND PAYING therefor and there
         out during each of the first five years of the Term of the Lease the
         Basic Rent payable quarterly in advance on the 1st day of January, the
         1st day of April, the 1st day of July and the 1st day of October and
         thereafter during each and every year of the residue of the Term hereby
         granted after giving to the Tenant written notice of its intention to
         revise the rent not more than 6 months before and not later than 6
         months after the relevant Review Date (time being of the essence) such
         revised rent as may from time to time be ascertained in accordance with
         the provisions in that behalf contained in the Third Schedule hereto
         and all payments to be made to the Landlord's Bank Account at Allied
         Irish Bank, 64 Grafton Street, Dublin 2 Account Number 08894082, sort
         code 93-12-33 or such account as the Landlord may direct AND ALSO
         PAYING to the Landlord and/or the Management Company as the case may be
         the contributions hereinafter mentioned on demand, such contributions
         to be recoverable by action for rent in arrears.

         If the Tenant shall fail to pay the rent hereinbefore reserved or any
         other sum reserved or made payable hereunder within twenty one days of
         the date and in the manner herein prescribed for the payment of same
         such unpaid rent or sum shall bear interest from and including the
         thirty first day after the day or days on which the same shall become
         due to the date of actual payment at a rate which shall be the Base
         Rate plus 4% which interest shall be recoverable by and be subject to
         all the rights and remedies of the Landlord for the recovery of rent

5        TENANTS COVENANTS

         AND THE TENANT HEREBY COVENANTS with the Landlord in the manner
         following, that is to say :-

5.1      RENT

         To pay the Basic Rent or increased rent hereby reserved and made
         payable at the times and in the manner at and which the same is hereby
         reserved and made payable without deduction (save as permitted by law)

5.2      INSURANCE PREMIUM

         To pay the premium paid by the Landlord for the insurance of the
         Demised Premises in accordance with the Landlords covenants herein
         contained.

                                       5

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5.3      RATES

         To pay all rates on the Demised Premises together with all buildings
         thereon.

5.4      SERVICE CHARGE

         Yearly and so in proportion for any part of a year by way of further or
         additional rent to pay to the Landlord or the Management Company, as
         the case may be, the Common Areas Service Charge which shall be per
         centum per annum of the Common Areas Service Charge, or such other per
         centum per annum as may be substituted therefore in the event of the
         Park or any part thereof being altered, added to, extended, reduced or
         re-developed or otherwise varied. The Common Areas Service Charge and
         the Tenant's proportion thereof as provided above shall, at the
         discretion of the Landlord/Management Company, be adjusted in such
         manner as shall be just and equitable. Any dispute concerning such
         adjustment of the Tenant's proportion of the Common Areas Service
         Charge shall be resolved in accordance with Clause 9.4

5.5      REPAIR

         To repair and maintain the exterior and interior of the Demised
         Premises and every part thereof together with all drains, water, gas
         and other pipes, lights, signs, electric installations, sanitary and
         water apparatus and things within or appertaining to the Demised
         Premises in good and substantial order repair and condition and in the
         like condition to yield up the same at the expiration or sooner
         determination of the demise provided always that the Tenant shall not
         be liable for damage caused by any of the Insured Risks unless the
         relative policy or policies of insurance shall have been rendered void
         or voidable or payment of the whole or any part of the insurance monies
         in respect thereof shall have been refused in consequence of some act
         or default on the part of the Tenant or the employees, servants,
         agents, licensees or invitees of the Tenant and provided further that
         the Tenant shall not be liable to put the Demised Premises in any
         better state of repair or condition than that in which they are now to
         be found.

5.6      WASTE

         5.6.1    Not to allow to pass into the drains, mains or pipes serving
                  the Demised Premises any noxious or deleterious effluent or
                  other substance which may cause an obstruction or injury and
                  forthwith to make good such obstruction or injury.

         5.6.2    To reimburse the Landlord, and/or Management Company the cost
                  of clearing all mains or pipes stopped up by the acts or
                  neglect of the Tenant.

5.7      CLEANING

         5.7.1    At all times during the Term to keep the Demised Premises in a
                  clean and tidy condition and clear of all rubbish and to clean
                  as often as may be requisite the inside and outside of the
                  window panes and frames of the Demised Premises and all the
                  glass (if any) in the entrance doors thereto.

                                       6

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         5.7.2    In each of the External Decorating Years and in the last year
                  of the Term to redecorate the exterior of the Demised Premises
                  and in each of the Internal Decorating Years and in the last
                  year of the Term to redecorate the Interior of the Demised
                  Premises in both instances in a good and workmanlike manner
                  and with appropriate materials of good quality and to the
                  reasonable satisfaction of the Landlord. Any change in the
                  tints, colours and patterns of such decoration to be approved
                  by the Landlord, such approval not to be unreasonably withheld
                  or delayed, provided that the covenants relating to the last
                  year of the Term shall not apply where the Tenant shall have
                  performed the obligation in question less than eighteen months
                  prior to the expiry of the Term.

         5.7.3    To keep all refuse and rubbish in a container or containers of
                  a kind and in the location specified by the Landlord and/or
                  Management Company or his/its agents and if the Local
                  Authority shall not provide a service for the collection
                  thereof to arrange for collection in the manner and at times
                  and places specified by the Landlord and/or Management Company
                  or its agents for the collection of refuse and not to burn any
                  refuse or rubbish of any kind in or about the Demised
                  Premises.

5.8      STATUTORY OBLIGATIONS

         To comply with all obligations imposed under or by virtue of any Acts
         of the Oireachtas for the time being in force and so to execute or
         cause to be done and executed all such works, acts, deeds, matters and
         things as under or by virtue of any such Act or Acts or by any District
         Council, Local or Public Authority are or shall be properly executed
         upon or in respect of the Demised Premises or any part thereof whether
         by the owner Landlord, Tenant or occupier and in particular but without
         prejudice to the generality of this clause to comply with all the
         obligations imposed under or by virtue of the Office Premises Act 1958
         and the Factories Act 1955 or any enactment amending or replacing same
         and at all times to indemnify the Landlord against all proceedings,
         costs, penalties, claims demands and liability in respect thereof.

5.9      YIELD UP

         To yield up the Demised Premises unto the Landlord in such a state and
         condition as shall in all respects be consistent with a full and due
         performance by the Tenant of the covenants and conditions herein
         contained at the expiration or sooner determination of the Term
         together with all the keys thereof and all fixtures of every kind in or
         upon the Demised Premises of which during the Term may be affixed or
         fastened to or upon the same, except the Tenant's furnishings and trade
         fittings such Tenant's furnishings and trade fittings having previously
         been removed and all damage occasioned by such removal having been made
         good.

5.10     ALTERATIONS

         5.10.1   Save as provided in sub clause 5.10.4 of this clause not at
                  any time during the Term without the previous consent in
                  writing of the Landlord, such consent not to be unreasonably

                                       7

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                  withheld or delayed, (demountable partitions excepted) and
                  except in accordance with the plans and specifications
                  previously submitted to and approved by the Landlord, such
                  approval not to be unreasonably withheld OR delayed, to erect
                  any additional building upon the Demised Premises nor to make
                  or suffer to be made any alteration or addition whatsoever in
                  or to the Demised Premises or remove or injure or to suffer to
                  be removed or injured any of the principal walls, windows,
                  timbers, girders, iron or steel work ceilings, roofs, floors,
                  tiles thereof or make any alterations in the plan or elevation
                  of any of the building for the time being in or on the Demised
                  Premises either internally or externally provided always that
                  the Landlord may as a condition preceding any consent under
                  this clause require the Tenant to enter into such covenants
                  with the Landlord as the Landlord shall reasonably require in
                  regard to the execution of any alteration or addition to the
                  Demised Premises (save for any mezzanine flooring installed by
                  the Tenant) approved by the Landlord such approval not to be
                  unreasonably withheld or delayed and the re-instatement
                  thereof at the determination of the Lease or otherwise in
                  connection with any application for the Landlord's approval or
                  consent under this clause and to pay the Landlord's
                  architect's or surveyor's proper and reasonable costs relating
                  thereto, if such consent is granted.

         5.10.2   On the request in writing of the Landlord or his agent
                  forthwith to pull down and remove any building, erection,
                  alteration or addition erected, placed or made in material
                  breach of any of the foregoing covenants and if any portion of
                  the Demised Premises has been altered pulled down or removed
                  in material breach of any of the foregoing covenants upon such
                  request in writing as herein provided forthwith to amend
                  restore replace or rebuild the Demised Premises according to
                  the original plans.

         5.10.3   Not to place or affix on the front of the Demised Premises any
                  water ventilating or other pipe or apparatus and not to alter
                  cover up or change any of the architecture or architectural
                  decorations or the external colour of the buildings or to make
                  any addition temporary or otherwise to any of such buildings
                  either in height or projection without in every case obtaining
                  the prior consent in writing of the Landlord, such consent not
                  to be unreasonably withheld or delayed.

