Document:

Exhibit 10.25

Exhibit 10.25

DEVELOPMENT AGREEMENT

This DEVELOPMENT AGREEMENT (the “Agreement”), dated as of this 14 day of December, 2009 is made
by and between Unilife Cross Farm, LLC, a Delaware limited liability company (the “Owner”), and
Keystone Redevelopment Group, LLC, a Pennsylvania limited liability company (“Developer”).

RECITALS:

A. Owner has purchased in fee simple certain property located at 250 Cross Farm Lane, York
County, Pennsylvania (the “Property”), containing approximately 35 acres, as more particularly
described on Exhibit A attached hereto.

B. Owner desires to develop the Property by constructing an approximately 170,000 square foot
office, manufacturing, warehousing and distribution building with related improvements (the
“Improvements”).

C. Owner desires to retain the Developer for the purpose of assisting in overseeing the design
and construction of the Property (collectively, the “Project”), and the Developer has agreed to
perform such duties, pursuant to the provisions of this Agreement.

D. Owner also desires to retain the Developer for the purpose of assisting in securing
financing for the Project, and the Developer has agreed to perform such duties, pursuant to the
provisions of this Agreement.

NOW, THEREFORE, in consideration of the mutual covenants herein contained and other good and
valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties
hereto, intending to be legally bound, hereby agree as follows:

1. Definitions

1.1 As used herein:

“Approved Plans” has the meaning set forth in Section 3.1(a) hereof.

“Certificate of Occupancy” means a certificate of occupancy issued by Conewago
Township, York County, Pennsylvania, evidencing permission to commence general occupancy of the
Improvements and compliance with applicable building codes.

“Commitments” has the meaning set forth in Section 3.2(b) hereof.

“Completion Date” means the date of actual completion of the Improvements, as
certified by the architect or engineer in charge of the Project retained by the Owner.

“Construction Activities” means all of the various activities and duties of the
Developer set forth in Section 3.1 hereof, including, but not limited to, those activities and
duties enumerated in the various subsections of Section 3.1.

 

 

 

“Construction Contract” has the meaning set forth in Section 3.1(b) hereof.

“Consultants” has the meaning set forth in Section 3.1(a) hereof.

“Contractors” has the meaning set forth in Section 3.1(b) hereof.

“Development and Construction Budget” means the budget and completion schedule for the
Project set forth as Exhibit B and more fully described in Section 3.1(a) hereof, as amended in
accordance with terms hereof, from time to time.

“Development Fee” has the meaning set forth in Section 5.1 hereof.

“Factory Access” means the date that Owner has access to Improvements which have been
completed sufficiently to allow commencement of the safe, secure installation of production
equipment.

“Force Majeure” means (i) any material labor disputes, fire, damage, unusual delay in
transportation, adverse weather conditions not reasonably anticipatable or other Acts of God; (ii)
any Untimely Consent by Owner.

“Financing” has the meaning set forth in Section 3.2 hereof.

“Improvements” has the meaning set forth in the recitals hereto.

“Project” has the meaning set forth in the recitals hereto.

“Project Completion Cost” means the projected cost of completing the Project as set
forth in the Development and Construction Budget.

“Project Financing” has the meaning set forth in Section 3.2(a) hereof.

“Project Schedule” means the Project Schedule set forth as Exhibit C and which is more
fully described in Section 3.1(a) hereof and which shall be in final form and approved by Owner, as
the same may thereafter be amended in accordance with the terms hereof.

“Project Team” has the meaning set forth in Section 2.3 hereof.

“Property” has the meaning set forth in the recitals hereto.

“Public Financing” has the meaning set forth in Section 3.2(a) hereof.

“Untimely Consent” means any consent or approval required of Owner under the terms
hereof, in connection with any matter, which consent is given on an untimely basis; provided,
however, that no Untimely Consent shall have occurred hereunder if the consent of all other parties
required in connection with such matter (other than parties affiliated with or under common control
with Owner) has not been given.

 

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2. Appointment of Developer

2.1 The Owner hereby appoints the Developer, and the Developer hereby accepts such
appointment, on the terms and conditions, and subject to the limitations, hereinafter set forth, as
the developer of the Project for and on behalf of the Owner to assist Owner in its efforts to
develop the Project and assist Owner in its efforts to complete the Improvements as hereinafter
provided. The Developer recognizes that a relationship of trust and confidence is created by this
Agreement and shall perform those services that are set forth herein, together with such services
as are reasonably incidental thereto, so as to effect the timely, efficient, and economic
development and operation of the Project.