         5.10.4   Tenant's Works: The Landlord hereby consents to the carrying
                  out and completion of the Tenant's Works (being works carried
                  out by and at the expense of the Tenant as set out in the
                  Sixth Schedule) and agrees that the Tenant's Works are and
                  shall remain the property of the Tenant and shall be
                  disregarded for the purposes of reviews of rent provided for
                  in this Lease.

5.11     SIGNS AND POSTER

         Not to paint, place, attach or exhibit or suffer to be painted, placed,
         attached or exhibited on the exterior of the Demised Premises any
         inscription, bill, sign, blind, sign board, facia or advertisement or
         other item (except such as shall have been previously approved by the
         Landlord), such approval not to be unreasonably withheld or delayed.

                                       8

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5.12     UNAUTHORISED USE

         Not to hold permit or suffer to be held on the Demised Premises any
         sale by auction or public exhibition or public show or spectacle or
         political meetings or gambling and not to carry on or use or permit the
         Demised Premises to be used for any purpose which is in the reasonable
         opinion of the Landlord a noisy, noise some, offensive or dangerous
         trade manufacture business or occupation nor for any illegal or immoral
         purpose nor, to do or suffer to be done on the Demised Premises any act
         or thing whatever which in the reasonable opinion of the Landlord may
         be or tend to become a nuisance, damage or disturbance to the prejudice
         of the Landlord or to the owners or occupiers of any adjoining or
         neighbouring premises or any of them.

5.13     PERMITTED USE AND CHANGE OF USE

         Not to use or permit the Demised Premises to be used otherwise than as
         a telecommunications facility (which may incorporate co-location,web
         hosting and similar facilities) or for such other use as the Landlord
         may consent to in writing, such consent not to be unreasonably withheld
         or delayed PROVIDED NEVERTHELESS that the Landlord shall be entitled to
         withhold such consent if the Landlord considers that:

         5.13.1   The change of the user would substantially increase the rate
                  of insurance in respect of the Demised Premises unless the
                  Tenant agrees to pay the increased insurance premium, or

         5.13.2   The alternative user would not be in the interests of good
                  estate management of the Park.

         Any dispute concerning a refusal of such consent or the imposition of
         conditions to such a consent which refusal or conditions are based on
         sub-clause 5.13.1 or 5.13.2 ,both of them shall be resolved in
         accordance with Clause 9.4.

5.14     OBSERVE PROVISIONS AS TO DANGEROUS MATERIALS

         Not to do or omit or suffer to be done or omitted any act matter or
         thing on the Demised Premises or to use the same in any way or bring in
         or store or permit to be placed on the Demised Premises any goods of an
         inflammable, combustible or dangerous nature which may render the
         Landlord liable to pay in respect of the Demised Premises and/or the
         Management Company in respect of the Park or any part thereof more than
         the present rate of premium for insurance effected by the Landlord
         under the Landlord's covenants in clause 6 hereof unless the Tenant
         elects to pay such insurance premium or which may make void or voidable
         any policy for such insurance and (without prejudice to the Landlord's
         right of action in respect of breach of the covenants of this Lease) to
         repay to the Landlord on demand all sums incurred by it by way of
         increased premium and all expenses suffered in consequence of a breach
         of the provisions contained in this subclause.

                                       9

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5.15     TO GIVE NOTICE OF DAMAGE BY INSURED RISKS

         In the event of the Demised Premises or any part thereof being
         destroyed or damaged by any of the Insured Risks to give notice thereof
         to the Landlord as soon as the destruction or damage shall come to the
         notice of the Tenant.

5.16     NOTICE

         To permit the Landlord or his agents, on giving forty eight hours prior
         notice in writing (except in the case of an emergency) to enter at all
         reasonable times and at a time agreed and accompanied (if required by
         the Tenant) by a representative of the Tenant between the parties
         hereto for the purpose of inspecting the condition of the Demised
         Premises and at the Tenant's expense make good all defects or want of
         reparation therein found for which the Tenant is responsible pursuant
         to the foregoing provisions within such time as the Landlord may
         reasonably require in the light of the extent, scale and urgency of the
         works required after notice thereof shall be given or left upon the
         Demised Premises and if the Tenant shall make default in carrying out
         said repairs within the time aforesaid it shall be lawful for the
         Landlord to enter upon the Demised Premises and to repair or remedy the
         same at the expense of the Tenant in accordance with the covenants and
         provisions of this Lease and the reasonble and proper expense of such
         repairs or remedial works shall be repaid by the Tenant to the Landlord
         on demand.

5.17     PLANNING ACTS

         In relation to the Planning Acts (by which expression it is intended
         herein to designate the Local Government (Planning and Development)
         Acts 1963 to 1995, hereinafter referred to as "the Planning Acts") and
         any statutory modification or re-enactment thereof for the time being
         in force and any Regulations or Orders made or having effect
         thereunder):-

         5.17.1   Not to do or permit or suffer to be done or omitted anything
                  on or in connection with the Demised Premises, the doing or
                  omission of which shall be a contravention of the Planning
                  Acts or of any notices, orders, licenses, consents,
                  permissions or conditions (if any) served, made, granted or
                  imposed thereunder or under any enactment repealed thereby and
                  to indemnify the Landlord against all actions, proceedings,
                  damages, penalties, costs, charges, claims and demands in
                  respect of such acts and omissions or any of them and against
                  the costs of any applications for Planning Permission and the
                  works and things done in pursuance thereof.

         5.17.2   In the event of the Landlord giving written consent to any of
                  the matters in respect of which the Landlord's consent shall
                  be required under this Agreement or otherwise in the event of
                  permissions from the Planning Authority under the Planning
                  Acts being necessary for the said erection, addition,
                  alteration of user thereof to apply at the cost of the Tenant
                  to the Planning Authorities for all consents and permissions
                  which may be required in connection therewith and to give
                  notice to the Landlord of the granting of such consents and
                  permissions forthwith on receipt thereof PROVIDED ALWAYS that

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                  no application for permission or for consent for change of
                  user shall be made without the prior written consent of the
                  Landlord, such consent not to be unreasonably withheld or
                  delayed.

         5.17.3   In the event of the said Planning Authority agreeing to grant
                  the desired Planning Permission with modifications or subject
                  to conditions to give the Landlord forthwith full particulars
                  of such modifications or such conditions AND if such
                  modifications or such conditions shall in the reasonable
                  opinion of the Landlord be undesirable on the grounds that
                  they adversely affect the Landlord's reversion in the Demised
                  Premises then unless it shall be decided otherwise or on
                  arbitration as hereinafter provided the Tenant shall not
                  proceed with the works or change of user to which the
                  application related.

         5.17.4   To give notice forthwith to the Landlord of any notice order
                  or proposal for notice or order served on the Tenant under the
                  Planning Acts and if so required by the Landlord to make or
                  join in making such reasonable objections or representations
                  in respect of any proposal as the Landlord may require.

         5.17.5   To comply at its own cost with any notice or order served on
                  the Tenant under the provisions of the Planning Acts in
                  relation to the Demised Premises.

         5.17.6   If and when called upon to do so, to produce to the Landlord
                  or his surveyor all such plans, documents and other evidence
                  as the Landlord may reasonably require in order to satisfy
                  himself that the provisions of this sub clause have been
                  complied with in all respects.

         5.18     NUISANCE

                  Not to use the Demised Premises or permit same to be used in
                  such a way as to become a danger, nuisance or annoyance or
                  cause damage to the Landlord, its Tenants or occupiers of
                  adjoining or neighbouring premises.

                  5.18.1   Not to use or permit or suffer to be used any part of
                           the Demised Premises as a residence nor as a sleeping
                           place for any person.

                  5.18.2   Not to keep or allow to remain in or upon the Demised
                           Premises any animal.

5.19     NOT TO OVERLOAD THE FLOOR AREAS

         Not to install upon the Demised Premises any machinery or safe or other
         heavy object which could in the reasonable opinion of the Landlord
         place an unfair strain or unfair load on the floors thereof or
         otherwise overload the said floors in excess of 50 kn/square metres.

                                       11

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5.20     TO TAKE FIRE PRECAUTIONS

         Not to obstruct the fire hydrant connections, fire hoses, fire exits
         and approaches of the Demised Premises.

5.21     RELETTING BOARDS

         To allow the Landlord to display re-letting notices on the Demised
         Premises nine months before the expiration of the Lease or sooner
         determination and to permit prospective tenants (unless the Tenant has
         expressed its intention to exercise it's statutory rights to renew this
         Lease) or prospective purchasers to view the Demised Premises by
         previous appointment at all reasonable hours during the daytime without
         interruption PROVIDED THAT the security requirements of the Tenant are
         complied with and that the Tenant's use and enjoyment of the Demised
         Premises are not materially interfered with.