2.2 The appointment of the Developer shall be for a term commencing on the date hereof and
ending on the Completion Date or the earlier termination of this Agreement pursuant to Article 6.

2.3 Developer shall designate a development team comprised of its personnel (“Project Team”)
to enable it to perform its duties hereunder. The Project Team is listed on Exhibit D hereto.

3. Duties of the Developer

3.1 The Developer shall assist Owner in its efforts to cause the Improvements to be completed
in a timely manner in accordance with the requirements of the Project Schedule, the Development and
Construction Budget, and the Approved Plans. The services that the Developer shall perform, or
cause to be performed, include, but are not limited to, the following:

(a) (i) The Developer shall assist the Owner in the selection of, negotiation of contracts
with, and review of the services of, all architects, engineers, designers and other experts and
consultants (collectively, the “Consultants”) necessary for the provision of architectural,
engineering, design and other services for the Project, including the preparation of detailed
plans, specifications, completion schedules, budgets and drawings (herein, as approved in writing
by the Owner called the “Approved Plans”).

(ii) The Approved Plans, the Development and Construction Budget (as defined herein) and the
Project Schedule (as defined herein) shall each be approved in writing by Owner.

(iii) The Development and Construction Budget shall set forth in reasonable detail the steps
necessary to accomplish the completion of the Project in accordance with the Approved Plans and
shall set forth the overall Project Completion Cost. The Development and Construction Budget
described in this Section 3.1(a) shall be referred to herein as the “Development and Construction
Budget.” The Developer shall assist Owner in preparing the Development and Construction Budget and
in creating a schedule to be approved in writing by the Owner, based upon the Approved Plans and
the Development and Construction Budget, setting forth anticipated project milestones and the
target Completion Date (the “Project Schedule”).

 

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(b) The Developer shall assist the Owner in the selection of contractors (the “Contractors”)
for the Project, and in the negotiation of maximum fixed price construction contracts as determined
by Owner (the “Construction Contracts”) for the Project, and Developer shall assist the Owner in
supervising and coordinating the services of the Contractors.

(c) The Developer shall assist Owner in its efforts to administer and use all reasonable
efforts to enforce all obligations of the Contractors, the Consultants, and other contractors under
their respective contracts and shall advise Owner of any non-compliance by these parties on a
timely basis. Developer shall maintain appropriate records with respect thereto.

(d) The Developer shall monitor all development and construction work as it progresses, shall
review the work of subcontractors and materialmen by the Contractors, the Consultants, testing
agents, and other consultants and review their inspection reports, shall assist Owner in its
efforts to expedite completion of the Project as economically and as efficiently as possible, but
in conformity with the Approved Plans, the Construction Contract and other contract documents, the
Development and Construction Budget, and the Project Schedule.

(e) The Developer shall assist Owner in its efforts to require the Contractors, or other
relevant contractors, to correct any defects in the construction of the Project, or in the
installation, quality, or operation of any items, equipment, or fixtures therein.

(f) The Developer shall hold periodic meetings not less frequently than once every two weeks,
with the Owner and any of its respective representatives, to review the progress of development and
completion of the Project.

(g) The Developer shall consult with the Consultants and the Contractors and, in connection
therewith, shall review conceptual designs and plans and specifications during development, and,
after consultation with Owner, advise on site use and improvements, and provide recommendations on
relative construction feasibility and factors relating to cost, all for the purpose of assisting
Owner in its efforts to keep the progress of the development of the Project within the costs and
timetable established by the Development and Construction Budget and the Project Schedule and for
the purpose of assisting Owner in its efforts to obtain and maintain the quality of the
construction of the Project established by the Approved Plans.

(h) The Developer shall use reasonable efforts to (singly, or with the assistance of the
Consultants or the Contractors) assist the Owner in its efforts to obtain all necessary approvals,
licenses, permits, certificates, and authorizations from all governmental authorities having
jurisdiction over the Project in connection with the development and the completion and occupancy
of the Project; and, Owner shall cooperate with Developer in connection with any necessary
requirements applicable to Owner and related to obtaining such items.

 

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(i) The Developer shall, in conjunction with the Consultants and the Contractors, obtain and
provide the Owner with information in connection with any potential or anticipated Force Majeure
and any proposed change, revision, supplementation, or updating of the Approved Plans, Development
and Construction Budget, or Project Schedule. Such
information shall, among other things, include updating estimates of the cost of development
and timing of the completion of the Project, including a trade payment breakdown, and shall
indicate, on a cash basis, the anticipated sources of funds to finance such development and
completion and the anticipated dates when such funds will be required. Any and all change orders,
regardless whether or not resulting from any such proposed revisions, shall only be effective with
the written approval of the Owner.