5.22     ALIENATION

         5.22.1   Not to assign, underlet, sub-let or part with the possession
                  of the whole or part of the Demised Premises without the
                  previous written consent of the Landlord, which shall not be
                  unreasonably withheld or delayed, provided that in the case of
                  assignment to a limited liability company, and where the
                  Landlord is reasonably of the opinion that the said Company is
                  not of sufficient financial substance to pay the rent reserved
                  by this Lease and perform and comply with the covenants and
                  conditions in this Lease, the Landlord shall be entitled to
                  require an acceptable guarantor to enter into a direct
                  covenant with it to perform and observe the covenants and
                  conditions of this Lease and within fourteen days of every
                  such assignment or underletting or parting with possession to
                  furnish the Landlord with a true copy of the appropriate deed
                  and to pay the Landlord's Solicitors their reasonable costs in
                  connection with the consent and the approval of such deed and
                  PROVIDED FURTHER that the Tenant shall not be entitled to make
                  more than four sublettings of the Demised Premises at any one
                  time.

         5.22.2   The Tenant shall prior to any such assignment apply to the
                  Landlord and give all reasonable information concerning the
                  proposed transaction and concerning the proposed assignee or
                  under Tenant as the Landlord may require.

         5.22.3   To pay all reasonable legal costs and surveyors fees incurred
                  by the Landlord attendant upon or incidental to every
                  application made by the Tenant for a consent, approval or
                  licence hereinbefore required or made necessary if granted or
                  proffered subject to any lawful qualifications or conditions
                  or whether the application be withdrawn.

         5.22.4   The Landlord's consent to any such assignment shall be given
                  in writing and the Tenant shall pay the reasonable costs in
                  connection with such consent.

         5.22.5   In the case of an under lease same shall be at the then
                  current market rent without any deduction whatsoever and
                  without a fine or premium and the undertenant shall if
                  required by the Landlord enter into a direct covenant with the
                  Landlord to perform and observe all the covenants (other than

                                       12

<PAGE>

                  that for payment of the rent hereby reserved) and conditions
                  herein contained and every such underlease shall also be
                  subject to the following conditions that is to say, it shall
                  contain:-

         5.22.6   an unqualified covenant on the part of the undertenant not to
                  underlease or part with or share the possession of the whole
                  or the part of the Demised Premises thereby demised.

         5.22.7   a covenant on the part of the undertenant not to assign the
                  Demised Premises thereby demised without obtaining the
                  previous consent in writing of the Superior Landlords under
                  the Landlord's lease (if any) and of the Landlord.

         5.22.8   covenants and conditions in such similar terms as
                  circumstances admit to those contained in this Lease save such
                  alterations as may be appropriate in the case of any sub-lease
                  not exceeding four years and ninE months which may be
                  permitted by the Landlord under the provisions of this Lease.

         5.22.9   PROVIDED ALWAYS that notwithstanding provisions of this Clause
                  5.22, the Tenant shall be entitled without obtaining the prior
                  written approval of the Landlord to assign this Lease or to
                  sublease the Demised Premises to any other Group Company or to
                  permit such a Group Company only as long as such company
                  remains a Group Company to share occupation of that whole or
                  any part of the Demised Premises on condition that:-

                           (a)      the Tenant gives the Landlord immediate
                                    notice in writing of the name of the Group
                                    Company, its relationship to the Tenant and,
                                    in the case of a sublease or sharing of
                                    possession, the area occupied, the date of
                                    occupation and the date of vacation; and

                           (b)      in the case of a sublease or sharing of
                                    possession, the Tenant procures (and
                                    covenants to this effect) that the Group
                                    Company shall vacate the Demised Premises
                                    immediately upon the termination of the term
                                    or the date on which such company ceases to
                                    be a Group Company;

                           (c)      the Guarantee of the Guarantor shall remain
                                    in full force and effect and the Guarantor
                                    shall not be released from its obligations
                                    under clause 8 by virtue of the exercise by
                                    the Tenant of its rights to assign or sublet
                                    to or share possession with Group Companies.

                           "Group Company", means any body corporate which is
                           holding or subsiduary company of the Tenant. For the
                           purposes of this definition, the expressions "holding
                           company" and "subsidiary" shall have the same
                           meanings respectively as they have in Section 155 of
                           the Companies Act, 1963.

         5.22.10           The Tenant shall be permitted, in relation to its
                           permitted user of the Demised Premises, to enter into
                           co-location agreements with its customers in order to

                                       13

<PAGE>

                           licence such customers to use areas within the
                           Demised Premises for the installation of certain
                           equipment and the provision of services to such
                           customers without the requirement for obtaining
                           Landlord's use therein contained PROVIDED HOWEVER AND
                           THE TENANT HEREBY COVENANTS WITH THE LANDLORD that no
                           relationship of landlord and tenant shall be created
                           with any party arising from the implementation of the
                           provisions of this Clause and the Tenant HEREBY
                           INDEMNIFIES the Landlord against any such rights
                           accruing to any party under this Clause. The
                           provisions of this Clause shall be personal to the
                           Tenant and to Group Companies and shall not be
                           assignable save to Group Companies in accordance with
                           an assignment peritted under clause 5.22.9.

5.22.11                    "Subject to the Landlord's consent (such consent not
                           to be unreasonably withheld or delayed) the Tenant
                           may assign the Lease to an entity which is acquiring
                           all or substanially all the business assests of the
                           Tenant"

5.23     LANDLORDS COSTS

         5.23.1   To pay to the Landlord all reasonable costs, charges and
                  expenses (including legal costs and fees payable to a
                  surveyor) which may be incurred by the Landlord in or in
                  contemplation of any proceedings under Section 14 of the
                  Conveyancing and Law of Property Act 1881 or any section or
                  sections of any amending or substituted Act.

         5.23.2   To pay to the Landlord all reasonable costs, charges and
                  expenses (including legal costs and fees payable to a
                  surveyor) which may be incurred by the Landlord in connection
                  with and incidental to the service of all notices and
                  schedules relating to want of repair to the Demised Premises
                  and whether served during or after the expiration or sooner
                  determination of the Term hereby granted (but relating in all
                  cases to such wants of repair that accrued not later than the
                  expiration or sooner determination as aforesaid).

5.24     PAY STAMP DUTY / VALUE ADDED TAX

         To pay the Stamp Duty on this Lease and the counterpart thereof and
         registration fees (if any) to pay and discharge all Value Added Tax
         payable (if any) in respect of the granting of this Lease or any such
         Lease or Leases granted hereunder or upon any rent or other sums
         payable hereunder, or the Tenant may elect to adopt the Value Added Tax
         Form 4A procedure in relation to Value Added Tax payable (if any) in
         respect of the granting of this Lease.

5.25     INDEMNIFY LANDLORD

         5.25.1   To indemnify and keep indemnified the Landlord from any
                  liability in respect of any injury to or death of any person,
                  damage to any property moveable or immoveable by reason of or
                  arising directly or indirectly out of the repair, state of
                  repair or condition of the Demised Premises or any alterations
                  to or the user hereinbefore permitted of the Demised Premises

                                       14

<PAGE>

                  and from all proceedings, costs, claims and demands of
                  whatsoever nature in respect of any such liability.

         5.25.2   Fully and effectually to indemnify the Landlord against any
                  reasonably forseeable breach, non performance or non
                  observance by the Tenant of any of the covenants actions,
                  proceedings, costs, damages, expenses, claims and demands
                  whatsoever or howsoever arising in respect of or as a
                  consequence (whether direct or indirect) and conditions on the
                  Tenants part herein contained or of the provisions or
                  stipulations herein contained and intended to be performed and
                  observed by the Tenant PROVIDED THAT the Landlord shall have
                  taken all reasonable steps to mitigate its loss of any such
                  breach, non performance or non observance as aforesaid.

         5.25.3   To pay to the Landlord all reasonable costs, charges and
                  expenses which may be incurred by the Landlord in abating a
                  nuisance on or arising from the Demised Premises and executing
                  all such works as may be necessary for abating such a nuisance
                  in obedience to a notice served by a Local or Public
                  Authority.

5.26     EASEMENTS

         Save as permitted by clause 5.10.4 not to obstruct or suffer to be
         obstructed any of the windows, lights or ventilators belonging to the
         Demised Premises or to permit any new window, light, ventilator
         passage, drainage or other encroachment or easement to be made into
         against or over the Demised Premises or any part thereof and in case
         any encroachment or easement whatsoever shall be attempted to be made
         or acquired by any person or persons whomsoever to give notice thereof
         in writing to the Landlord immediately, the same shall come to the
         notice of the Tenant and at the cost of the Tenant to do all such
         things as may be proper for preventing any new encroachment or easement
         being made or acquired.