(j) The Developer shall prepare and update, or assist the Owner in preparing and updating,
cash flow projections and capital and income and expense budgets for the Project, which shall
include proposed revisions and updates if reasonably necessary. All capital and income and expense
budgets and all cash flow projects, together with all revisions and updates thereto, shall be
subject to the written approval of Owner.

(k) The Developer shall promptly advise the Owner, of any known delays or anticipated delays
in meeting the Project Schedule or the Development and Construction Budget and the reasons
therefore.

(l) The Developer shall consult with the Owner regarding recommended insurance coverages and
the terms of any policies. Owner shall procure and maintain in effect, or cause to be procured and
maintained in effect, at all times during the course of construction, on behalf of the Owner and
any lender, worker’s compensation insurance, comprehensive general liability insurance in all risk
form, property damage insurance, and fire and extended coverage insurance carried in builder’s risk
form on a completed value basis, all of which insurance shall be effected under valid and
enforceable policies, from such insurers, in such forms, and in such amounts as shall be approved
by the Owner, naming Developer as an additional insured. The Developer shall also assist the Owner
in its attempts to require the Consultants and the Contractors to carry errors and omissions
coverage acceptable to the Owner in addition to such Builder’s Risk all risk coverages required,
naming Developer as an additional insured.

(m) The Developer shall promptly notify the Owner of any suit, proceeding, or other action
commenced or taken against or threatened all or any portion of the Project or against the Owner of
the Developer which may in any way be related to the Project or any portion thereof.

3.2 The Developer shall assist the Owner in its efforts to place Eighteen Million Dollars
($18,000,000) in financing, on terms and conditions satisfactory to Owner, for the Project (the
“Financing”).

(a) The Developer shall assist Owner in its efforts to locate the Financing from commercial
banks and other lending institutions (“Project Financing”) and/or from the Commonwealth of
Pennsylvania in a manner more particularly described in that certain letter from the Department of
Community and Economic Development to Owner dated October 16, 2009 (“Public Financing”).

(b) The Developer shall assist Owner in its efforts to deliver to Owner commitments for the
Financing (the “Commitments”) on or before December 31, 2009.

 

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(c) The amount of the Financing may be amended with the written consent of the parties; such
consent shall not be unreasonably withheld where the reason for such amendment is to reflect actual
or projected deviations from the projected costs associated with developing the Property and
building the Facility and any and all activities associated therewith and such amendment will not
materially impact the dates of Factory Access or issuance of a Certificate of Occupancy.

3.3 The Developer shall use reasonable efforts to accomplish the completion of the Project in
accordance with the Approved Plans and at a cost within the Development and Construction Budget on
or before the dates set forth in the Project Schedule.

3.4 Neither party shall be liable for damages or have the right to terminate this Agreement
for any delay or default to the extent caused by an event of Force Majeure. Dates by which
performance obligations are scheduled to be met will be extended for a period of time equal to the
time lost because of the event of Force Majeure. Notwithstanding the foregoing, Owner may
terminate this Agreement without any further obligation to Developer if the Commitments are not
received on or before December 31, 2009, provided however, to the extent negotiations with a
specific lender began prior to December 31, 2009, are actively and continuously occurring with the
consent and participation of Owner, then such date shall be extended during the period of such
active and continuous negotiation and Owner’s right to terminate shall expire if Commitments are
received as a result of such active and continuous negotiation.

4. Limitations on the Developer’s Authority

Notwithstanding anything to the contrary contained in this Agreement:

4.1 No sum shall be expended by Developer which causes an overrun of any cost category set
forth in the Development and Construction Budget unless the same has been approved in advance in
writing by the Owner.

4.2 No contract, instrument, or document relating to the Project, and no modifications or
amendment thereof, shall be entered into by the Developer unless approved in writing by the Owner.

4.3 No change order or any change to the: (a) Approved Plans, (b) Project Schedule, (c)
Projected Completion Cost, (d) Development and Construction Budget, (e) Construction Contract, or
(f) Project Schedule shall occur or be made without the prior written consent of Owner.