5.27     INSURANCE

         In the event of the Demised Premises or any part thereof being
         destroyed or damaged by any of the Insured Risks and the insurance
         money under any insurance against the same effected or procured to be
         effected thereon by the Landlord being wholly or partly irrecoverable
         by reason solely or in part of any act or default of the Tenant then
         and in every such case the Tenant will forthwith (in addition to the
         said rent) pay to the Landlord the whole or (as the case require) a
         fair proportion of the cost (including professional and other fees) of
         completely rebuilding and reinstating the same

         5.27.1   To obtain Public Liability insurance over the Demised
                  Premises.

6        LANDLORDS COVENANTS

6.1      INSURANCE

         AND THE LANDLORD COVENANTS with the Tenant as follows:-

                                       15

<PAGE>

(a)      Subject to the necessary insurance cover being available from a
         reputable insurance company on the insurance market in the Republic of
         Ireland to effect insurance at economically competitive rates
         (procuring waiver from the Insurers of subrogation rights against the
         Tenant) all times throughout the said Term (and the Landlord shall
         notify the Tenant of any material changes in the policy) in a sum not
         less than the full reinstatement cost (to be determined from time to
         time by the Landlord) the premises and all additions and fixtures of an
         insurable nature including additions and fixtures (other than those
         which the Tenant or other tenants are entitled to remove) made by the
         Tenant or other tenants in accordance with the provisions of this Lease
         against loss or damage by the Insured Risks and to produce to the
         Tenant on demand the policy or policies of such insurance and the
         receipt for the current premiums.

         PROVIDED
         --------

(1)      that the Landlord shall procure that all monies received from the
         Tenant as insurance contributions are applied towards the payment of
         the insurance premium in respect of the premises;

(2)      that in case the Demised Premises or any part thereof shall from time
         to time be destroyed or damaged by any of the Insured Risks then
         provided insurance cover against such perils has been obtained as
         aforesaid (and subject to the previous compliance by the Tenant with
         the provisions of Clause 5.2 hereof) the Landlord shall take such steps
         as may be requisite and proper to obtain any necessary planning
         permission, fire safety certificate and other consents under any
         regulations or enactment for the time being in force to enable the
         Landlord to rebuild and reinstate same and will, as soon as such
         planning permission, fire safety certificate and other consents have
         been obtained rebuild, reinstate, replace and make good the same. The
         Landlord will at all convenient speed take such steps as may be
         requisite and proper to obtain any Planning Permission or other permits
         and consents that maybe required under the Planning Acts or other
         Statute for the time being in force to enable the Landlord to rebuild
         and reinstate the Demised Premises and will as soon as these have been
         obtained, spend and layout all the insurance monies received by the
         Landlord (except sums in respect of loss of rent) in rebuilding or
         reinstating such part or all of the Demised Premises so damaged or
         destroyed, making up any difference between the cost of rebuilding and
         reinstating and the monies received out of the Landlord's own money
         provided that the Landlord shall not be liable to rebuild or reinstate
         any part of the Demised Premises in respect of which the Landlord is
         unable (having used all reasonable endeavours) to obtain all Planning
         Permission, permits and consents necessary to execute such rebuilding
         and reinstating then the Landlord shall be entitled to retain all the
         insurance monies received by the Landlord.

(b)      If after the commencement of the said Term the Demised Premises or any
         part thereof shall be destroyed or damaged by any of the insured perils
         so as to be unfit for occupation or use by the Tenant for the purpose
         of its business at the Demised Premises and the policy or policies of
         insurance effected by the Landlord shall not have been vitiated or
         payment of the policy monies refused in whole or in part in consequence
         of any act or default of the Tenant the rent hereby reserved or a fair
         proportion thereof according to the nature and extent of the damage

                                       16

<PAGE>

         sustained shall be suspended until the Demised Premises shall have
         again been rendered fit for occupation or use by the Tenant.

         PROVIDED THAT if any question shall arise whether the Demised Premises
         or any part thereof shall have been destroyed or damaged by or by
         reason of fire or any other insured risk so as to interfere with the
         beneficial occupation thereof within the aforesaid proviso or what
         proportion of rent ought to be allowed to the Tenant on account thereof
         such question shall be referred to some practising Chartered Surveyor
         to be agreed by the Landlord and Tenant or in default of agreement to
         be nominated by the Chairman or acting Chairman for the time being of
         the Society of Chartered Surveyors of Ireland and the decision of such
         Chartered Surveyor shall be final and conclusive and in so deciding
         such Chartered Surveyor shall be deemed to be acting as an arbitrator
         not as an expert and accordingly the laws relating to arbitration shall
         apply and all fees and expenses of such Chartered Surveyor shall be
         borne by the Tenant.

         AND FURTHER PROVIDED THAT if the Demised Premises or any part thereof
         is not reinstated after three (3) years following its destruction the
         Tenant will then be entitled to terminate this Lease by serving on the
         Landlord written notice of its intention so to do whereupon the Lease
         shall be at an end have no further force or effect but without
         prejudice to any claim of either party arising from the antecedent
         breach by the other for the covenants on its part or the conditions in
         this Lease contained

(c)      That the Tenant paying the rent or increased rent for the Demised
         Premises and the contribution to the insurance premium and service
         charge and observing and performing the several covenants and
         stipulations herein on its part contained shall and may peaceably hold
         and enjoy the Demised Premises without any interruption by the Landlord
         or any person rightly claiming under or in trust for the Landlord.

6.2      LANDLORDS CONSENT
         -----------------

         Where this Lease states that on an application for consent or approval
         by the Tenant, the Landlord shall not withhold such consent or approval
         unreasonably the Landlord covenants with the Tenant that it will not
         unreasonably withhold or delay its consent to or seek to impose
         unreasonbale conditions on the matter or matters that are the subject
         of the Tenants application.

7        LANDLORDS AND/OR MANAGEMENT COMPANY'S COVENANTS
         -----------------------------------------------

                  Subject to the Tenant complying with clause 5.4 hereof, the
                  Management Company and the Landlord (until the transfer of the
                  freehold reversion in the Common Areas to the Management
                  Company) MANAGEMENT COMPANY (pursuant to the Management
                  Company Agreement and at the time when the freehold reversion
                  in the Common Areas has been transferred to the Management
                  Company) HEREBY COVENANTS with the Tenant as follows:-

         (i)      at all times to provide and ensure the provision of high
                  quality:-

                                       17

<PAGE>

                  (a)      security within the Park (including survellance,
                           cameras and access control)

                  (b)      landscaping of all common areas.

                  (c)      maintenance of roads, footpaths, sheet lighting,
                           conduits and utilities within the Park.

         (ii)     Without prejudice to Clause 7 (i) to provide the services as
                  set out in Part I of the Fourth Schedule in an efficient and
                  cost effective manner and in accordance with the principles of
                  good estate management.

8        GUARANTOR'S COVENANTS

         The Guarantor HEREBY COVENANTS with the Landlord, as a primary
         obligation, as follows:-

         8.1      COVENANT AND INDEMNITY
                  ----------------------

                  That the Tenant or the Guarantor shall at all times during the
                  Term (including any continuation or renewal of this Lease)
                  duly perform and observe all the covenants on the part of the
                  Tenant contained in the Lease, including payment of the rents
                  and all other sums payable under this Lease in the manner and
                  at the times herein specified and all sums which may be due to
                  the Landlord for the mesne rates or as payment for the use and
                  occupation of the Demised Premises.

         8.2      WAIVER
                  ------

                  That the Guarantor hereby waives any right to require the
                  Landlord to proceed against the Tenant or to pursue any other
                  remedy whatsoever which may be available to the Landlord
                  before proceeding against the Guarantor.

         8.3      POSTPONEMENT OF CLAIMS
                  ----------------------

                  That the Guarantor will not claim in any liquidation
                  bankruptcy, composition or arrangement of the Tenant in
                  completion with the Landlord and will remit to the Landlord
                  the proceeds of all judgements and all distributions it may
                  receive from any liquidator of Official Assignee of the Tenant
                  and will hold for the benefit of the Landlord all security and
                  rights the Guarantor may have over assets of the Tenant whilst
                  any liabilities of the Tenant or the Guarantor to the Landlord
                  remain outstanding.

         8.4      POSTPONEMENT OF PARTICIPATION
                  -----------------------------

                  That the Guarantor is entitled to participate in any security
                  held by the Landlord in respect of the Tenant's obligations to
                  the Landlord under this Lease or to stand in the place of the
                  Landlord in respect of any such security until all obligations

                                       18

<PAGE>

                  of the Tenant or the Guarantor to the Landlord under this
                  Lease have been performed or discharged.

         8.5      RELEASE
                  -------

                  That none of the following, or any combination thereof,
                  releases, determines, discharges or in any way lessens or
                  affects the liability of the Guarantor as principal debtor
                  under this Lease or otherwise prejudices or affects the right
                  of the Landlord to recover from the Guarantor to the full
                  extent of this guarantee:-

                  8.5.1    any neglect, delay or forbearance of the Landlord in
                           endeavouring to obtain payment of any part of the
                           rents or the other amounts required to be paid by the
                           tenant or in enforcing the performance or observance
                           of any of the obligations of the Tenant under this
                           Lease;

                  8.5.2    any refusal by the Landlord to accept rent tendered
                           by or on behalf of the Tenant at a time when the
                           Landlord was entitled (or would after the service of
                           a notice under Section 14 of the 1881 Act have been
                           entitled) to re-enter the Demised Premises;

                  8.5.3    any extension of time given by the Landlord to the
                           Tenant;

                  8.5.4    any variation of the terms of this Lease (including
                           any reviews of the rent payable under this Lease) or
                           the transfer of the Landlord's reversion

                  8.5.5    any change of the constitution, structure or powers
                           of either the Tenant, the Guarantor or the Landlord
                           or the liquidation or bankruptcy (as the case may be)
                           or either the Tenant or the Guarantor;

                  8.5.6    any legal limitation, or any immunity, disability or
                           incapacity of the Tenant (whether or not known to the
                           Landlord) or the fact that any dealings with the
                           Landlord by the Tenant may be outside or in excess of
                           the powers of the Tenant;

                  8.5.7    any other act, omission, matter or thing whatsoever
                           whereby, but for this provision, the Guarantor would
                           be exonerated wither wholly or in part (other than a
                           release under seal given by the Landlord and other as
                           provided for at clause 8.10.

                  8.5.8    Disclaimer or Forfeiture

                           That if a liquidator or Official Assignee shall
                           disclaim or surrender this Lease;or this Lease shall
                           be forfeited; or the Tenant shall cease to exist THEN
                           the Guarantor shall, if the Landlord by notice in
                           writing given to the Guarantor within twelve months
                           after such disclaimer, or other event so requires,
                           accept from and execute and deliver to the Landlord a
                           new lease of the Demised Premises subject to an with
                           the benefit of this Lease (if same shall still be
                           deemed to be extant at such time) for a term
                           commencing on the date of this disclaimer or other

                                       18

<PAGE>

                           event and continuing for the residue then remaining
                           unexpired of the Term, such new lease to be at the
                           cost of the Guarantor and to be at the same rents and
                           subject to the same covenants, conditions and
                           provisions) as are contained in this Lease;

         8.6      If the Landlord does not require the Guarantor to take a new
                  lease, the Guarantor shall nevertheless upon demand pay to the
                  Landlord a sum equal to the rents and other sums that would
                  have been payable under this Lease but for the disclaimer,
                  forfeiture or other event in respect of the period from and
                  including the date of such disclaimer, forfeiture or other
                  event until the expiration of twelve months therefrom or until
                  the Landlord has granted a lease of the Demised Premises to a
                  third party (whichever shall first occur).

         8.8      BENEFIT OF GUARANTEE
                  --------------------

                  That this guarantee ensures for the benefit of the successors,
                  assigns and mortgagees under this Lease without the necessity
                  for any assignment thereof.

         8.9      JURISDICTION
                  ------------

                  That the Guarantor will submit to the jurisdiction of the
                  Irish Courts in relation to any proceedings taken against the
                  Guarantor or in relation to any new lease granted as
                  aforesaid.

         8.10     LAPSE OF GUARANTEE
                  ------------------

                  That this guarantee shall automatically lapse and have no
                  further force or effect upon the assignment of this Lease by
                  the Tenant provided the prior consent of the Landlord has been
                  obtained to such assignment or on it being determined by a
                  Court of competent jurisdiction that such Landlord's consent
                  to a proposed assignment of this Lease by the Tenant has been
                  withheld or delayed unreasonably.

         8.11     RESISTRATION OF COMPANY
                  -----------------------

                  That the Guarantor will comply with all statutory requirements
                  necessary to ensure that the Guarantor remains on the register
                  of companies or appropriate register in the jurisdiction in
                  which the Guarantor Company is incorporated.

9        AND IT IS HEREBY AGREED BETWEEN THE LANDLORD AND TENANT as follows:
         -------------------------------------------------------

9.1      STORAGE/REMAINING FURNITURE

         If at the termination of the time whether by effluxion of time,
         re-entry or ejectment or otherwise any furniture, goods or effects
         belonging to the Tenant are left in the Demised Premises the Landlord
         shall be entitled to remove all such furniture goods or effects from
         the Demised Premises and shall be entitled after the expiry of 21 days
         from the date of termination to sell as agent for and on behalf of the

                                       20

<PAGE>

         Tenant any or all of the same and subject to the proviso hereinafter
         contained the Landlord shall pay on account to the Tenant on demand for
         the proceeds of sale (but not any interest thereon) less any costs for
         storage and/or sale reasonably incurred by the Landlord PROVIDED
         however that if any monies payable by the Tenant to the Landlord under
         this Lease shall be unpaid the Landlord may apply such proceeds of sale
         (after deducting any costs of storage and/or sale reasonably incurred
         by the Landlord) in or towards the discharge or partial discharge (as
         the case may be) of such monies.

9.2      WARRANTY

         Nothing herein contained shall be deemed to constitute any warranty by
         the Landlord that the Demised Premises or any part thereof are
         authorised under the Planning Acts or otherwise for use for any
         specific purpose other than as set out at Clause 5.13.

9.3      NOTICE

         (a)      All notices requests, demands, approvals, consents and other
                  communications hereunder shall be in writing, shall in the
                  case of any notices, requests, demands, approvals, consents or
                  other communications hereunder which are addressed to the
                  Tenant be copied in writing to the Guarantor, and shall be
                  duly and validly given if:

                  (i)      physically delivered to any party on the date of
                           receipt; and/or

                  (ii)     delivered in writing by facsimile or other electronic
                           means of communication complyng with the provisions
                           of Clause 9.3(b) and/or

                  (iii)    delivered by prepaid registered or recorded delivery
                           mail to a party at its address set forth above or in
                           the case of a company at its registered office for
                           the time being or at such other address as such party
                           mau specify from time to time by written notice to
                           the other parties on the third (3rd) Working Day next
                           following the day of posting.

         (b)      In this Agreement, references to "writing" includes facsimile
                  or other electronic means of communication and "delivered"
                  includes transmission by such means in which event the
                  communication shall be deemed to have been made on the next
                  following Working Day. Any party serving a notice by facsimile
                  will telephone the intended recipient immediately following
                  the transmission in order to ascertain that the whole of the
                  relevant facsimile has been received but the absence of such
                  confirmation shall not affect the validity of any such
                  communication.

9.4       PROVISIONS FOR DEALING WITH DISPUTES

         Any dispute or difference arising between the Landlord and/or
         Management Company and the Tenant shall be referred to an expert to be
         appointed either by agreement between the parties or in default to be

                                       21

<PAGE>

         appointed on application by either party by the President of the Law
         Society of Ireland or in the event of his being unable or unwilling to
         appoint by the next senior officer of the Law Society who is so able
         and willing. If both parties are not agreeable to the use of an expert
         the matter shall be referred to the decision of a sole arbitrator to be
         agreed between the parties or in default of agreement to be appointed
         on application of either party by the President of the Law Society of
         Ireland or in the event of his being unable or unwilling to appoint by
         the next senior officer of the Law Society who is so able and willing
         and the arbitration shall be conducted in accordance with the
         Arbitration Acts 1954 to 1998 and such reference shall be deemed to be
         a reference to arbitration within the meaning of the said Acts.

9.5      DEFAULT IN PAYMENT OF RENT

         PROVIDED ALWAYS and these presents are upon this condition that if the
         rent hereby reserved or any part thereof or the contribution to the
         insurance premium shall be unpaid for thirty one days after they become
         payable after formal written demand or if any covenant on the Tenant's
         part herein contained shall not be performed or observed or if the
         Tenant or any surety for the Tenant (being a company) shall enter into
         liquidation whether compulsory or voluntary (save for the purpose of
         reconstruction or amalgamation without insolvency) or (not being a
         company) shall become bankrupt or shall call a meeting of or enter into
         any composition with creditors or suffer any distress or execution to
         be levied on the goods of the Tenant at the Demised Premises then and
         in any such case it shall be lawful to re-enter upon the Demised
         Premises or any part thereof in the name of the whole after giving the
         Tenant prior written notice of the circumstances giving rise to such a
         right and a reasonable opportunity to cure or make good the default in
         question and thereupon this demise shall absolutely determine but
         without prejudice to any claim by the Landlord in respect of any
         antecedent breach of any covenant or provision herein contained and on
         the happening of an of the said events it shall be lawful for the
         Landlord to determine this demise by giving to the Tenant or leaving
         for it at the Demised Premises or sending, by registered post to its
         place of business last known, a notice to quit the said notice expiring
         on any day of the week not necessarily a gale day and upon the
         expiration of such notice the tenancy hereby created shall be deemed to
         have been duly determined by such notice to quit and the Landlord shall
         thereupon be entitled to possession of the Demised Premises as of its
         former estate and as if the tenancy hereby created had never existed.

10       GOVERNING LAW
         -------------

         This Lease, together with all schedules, covenants and conditions
         contained herein shall be construed and enforced in accordance with the
         laws of the Republic of Ireland and the parties hereto submit to the
         exclusive jurisdiction of the Irish Courts.

11       BREAK CLAUSE
         ------------

         The Tenant shall be entitled to terminate this Lease and to surrender
         the Demised Premises at the expiration of the tenth year of the term,
         provided the Tenant gives not less than twelve (12) months clear
         advance notice in writing to the Landlord of its intention to surrender

                                       22

<PAGE>

         and provided further that the Tenant is in compliance with its
         covenants in this Lease in respect of the rent, service charge and
         insurance. The Tenant shall also pay to the Landlord a penalty of one
         years rent at the then prevailing rate, which said penalty shall be
         paid on the issue of such notice of termination of the Lease. The
         surrender of this Lease by the Tenant to the Landlord shall be without
         prejudice to any antecedent breach by either party of its obligations
         under this Lease.