4.4 The Developer shall not exceed the scope of its authority under this Agreement.

5. Compensation 

5.1 As payment for its services hereunder, the Developer shall be paid by Owner, an amount
equal to Seven Hundred Fifty Four Thousand Dollars ($754,000) (the “Development Fee”). The
Development Fee shall be subdivided into four components, which shall be payable as follows:

(a) Fifty Thousand Dollars ($50,000) shall be paid upon the execution of this Agreement (the
“Initial Payment”).

 

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(b) An amount equal to one third (1/3) of the Development Fee less the Initial Payment shall
be paid in six (6) equal monthly installments, on the first day of every month, during the period
beginning on January 1, 2010, and running through the projected date of Factory Access, June 1,
2010 (the “Progress Payments”).

(i) In the event that the actual date of Factory Access occurs before June 1, 2010, the
remaining Progress Payments shall be accelerated and payable within thirty (30) days of the actual
date of Factory Access.

(ii) In no event shall the Progress Payments continue beyond June 1, 2010, even if the actual
date of Factory Access occurs thereafter.

(c) An amount equal to one third (1/3) of the Development Fee less the Initial Payment shall
be paid on the date of Factory Access.

(d) The balance of the Development Fee shall be paid upon the issuance of the Certificate of
Occupancy.

5.2 The Development Fee is intended to cover and the Owner shall have no obligation to
reimburse Developer for, among other things, (i) any administrative costs, overhead, profit, or
indirect costs of the Developer, (ii) salaries of personnel of the Developer, and (iii) any other
costs or expenses incurred by Developer in the performance of its obligations hereunder; and no
payment or other value, other than the Development Fee, shall be paid or provided by the Owner to
the Developer in connection herewith except expenses expressly reimbursable by Owner in accordance
with the terms hereof, except as provided for elsewhere in this Agreement.

5.3 Notwithstanding anything for the contrary contained herein, nothing in this Agreement
shall obligate or require Developer or any party related to Developer to sign any contract
including any contract relating to the Financing such as a loan, note, mortgage or guarantee.

6. Term

6.1 Subject to the terms hereof, the term of this Agreement shall commence as of the date
hereof and shall terminate, unless extended or renewed in writing in accordance with Section 9.2
hereof, on the date of the issuance of the Certificate of Occupancy.

6.2 Owner may terminate this Agreement on December 31, 2009 if Developer has not delivered the
Commitments to Owner pursuant to Developer’s duties under Section 3.2 hereof (subject to extension
as set forth in Section 3.4). If this Agreement is terminated for any reason, Developer shall
retain the Initial Payment.

 

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7. Limitation of Liability; Indemnification

7.1 The Developer shall not be liable to the Owner on account of the acts (whether negligent
or otherwise), omissions, errors or breaches of contract by the Contractors or subcontractor or
materialmen, the Consultants and any other professionals or consultants engaged on the Project.

7.2 Owner shall indemnify, defend, and hold the Developer harmless from and against any
liability, damages, costs, claims and expenses (including reasonable attorney’s fees) brought by
any third parties (excluding the Owner and its affiliates) arising out of the Developer’s
performance of this Agreement, except to the extent such liability, damages, costs, claims, and
expenses arise as a result of Developer’s gross negligence, willful misconduct or intentionally
tortious conduct.

7.3 Notwithstanding anything to the contrary contained herein, Owner’s sole and exclusive
remedy against Developer for any breach of this Agreement by Developer or non-performance by
Developer under this Agreement shall be to withhold the payments under Section 5.1(c), if Factory
Access is not achieved because of such breach or nonperformance or to withhold payments under
Section 5.1(d), if the Certificate of Occupancy is not achieved because of such breach or
nonperformance. Otherwise, Developer shall have no liability to Owner under this Agreement.

8. Access

8.1 The Owner, shall during reasonable business hours at any time and from time to time during
the term of this Agreement, have access to, and be permitted to inspect and copy, all records,
financial statements, receipts, vouchers, and documents which are in the possession and control of
the Developer relating to the development and the completion of the Project.

9. General Provisions

9.1 All notices or other communications which are required or permitted hereunder
(collectively, “notices”) shall be in writing and shall be deemed sufficiently given if telescoped
with confirmation from the sending machine of satisfactory receipt by the receiving machine,
delivered personally, or sent by registered or certified mail, postage prepaid, to the party for
whom intended, addressed as follows:

if to Owner:

Unilife Cross Farm, LLC

c/o Unilife Corporation

633 Lowther Road

Lewisberry, PA 17339

Telecopy: 717-932-9110

 

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if to Developer:

Robert L. Ventresca

Keystone Redevelopment Group, LLC

242 Wood Street

Doylestown, PA 18901

Telecopy: 215-348-7532

or, as to either party, to such other person or address or number as such party may specify in a
notice duly given to the other party as provided herein. All notices shall be deemed to have been
given as of the date received if personally delivered, on the time of completion of the telecopy
transmission, or three days after the date mailed.