IN WITNESS whereof the parties hereto have caused their Common Seal to be
affixed and/or have set their hands and affixed their seals as appropriate the
day and year first herein written.

IT IS HEREBY CERTIFIED for the purposes of Section 45 of the Land Act, 1945,
that the Demised Premises are situate in the County of Dublin.

IT IS HEREBY FURTHER CERTIFIED that the consideration (other than rent) for the
Lease is wholly attributable to property which is not residential property.

IT IS HEREBY FURTHER CERTIFIED that the transaction hereby effected does not
form part of a larger transaction or of a series of transactions in respect of
which the amount of the value of the consideration (other than rent) exceeds
(pound)5,000.

IT IS HEREBY FURTHER CERTIFIED that the property being leased is a
telecommunications facility (which may incorporate co-location web-hosting and
similar activities).

IT IS HEREBY FURTHER CERTIFIED for the purposes of Section 29 of the Companies
Act 1990 that the Landlord and the Tenant are not bodies corporate connected
with one another in a manner which would require this transaction to be ratified
by Resolution of either of them.

                                       23

<PAGE>

                                 FIRST SCHEDULE
                                 --------------

ALL THAT AND THOSE the site and premises comprising a premises known as Block 9
comprising of Units A, B, C and D Blanchardstown Corporate Park, Dublin 15,
which said site and premises are more particularly delineated and outlined in
red on the plan annexed hereto and the building erected on which by the Landlord
is described in the plans and specifications attached at Schedule 5 being part
of the property comprised in Folio 113065F of the Register of Freeholders,
County Dublin, together with all conduits and plant in, upon, over or under and
exclusively serving the same and all Landlord's fixtures and fittings now or
hereafter in or upon the same and with the following rights which include,
without prejudice to the generality of the foregoing:

         RIGHT OF WAY FOR THE TENANT IN RESPECT OF COMMON AREAS AND ADJOINING
         PREMISES

                  Full right and liberty for the Tenant, it's servants and
                  agents and all other persons granted similar rights by the
                  Tenant at all times by day or by night with or without
                  vehicles to go, pass or repass over and along the Common
                  Areas.

                  TOGETHER WITH full right and liberty for the Tenant it's
                  servants and agents and all other persons granted similar
                  rights by the Tenant at all times by day or by night with or
                  without vehicles to go, pass or repass over and along the
                  Common Areas to any lands and premises of the Tenant adjoining
                  or adjacent to the Park.

         The free and uninterrupted passage and running of the Utilities to and
         from the Demised Premises through the Conduits which are now, or may at
         any time during the Term be, in, on, under or passing through or over
         the Adjoining Property;

         The right for the Tenant and its service providers ( subject to the
         Landlord prior written approval of plans and specifications ) to lay
         free of charge in or under over or through the Common Areas such pipes
         ducting, wires, cables or other conduits necessary to carry on
         transmitting the relevant services to the Demised Premises TOGETHER
         WITH the right of the Tenant thereafter to the free and uninterrupted
         use of such pipes, ducting, wires, cables or other conduits.

                                       24

<PAGE>

                              [MAP OF LANDS TO IDA]

                                       25

<PAGE>

                               THE SECOND SCHEDULE
                               -------------------
                         EASEMENTS RIGHTS AND PRIVILEGES
                           EXCEPTIONS AND RESERVATIONS

PASSAGE OF UTILITIES

The free and uninterrupted passage and running of water, soil, air, gas,
electricity, telephone, television transmissions and other services from and to
the remainder of the Park through the sewers drains and watercourses, cables,
pipes, wires and such like which now or at any time hereafter within twenty one
years from the date of this Lease be in under or passing through the Demised
Premises or any part thereof.

RIGHT TO ALTER THE PARK

Full right and liberty at any time to erect build alter extend or redevelop any
part of The Park or any adjoining or adjacent property of the Landlord, Landlord
and/or the Management Company in any such manner as the Landlord, Landlord
and/or the Management Company may think fit provided there is no material
interference with the access of light or air for the time being enjoyed by the
Demised Premises or any part thereof or with access to the Demised Premises or
with the services to the Demised Premises and the right of the Landlord and/or
the Management Company to vary or permit the variation of the present or any
future scheme layout or use of the Park including the right to alter the lay-out
or extent of the Common Areas and notwithstanding that any such erection,
building, alteration, addition or extension or redevelopment may temporarily
interfere with the occupation use amenity or enjoyment of the Demised Premises
subject to any damage thereby occasioned being made good with all convenient
speed.

BOUNDARY LANDSCAPING

The full right and liberty of access over the landscaped area of the Demised
Premises abutting a public road and outside the Tenants perimeter fence and/or
the Common 0Areas (hereinafter the "Landscaped Area") and the full right and
liberty to maintain in the Landscaped Area for the Term thereafter.

ALL OTHER EASEMENTS

All other easements or other rights in the nature of easements or
quasi-easements now enjoyed by the Park, the units or by any adjoining or
neighbouring property.

The right of any fire engine or other fire fighting vehicle to enter the
forecourt of the Demised Premises at any time, day or night, for the purposes of
turning this vehicle while actively engaged in fighting any fire on any part of
the Park, whether in the case of an emergency or not.

                                       26

<PAGE>

                               THE THIRD SCHEDULE
                          (PROVISIONS FOR RENT REVIEW)

REVISED RENT

         The Revised Rent shall be assessed on the basis of letting, with full
         vacant possession of the Demised Premises for the open market annual
         rent which might be expected to be paid in respect of the Demised
         Premises at the Review Date as between a willing Landlord and willing
         Tenant at arms length without payment of any fine or premium on a Lease
         of the whole Demised Premises for a Term (commencing on the Review
         Date) equal to the greater of fifteen years or the residue then
         unexpired of the Term granted by the within written Lease at the
         relevant Review Date and subject to the provisions therein set forth
         (other than as to the amount of the initial rent thereby reserved but
         including such said provisions as pertain to the review of rent)
         (hereinafter called "the Revised Rent").

         For the purposes of this Schedule, "the Review Date" means each and
         every one of the Review Dates as defined in the Definitions section of
         this Lease.

ASSUMPTIONS MADE IN ASSESSING REVISED RENT

         The Revised Rent shall be made on the following assumptions:

                  At and until the Review Date all the covenants on the part of
                  the Tenant and the conditions contained in the within Lease
                  have been fully performed and observed;

                  The Demised Premises are povided to the Tenant in accordance
                  with the Landlord's Specifications contained in the Fifth
                  Schedule.

                  In the event that the Demised Premises or any part thereof has
                  been destroyed or damaged by the Insured Risks that the same
                  have been fully restored and made good;

                  The benefit of any actual and authorised use at the relevant
                  Review Date;

                  No work has been carried out to the Demised Premises which has
                  diminished its rental value.

                  Regard is to be had to other open market rental values current
                  at the Review Date insofar as they may be deemed pertinent to
                  the determination of the Revised Rent.

MATTERS DISREGARDED IN ASSESSING THE REVISED RENT

In assessing the Revised Rent, no regard will be had to the following :-

                                       27

<PAGE>

         Any effect on rent of the occupation of the Demised Premises by the
         Tenant or permitted sub-Tenant;

         Any goodwill attached to the Demised Premises by reason of the user
         thereof;

         Any effect on rent of works on the Demised Premises carried out by or
         at the expense of the Tenant at the Demised Premises other than works
         carried out by the Tenant in pursuance of an obligation to the Landlord
         (whether under this Lease or the Agreement for Lease) save for works
         which are also carried out in pursuance of an obligation to comply with
         statutes or directions of local authorities or other bodies exercising
         power under statue, and

         The value attributable to the Tenant's fixtures and fittings and to the
         other property of the Tenant which are actually in or at the Demised
         Premises at the particular Review Date, whether the works of
         installation are carried out before or during the currency of the Lease
         and including the Tenant's works as set out in the Sixth Schedule.

ARBITRATION

         If by the particular Review Date the Landlord and the Tenant shall not
         have agreed the open market rental value as aforesaid as at the
         particular Review Date then in that event either the Landlord or the
         Tenant may at any time thereafter by notice in writing to the other
         require the rent to be determined on the basis aforesaid by an
         Independent Chartered Surveyor. In default of agreement between the
         Landlord and the Tenant on the appointment of the Surveyor, the
         Surveyor shall be appointed by the President for the time being of the
         Society of Chartered Surveyors on the written application of either
         party.

         The Surveyor shall act as an Arbitrator and not as an expert and the
         Arbitration shall be conducted in accordance with the Arbitration Acts
         1954-1998 or any Statutory Modification or re-enactment thereof for the
         time being in force.

         If the Surveyor acting as an Arbitrator shall not give notice in
         writing of his decision within three months of his appointment the
         Landlord or the Tenant may apply to the President for the being of the
         Society of the Chartered Surveyors in the Republic of Ireland for the
         appointment of another Independent Chartered Surveyor under sub-clause
         of this the Third Schedule.