9.2 This Agreement constitutes the entire Agreement between the Parties with respect to the
subject matter hereof. No extension, renewal, waiver, or modification of the terms hereof shall be
valid unless in writing signed by the party to be charged and only to the extent therein set forth.

9.3 This Agreement shall be binding upon and inure to the benefit of the parties hereto and
their respective successors and assigns.

9.4 All questions with respect to the construction of this Agreement and the rights and
liabilities of the parties shall be determined in accordance with the applicable provisions of the
laws of the Commonwealth of Pennsylvania, without regard to its conflicts of laws provisions.

9.5 If any term, covenant, or condition of this Agreement, shall, to any extent, be held
invalid or unenforceable, the remainder of this Agreement shall not be affected thereby and each
term, covenant, and condition of this Agreement shall be separately valid and enforceable to the
fullest extent permitted by law.

9.6 All rights, privileges, and remedies afforded to the parties by this Agreement shall be
cumulative and not exclusive, and the exercise of any one of such remedies shall not be deemed to
be a waiver of any other rights, remedies, or privileges provided for herein or available at law or
in equity.

9.7 The failure of either party to seek redress for violation, or to insist upon the strict
performance, of any covenant, agreement, provision or condition of this Agreement shall not
constitute a waiver thereof and such party shall have all remedies provided for herein or by
applicable law with respect to the same or any subsequent act or omission which constitutes such
violation or non-performance.

9.8 The captions appearing in this Agreement are inserted only as a matter of convenience and
for reference and in no way define, limit or describe the scope and intent of this Agreement or any
of the provisions hereof.

9.9 No consent, authorization, approval, waiver, or similar action of Owner hereunder shall be
valid unless provided to Developer in a writing executed by the Owner.

 

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9.10 This Agreement will be deemed to have been made and delivered in Pennsylvania and each of
the undersigned hereby (i) agrees that any suit, action or proceeding arising out of or relating to
this Agreement shall be instituted exclusively in Courts of Common Pleas or in the United States
District Court located in the Commonwealth of Pennsylvania, and (ii) irrevocably consents to the
jurisdiction of the Courts of Common Pleas and the United States District Courts of Pennsylvania in
any such suit, action or proceeding.

IN WITNESS WHEREOF, and intending to be legally bound hereby, the parties hereto have duly
executed this Agreement as of the day and year first above written.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Keystone Redevelopment Group, LLC	 	Unilife Cross Farm, LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ Robert L. Ventresca	 	By:	 	/s/ Alan Shortall	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	Printed Name: 
	 	Robert L. Ventresca
	 	 	 	Printed Name: 	 	Alan Shortall	 	 
	 

	 	Title:
	 	Manager
	 	 	 	Title:
	 	CEO	 	 

 

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List of Exhibits

	 	 	 
	Exhibit A

	 	“Property”
	Exhibit B

	 	Development and Construction Budget
	Exhibit C

	 	Project Schedule
	Exhibit D

	 	Project Team

 

Exhibits-1

 

Exhibit A

Property

 

Exhibits-2

 

EXHIBIT A

LEGAL DESCRIPTION

FOR

GREENSPRING PARTNERS, LP

All that certain tract of land situate in the Township of Conewago, County of York, Commonwealth of
Pennsylvania, being a portion of lands now or formerly owned by Dale R. and Phyllis L Clymer, by
Deed Book 82M, Page 764, being known as Lot 1A as shown on a Subdivision Plan, recorded at the
Office; of the Recorder of Deeds for York County, Commonwealth of Pennsylvania, in Deed Book
1792, Page 6035, prepared by First Capital Engineering, drawing number 12135SD00,
for Greenspring Partners, LP, said tract being more fully bounded and described as follows to wit:

BEGINNING at a point in the centerline of Susquehanna Trail (Township Road T-956) having a legal
right-of-way of eighty and zero hundredths feet (80.00 Ft.), said point being the intersection of
the centerline of Susquehanna Trail (T-956) and the centerline of Cross Farm Lane [to be
constructed and to have a right-of-way of sixty and zero hundredths feet (60.00 Ft.)];

THENCE by the centerline of Susquehanna Trail (T-956) and on a curve to the loft having s
radius of one-thousand, four-hundred thirty-eight and thirteen hundredths feel (1,438.13 Ft.), an
arc length of one and thirty-six hundredths feet (1.36 Ft.), a chord bearing of South one degree,
twenty-two minutes, and twenty-one seconds West (S 01° 22’ 21” W), and a chord length of one and
thirty-six hundredths feet (1.36 Ft) to a point;

THENCE continuing by the centerline of Susquehanna Trail (T-9 56) South zero degress,
forty-four minutes, and fifty-two seconds West (S 00° 44’ 52” W), eighty-seven and seventy-four
hundredths feet (87.74 Ft.) to a point;

THENCE leaving Susquehanna Trail (T-956) in a westerly direction along lands now or formerly
belonging to Richard C. and Patty L. Knisely North eighty-eight degrees, twenty-four
minutes, and fifteen seconds West (N 88° 24’ 15” W), four-hundred two and forty-two hundredths
feet (402.42 Ft.) to a concrete monument;

 

 

 

THENCE continuing by the Knisely property on a southwestern course of South twenty-five
degrees, fifty-eight minutes, and six seconds West (S 25° 58’ 06” W), one-hundred sixty-seven and
seventy-four hundredths feel (167.74 Ft.) to a concrete monument being the common corner of the
aforesaid Knisely lands and property now or formerly belonging to Gerald R. Horst;

THENCE along the Horst properly the following three (3) courses and distances:

1. South twenty-six degrees, two minutes, and twenty-eight seconds West (S 26° 02’ 28” W),
one-thousand, seven-hundred twelve and fifty-nine hundredths feet (1,712.59 Ft.) to a concrete
monument;

2. North fifty-five degrees, fifteen minutes, and thirty-eight seconds West (N 55° 15’ 38” W),
three-hundred sixteen and eighty-four hundredths feet (316.84 Ft.) to a concrete monument; and

3. South thirty-five degrees, twenty-nine minutes, and fifty-two seconds West (S 35° 29’ 52”
W), four-hundred twenty-five and nine hundredths feet (425.09 Ft.) to a concrete monument at the
common comer of lands of the aforementioned Gerald R. Horst and lands now or formerly belonging to
Wellington Investment Group LLC;

THENCE in a northwesterly direction along the property of Wellington Investment Group LLC and
lands now or formerly belonging to Scott T. and Tracey Heiland North thirty-three degrees,
twenty-five minutes, and forty-three seconds West (N 33° 25’ 43” W), six-hundred twenty and
fifty-one hundredths feet (520.51 Ft.) to a concrete monument being a common corner of lands now or
formerly of the aforesaid Heiland property and lands of Dale R. and Phyllis L. Clymer;

 

 

 

THENCE along the property of Dale R. and Phyllis L. Clymer the next two (2) courses and
distances:

1. North eighteen degrees, six minutes, and thirty-four seconds West (N 18° 06’ 34” W),
four-hundred eighty-eight and zero hundredths feet (488.00 Ft.) to a concrete monument; and

2. North twelve degrees, twelve minutes, and forty-eight seconds Hast (N 12° 12’ 48” E),
two-hundred seven and ninety-four hundredths feet (207.94 Ft.) to a point on the centerline of the
aforementioned proposed Cross Farm Lane;

THENCE by the centerline of the proposed Cross Farm Lane the following five (5) courses and
distances:

1. South seventy-seven degrees, forty-seven minutes, and twelve seconds East (S 77° 47’ 12”
E), one-hundred twenty-one and seventy-right hundredths feet (121.78 Ft.) to a point;

2. On a curve to the left having a radius of two-hundred and zero hundredths feet (200.00
Ft.), an arc length of one-hundred forty-one and ninety-nine hundredths feet (141.99 Ft.), a chord
bearing of North eighty-one degrees, fifty-two minutes, and thirty-one seconds East (N 81° 52’ 31”
E), and a chord length of one-hundred thirty-nine and two hundredths feet (139.02 Ft.) to a point;

3. North sixty-one degrees, thirty-two minutes, and fourteen seconds East (N 61° 32’ 14” E)
one-thousand, four-hundred ninety-two and fifty-eight hundredths feet (1,492.58 Ft.) to a point.