BASIC RENT

         The Basic Rent (as defined in the definitions section of this Lease)
         payable under this Lease shall be reviewed on the basis the Basic Rent
         payable from each Review Date shall be either the yearly rent payable
         immediately preceding such Review Date (whether the same be fully
         recoverable or not as a result of any statute or orders, rules or
         regulations relating to the control of rent) or the open market rental
         value of the Demised Premises as at such Review Date and in each case
         which ever is the higher.

                                       28

<PAGE>

PAYMENTS IN RESPECT OF THE INTERVAL PERIOD

         In the event of the fixed Revised Rent of the Demised Premises not
         having been agreed or determined prior to any Review Date for any
         reason whatsoever then in respect of the period of time (hereinafter
         called " the Interval") beginning with that Review Date and ending on
         the gale days immediately following the date of such agreement or
         determination the Tenant shall pay to the Landlord, in manner and
         therefore provided rent at the yearly rate payable immediately before
         that Review Date PROVIDED THAT fourteen days after the Revised Rent has
         been determined the Tenant shall pay to the Landlord the amount (if
         any) by which the Revised Rent exceeds the rent actually paid during
         the Interval (apportioned on a daily basis) together with interest
         thereon at the Base Rate.

                                       29

<PAGE>

                               THE FOURTH SCHEDULE
                               -------------------

                                     PART I

                 Maintenance and Services to be provided by the
                       Landlord and/or Management Company.

REPAIR AND CLEANING

As often as may be required to cleanse, repair, renew, maintain and decorate the
whole of the Common Areas including conduits and the accommodation necessary to
house equipment and personnel used for the maintenance, operating and
functioning of the Park and all advertising panels and information panels but
excluding plant, machinery, apparatus and equipment exclusively serving the
Tenant or any other Tenants in the Park.

REPAIR - EQUIPMENT

As often as shall be necessary to maintain, cleanse, repair and renew all
electrical, mechanical and other plant equipment, chattels, features, fixtures
and fittings or ornament or utility in use in the Common Areas for common
benefit, cleaning equipment and the direction and other signs and any fencing or
boundary walls in or surrounding the Common Areas.

OPERATE MAINTAIN AND RENEW

To operate, maintain and renew:-

         Fire mains, hydrants and other requisite fire fighting equipment (if
         any) in relation to the Common Areas.

         Electric services and power installations to the curtilage of the
         Demised Premises and lighting to all the Common Areas and a sprinkler
         system (if any) to serve the Common Areas.

         Rainwater outlets and all drainage (save to the extent that the Tenant
         may be liable therefor under the provisions of the within written
         Lease).

         The insurance (including public liability and employers liability
         insurance) of the Common Areas (including demolition and site
         clearance) and of all necessary equipment, plant and machinery of every
         kind presently or in the future situate therein against such risks as
         the Landlord or Purchaser at its sole discretion shall consider
         necessary.

         Emergency Lights.

         Alarm Systems (if any)

         Television aerials, car park control equipment and neon signs.

                                       30

<PAGE>

         Car parking equipment including barriers (if any).

PERSONNEL

From time to time to provide such agent or agents and/or management personnel
for the management of The Park as are necessary and shall pay such agents fees
and Value Added Tax thereon.

RATES

To provide for the cost of rates (if any) charged on the Common Areas and any
special costs which may be charged by the local authority on the Park as a
whole.

ACCOMMODATION - PERSONNEL AND EQUIPMENT

To provide the cost of accommodation for security staff and personnel and the
cost of equipment and plant used in providing management and services for the
Park and the cost of providing, repairing, renewing and maintaining office
accommodation situate in or near the Park and other accommodation including (if
appropriate) car parking used solely for the purposes of the Park and occupied
by the Management Company, its servants or agents.

PAYMENT - PERSONNEL

From time to time provide and discharge the costs of wages, pensions, uniforms
and insurance for such manager porter, attendant, security, maintenance,
cleaning and other staff (excluding the staff of any Tenants in the Park)
serving the Park.

BENEFITS-PERSONNEL

To discharge such periodic payments in respect of national health, social
welfare, industrial training levies, redundancy and similar or ancillary
payments required by statute to be made by the Management Company in respect of
all persons from time to time employed by it for purposes connected with the
Park.

PROFESSIONAL FEES

From time to time to provide for the auditor's and any surveyor's reasonable and
justified fees and Value Added Tax payable thereon and on all services provided
hereunder.

RESERVE FUND

The Management Company shall provide for such sinking or reserve fund as the
Management Company shall deem fit for the replacement and the renewal of the
mechanical, electrical or other equipment in the Park and the Management Company
shall have power:

         annually or at such other intervals as the Management Company may
         determine to review the cost or prospective cost of such replacements
         and renewals with a view to allowing for all such additional or further

                                       31

<PAGE>

         costs and expenditures as may be attributable to the differential in
         the value of money or inflationary or other like trends and changing
         technology as between one date and another, and

         to allow for all such amounts as may be determined on review in
         computing the contribution from time to time to the sinking or reserve
         fund provided however that this clause shall not impose upon the
         Management Company any obligations to provide for or continue to
         provide for, if already established, such sinking or reserve fund.

PROVIDED ALWAYS that such sinking or reserve fund shall be placed in a separate
account and shall be held as trustee by the Management Company for the benefit
of the Tenants of the Park.

COMMON AREAS AND THE PARK

To provide for the cost and expense of repairing, maintaining, renewing and
rebuilding any part of the Common Areas of the Park to the extent that such is
not wholly reimbursed by the Tenant or any other Tenant of the Landlord or by
any third party.

         To provide for the cost of repairing, maintaining and renewing any
         sprinkler, intruder, alarm, fire alarm, and any closed circuit T.V.
         system.

         To provide for the cost of operating, repairing, maintaining and
         renewing the machinery and all electrical, mechanical and other plant,
         machinery, apparatus and equipment, chattels, features and fittings of
         ornament or utility in use in the Common Areas for the common benefit
         of the Tenant and the occupiers of the Park.

FINANCE

To make provision for the cost of financing the maintenance and services
specified in this Schedule.

         To make provision for such reasonable expenses of a periodic or
         recurring nature as the Landlord and/or Management Company shall think
         fit together with a reasonable provision for forecast expenditure.

         To provide for the cost of providing such further services as are in
         the reasonable opinion of the Landlord and/or Management Company
         necessary for the comfort and convenience of the Tenant or the Tenants
         as occupiers of the Park generally and their customers or for the
         amenity of the Park.

                                       32

<PAGE>

                               THE FOURTH SCHEDULE
                               -------------------
                                    PART I I

THE AMOUNT OF THE COMMON AREAS SERVICE CHARGE

The amount of the Common Areas Service Charge incurred by the
Landlord/Management Company in the provision of the services and the carrying
out of the obligations and the other heads of expenditure as the same are set
out in Part I of the Fourth Schedule hereto shall be ascertained and certified
by a Certificate (hereinafter called "the Certificate") signed by the
Landlord/Management Company or it's accountant or surveyor or managing agents
(at the discretion of the Landlord/Management Company) (acting as experts and
not as arbitrators) annually and so soon after the end of the
Landlord/Management Company's Financial Year as may be practicable which
certificate shall give a full detailed account of the expenditure on the Common
Areas Services Charge and shall be audited by an independent chartered or
certified accountant and shall relate to such year in manner hereinafter
mentioned.

The expression "the Landlord/Management Company's Financial Year" shall mean the
period from the 1st day of January to the 31st day of December next succeeding
or such other annual period as the Landlord/Management Company may in it's
discretion from time to time determine being that in which the accounts of the
Landlord/Management Company either generally or relating to the Common Areas and
The Park shall be made up.

The Certificate shall contain details of the Landlord/Management Company's
expenses and outgoings incurred by the Landlord/ Management Company during the
Landlord's/Management Company's Financial Year to which it relates together with
the relevant details and figures forming the basis of the service charge and the
Certificate (or a copy thereof duly certified by the person by whom same was
given) shall be conclusive evidence for the purpose hereof of the matters which
it purports to certify.

The expression "the expenses and outgoings, incurred by the Landlord/Management
Company" as hereinbefore used shall be deemed to include not only those expenses
and outgoings and other expenditure hereinbefore Landlord/Management described
which have been actually disbursed incurred or made by the Landlord/Management
Company during the year in question but also a sum or sums of money by way of
reasonable provision for anticipated expenditure as the Management Company or
it's accountant, surveyor or managing agent (as the case may be) may in their
discretion estimate to the year in question as being fair and reasonable in the
circumstances.

FURNISHING OF ACCOUNT

As soon as practicable after the end of each Landlord/Management Company's
Financial Year the Landlord/Management Company shall furnish to the Tenant an
account of the Common Areas Service Charge payable by the Tenant for the year in
question due credit being given therein for all interim payments made by the
Tenant in respect of the said year and upon the furnishing of such Account
showing such adjustment as may be appropriate there shall be paid by the Tenant

                                       33

<PAGE>

to the Landlord/Management Company the amount of the Common Areas Service Charge
as aforesaid or any balance found payable or there shall be allowed by the
Landlord/Management Company to the Tenant any amount which may have been
overpaid by the Tenant by way of interim payment as the case may require.