 

 

 

4. On a curve to the right having a radius of four-hundred fifty and zero hundredths feet
(450.00 Ft.), an arc length of two-hundred thirty-six and seventy-two hundredths feet (236.72 Ft.),
a chord bearing of North seventy-six degrees, thirty-six minutes, and twenty-six
seconds East (N 76° 36’ 26” E), and a chord length of two-hundred thirty-four and zero
hundredths feet (234.00 Ft.) to a point; and

5. South eighty-eight degrees, nineteen minutes, and twenty-one seconds East (S 88° 19’ 21”
E), three-hundred eighty-nine and nineteen hundredths feet (389.19 Ft.) to the POINT OF BEGINNING.

Excepting and reserving to Metropolitan Edison a right-of-way easement of two-hundred and zero
hundredths feet (200.00 Ft.) in width as described in Deed Book 57-I, Page 348. Also excepting and
reserving to Edison Light and Power Company two (2) right-of-way easements, one of twelve and zero
hundredths feet (12.00 Ft.) in width as described in Deed Book 30-W, Page 149 (in favor of Parcel
103G), and the other of twenty and zero hundredths feet (20.00 Ft.) in width as described in Deed
Book 33-B, Page 180

	 	 	 
	CONTAINING:

	 	38.155 acres (Gross)
	 
	 	 
	 

	 	36.417 acres (Net)

 

 

 

Exhibit B

Development and Construction Budget

	 	 	 	 	 
	Construction Cost
	 	 	 	 
	Site Improvements
	 	 	1,000,000	 
	Production Building Shell
	 	 	3,250,000	 
	Production Fit-out
	 	 	9,130,000	 
	Office Building Shell
	 	 	5,440,000	 
	Office Building Fit-out
	 	 	1,480,000	 
	Central Plant
	 	 	1,300,000	 
	Total Construction Cost
	 	$	21,600,000	 
	 
	 	 	 	 
	Land Cost
	 	$	2,034,791	 
	 
	 	 	 	 
	Architectural and Engineering Cost
	 	$	1,500,000	 
	 
	 	 	 	 
	Total Development and Construction Budget
	 	$	25,134,791	 
	 
	 	 	 

 

Exhibits-3

 

Exhibit C

Project Schedule

 

Exhibits-4

 

EXHIBIT C

	Orignal duration start Nov Dec Jan Feb Mar Apr May Jun
Ju| Aug Jan Feo
Site Development/ Permits 38 26-Oct-09 A 1S-Jan-10 18-Jan-10, Site Development/Permits
NPDES Permit Transfer 5 26-Oct-09 A ~ 06-Nov-09A’ NPDES Permit Transfer
Geotec Borings 5 26-Oct-09 A 30-Oct-09 A Geotec Borings
NPDES Meeting 1 09-Nov-Q9 A D9-Nov-09 A NPDES Meeting
Unilife Land Settlement 0 23-Nov-09 A * Unilife Land Settlement
Foundation Permit Production Facility 10 01-Dec-09* 14-Dec-09 Foundation Permit Production Facility
I Final Permit 20 21-Dec-09 18-Jan-10 Foundation Permit Production Facility
esign 54 16-Oct-09A 08~Jan-10 08-Jan-10, Design
Complete Civil Design 0 16-Oct-09 A ‘ oete Civil Division
Issue BOD 0 02-NOV-09 A Issue BOD
Issue BOD Estimate 5 03-Nov-09 A 03-Nov-09 A issue BOD Estimate
Bid Docs Structural Steel/Foundation/Tilt Up 0 06-Nov-09 A Bid Docs Structural
Steel/Foundation/Tilt Up Design
Issued for Structurual Permit Drawings 0 06-Nov-09 A Issued for Structural Permit Drawings
Value Engineering / Value Management Sess 5 16-Nov-09 A 20-Nov-09 A + Value
Engineering / Value Management Sessions
Complete Clean Room Design 0 19-Nov-09 A * Complete Clean Room Design
Complete Underground Plumbing Design 0 30-Nov-09* * Complete Underground Plumbing Design
Issue Mech / Electrical Equipment Design 0 04-Dec-09* * lssue Mech /
Electrical Equipment Design
Complete Steel Design — Office Building 0 11-Dec-09* * Complete Steel Design -Office Building
Issue Final Permit / Construction Drawings 0 21 -Dec-09* * Issue Final Permit / Construction
Drawings
Complete MEP Design 0 21-Dec-09* * Complete MEP Design
Issue Office Shell Package 0 21-Dec-09* * Issue Office Shell Package
Issue Office Fitout Package 0 08-Jan-10’ Issue Office Fitout Package
Procurement 79 19-Oct-09A 15-Feb-10 l5-Feb-10, Procurement
Bid/Buy Sitework 6 19-Oct-09A 30-Oct-09 A D Buy Sitework
Bid/Buy Structural Steel 15 16-NOV-09 A 25-Nov-09 Bid/Buy Structural Steel
Bid/Buy Tilt Up/Concrete 15
 _____ 
16-Nov-09A 25-Nov-09 Bid/Buy Tilt Up/Concrete
Bid/Buy Underground Plumbing 15 30-Nov-Q9 21-Dec-09 Bid/Buy Underground
Plumbing
Bid/Buy Clean Rooms 0 04-Dec-09* Bid/Buy Clean Rooms
Bid/Buy Mech Electrical Equipment Packages | 15|o4-Dec-09 |25-Dec-09 — Bid/Buy Mech Electrical
Equipment Packages
EAST\42797581.1
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work Remaining Data Date: New World Headquarters
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	Durat ‘ on Nov | Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
Bid/Buy Elevators 20 21-Dec-09 18-Jan-10 Bid/Buy Elevators
| Bid/Buy Mechanical / Plumbing 20 21-Dec-09 18-Jan-10 Bid/Buy Mechanical / Plumbing
Bid/Buy Electrical 20 21-Dec-09 18-Jan-10 Bid/Buy Electrical
Bid/Buy Office Shell 20