PROVIDED ALWAYS and notwithstanding anything herein contained it is agreed and
declared as follows:

If the Landlord/Management Company shall from time to time certify that managing
agents for the general management of the Common Areas and The Park have not been
employed then a sum equivalent to ten per centum of the Common Areas Service
Charge in respect of the work carried out by the Landlord/Management Company in
lieu of the managing agents shall be added thereto and shall be payable by the
Tenant as part of the Common Areas Service Charge and together with any VAT
thereon.

PAYMENT ON ACCOUNT:

On the execution of this Lease the Tenant shall pay to the Landlord/Management
Company on account an apportioned part of the Common Areas Service Charge in
respect of the period from the date of occupation of the Demised Premises or
from the date from which the first payment of rent shall be calculated
(whichever first occurs) to the ensuing 31st day of December.

The provisions of this part of this schedule shall continue to apply
notwithstanding the expiration or sooner determination of the Term before its
natural determination by effluxion of time but only in respect of the period
down to which such expiration or sooner determination aforesaid and where
appropriate the Tenant's liability for the Common Areas Service Charge for the
last year of the term (whether the term expires or determines before its natural
determination by effluxion of time or not) shall be a proportionate sum
calculated on a day to day basis in respect of the said last year.

                                       34

<PAGE>

                               THE FIFTH SCHEDULE
                               ------------------

                      Plans and Specifications for Building

                                       35

<PAGE>

                          [LETTERHEAD OF LANMEUR LTD.]

         SPECIFICATION FOR UNIT 9
         ------------------------

1.0 INTRODUCTION
----------------

This Unit has been constructed in accordance with the drawings prepared by
Traynor O Toole (Architects ), Fahey FitzPatrick ( Civil and Structural
Engineers ) and J V Tierney ( Services Engineers ).This specification should be
read with refrrence to these drawings.

The overall building which is Unit 9 comprises Units A to D and this building is
serviced on three sides by road . There are also landscaped areas and carparking
areas all as shown on the drawings.

The Unit is sub-divided by blockwork party walls which are currently constructed
between B and C and C and D. The block work wall between A and B has not been
built at this stage to offer flexibility to potential tcnants/purchasers.

Units 9A and 9D have been constructed with two office areas serviced with
toilets and accessed through feature entrance and reception areas, finished to a
high specification.

Units 9B and 9C have the flexibility to have two storey office and toilet areas
constructed within them, on existing foundations and the external facade to
these Units also incorporates feature ontranccs.(Note that Planning permission
exists for the office areas)

The warehouse areas are located behind the office arms and can be accessed
through the office areas and also via the grade level doors and personnel doors
on the rear elevation.

2.0 OFFICE AND TOILET AREAS SPECIFICATION
-----------------------------------------

- Two storey offices built on reinforced concrete foundations.
- Power floated finish slabs.
- Blockwork and stud partition walls, plastered (skim coat finish) and painted.
- Suspended ceiling tile system.
- Solid core flush doors.
- Painted timber skirting and window board.
- Ceramic tiles to toilet floor areas and sink splashbacks.
- White sanitary wave.

<PAGE>

2.0 OFFICE AND TOILET AREAS SPECIFICATION, CONTD.
-------------------------------------------------

- Formica finished toilet cubicles
- Disabled toilet suite on ground floor
- Water heaters to each toilet area.
- Storage heating
- Power sockets to Offices.
- Category two lighting
- Emergency lighting.
- Fire Alarm
- Telecoms infrastructure at reception area

3.0 FEATURE ENTRANCE AREAS (UNITS 9A AND 9D)
--------------------------------------------

- Curved glass block wall forming the two storey feature entrance elevation
- Glazed entrance porch with matwell area leading to spacious double height
  reception area.
- Curved mild steel stairs with limber threads, to first floor level.
- Decorative lighting
- Storeage Heating

4.0 WAREHOUSE AREAS SPECIFICATION
---------------------------------

-SUBSTRUCTURE
Pad foundations, Reinforced concrete floor slab with power float finish.

-SUPERSTRUCTURE
Structural steel frame on pad foundations.

-DIVIDING WALLS BETWEEN UNITS
Full height blockwork walls with lintols incorporated to allow flexibility of
future access between Units if requited.

-ETERNAL WALLS
The external wall on the rear elevation is constructed from Kingspan 1000 metal
panel and there are grade level Sectional Overhead doors and personnel access
doors.

<PAGE>

4.0 WAREHOUSE AREAS SPECIFICATION, CONTD
----------------------------------------

-EXTERNAL WALLS, CONTD.
The front elevation incorporates four feature entrance areas formed with glass
block to Units 9A and 9D and with glazed curtain wall to Units 9B and 9C. These
enhances are framed in coloured architectural plaster.
The rest of the front elevation comprises architectural metal cladding and
windows and doors which rare double glazed units.
The side elevations are also in architectural cladding and double glazed window
units are located as shown on the drawings.

- ROOF FINISHES
Kingspan KS1000 roof panels (with 10% translucent ) gutter system and down
pipes.

-SERVICES
Highbay lighting , emergency lighting, Fire alarm as per the layout shown on the
services drawings.
Substation incorporated in Unit 9A with transformer sized to suit the building
as currently serviced. This transformer is capable of being upgraded to suit end
users power requirements. Individual power distribution boards in each Unit.
Gas supply to each Unit.

5.0 SITEWORKS
-------------

Dense Bitumen macadam surface to the carspaces at the front of the building and
paved roadway also at the front of the building. Dense Bitumen Macadam surface
to the road and carspaces at the rear of the building.
Precast concrete kerbs, Storm and Foul drainage to site as per the Engineers
drawing, Landscaping as shown on the Architects drawing.

6.0 SITE SERVICES
-----------------
Gas Mains, ESB, Telecom ducting, Main water supply, tool and surface water.

<PAGE>

                               THE SIXTH SCHEDULE
                               ------------------

 Outline Description of Tenant's Fit Out [the following is struckthrough text:
      which is inserted in the Fourth Schedule to the Agreement for Lease]

<PAGE>

                                    SCHEDULE
                            Outline of Tenant's Works

The Tenant's fit out shall in principle comprise the following elements which
the Tenant intends to complete within 6 months of the date hereof. The Tenant
reserves the right to alter its fit out from time to time as it deems necessary
for the efficient running of its business (subject to Landlord's consent which
shall not be withheld or delayed unreasonably).

These improvements shall be disregarded for rent review purposes.

Security Installation

The Tenant will install perimeter fencing around the Demised Premises to include
manual or mechanically operated gates, hydraulic barriers, signage and other
security access barriers, cameras, security huts as it sees fit and upgrade the
external wall structure

Services Installations

The Tenant will install the following: Full generator back up to support up to
10 mva supply, full air conditioning throughout the Building including the
location of chillers and fuel tanks externally. The Tenant will upgrade to the
following services: internal power distribution and circuitry, ESB sub station,
telecoms network, lifts and additional toilet blocks.

Alterations to existing office layout and toilet blocks

The Tenant's fit out will include the construction of new offices internally,
the alteration of the existing layout and the construction of a new mezzanine
floor throughout.

Other items which may have to be altered to comply with building regulations
such as drainage systems and external ductwork for telecoms services or any
other service which are deemed necessary for the successful operation of the
business (subject to Landlord's consent which shall not be withheld or delayed
unreasonably)

<PAGE>

IN WITNESS whereof the parties hereto have caused their Common Seal to be
affixed and/or have set their hands and affixed their seals as appropriate the
day and year first herein WRITTEN.

PRESENT when the Common Seal of             /s/ _____ Harrison
THE LANDLORD as affixed hereto:-            /s/ Kathleen Harrison

PRESENT when the Common Seal of             /s/ _____ Harrison
THE MANAGEMENTMENT COMPANY                  /S/ _______________
was affixed hereto:-

PRESENT when the Common Seal                /s/ David P. Hickey
of WORLDPORT IRELAND LIMITED                V.P., Corporate Development
was affixed hereto:-                        /s/ John T. Hanson
                                            Chief Financial Officer

PRESENT when the Common Seal                /s/ John T. Hanson
of WORLDPORT COMMUNICATIONS INC             Chief Financial Officer
was affixed hereto:-WORLDPORT
                           THREE FIRST NATIONAL PLAZA
                                   SUITE 5600
                                CHICAGO, IL 60602

September 7, 1999

Mr. David Hickey
General Manager
Corporate Development
WorldPort Europe
11-12 Warrington Place
Dublin 2, Ireland

Dear David:

1.   Your salary increase of 15% should have been processed.

2.   In the event that WorldPort is acquired by a company other than Heico, and
     your position is eliminated within the first six months after being
     acquired, you will receive two-years salary and bonus.

3.   In the event that WorldPort is acquired by a company other than Heico, you
     receive 100% of your 1999 bonus.

/s/ Carl J. Grivner

Carl J. Grivner

Cjg/ses

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