22-Dec-09 18-Jan-10 Bid/Buy Office Shell
I Bid/’Buy Interiors 20 19-Jan-1Q 15-Feb-10 Bid/Buy Interiors
Submittals 97 09-Nov-09A 12-Apr-10 12-Apr-10, Submittals
Submit/Approve Sitework 20 09-Nov-09A 11-Dec-09 =3=1 Submit/Approve Sitework
Submit/Approve Structural Steel 26-Nov-09 23 — Dec -0 9 Submit/Approve
Structural Steel — Manufacturing Building
SubrnitfApprove Tilt Up/Concrete 15 26-Nov-09 16-Dec-09 Submit/Approve Tilt Up/Concrete
Submit/Approve Clean Rooms 20 04-Dec-09 01-Jan-10 Submit/Approve Clean Rooms
Submit/Approve Structural Steel — Office 20 11-Dec-09 08-Jan-10 Submit/Approve Structural Steel -
Office Building
Building
Submit/Approve Underground Plumbing 15 21-Dec-09 11-Jan-10 Submit/Approve Underground Plumbing
Submit/Approve Mechanical Long Lead Equip 20 25-Dec-09 22-Jan-10 Submit/Approve Mechanical Long
Lead Equip
| Submit/Approve Elevators 20 18-Jan-10 15-Feb-10 SubmitfApprove Elevators
Submit/Approve Mechanical/ Plumbing 40

19-Jan-10 15-Mar-t0 Submit/Approve Mechanical/Plumbing
Submit/Approve Electrical 40 19-Jan-10 15-Mar-10 Submit/Approve Electrical
Submit/Approve Office Shell 30

19-Jan-10 01-Mar-10 Submit/Approval Office Shell
| SubmityApprove Switchgear 15 19-Jan-10 08-Feb-10 Submit/Approval Switchgear
Submit/Approve interiors 40 16-Feb-l0 12-Apr-10 Submit/Approval Interiors
Fabrication 99 24-Dec-09 17-May-10 17-May-10, Fabrication
Fab/Dei Structural Steel — Manufacturing 35 24-Dec-09 10-Feb-10 Fab/De|
structura| stee|

Manufacturing Bui[ding
Building

Fab/Del Clean Rooms 50 01-Jan-IO

12-Mar-lO Fab/Del Clean Rooms
Fab/Del Structural Steel — Office Building 35

Q8-Jan-10 26-Feb-10 Fab/Del Structure Steel — Office
Building
Fab/Del Underground Plumbing 10 11-Jan-10 25-Jan-10 Fab/Del Fab/Del Underground Plumbing
Fab/De! Mechanical Long Lead Equipment 50

22-Jan-10 02-Apr-10 Fab/Del Mechanical Long Lead
Equipment Fab/Del Mechanical/Plumbing Pipe / Duct 30 09-Feb-10 22-Mar-10 Fab/Del Fab/Del
Mechanical/Plumbing /Duct
I Fab/Del Electrical 25 09-Feb-1Q 15-Mar-10 Fab/Del Electrical
Fab/Del Switchgear 70 09-Feb-10 17-May-10 Fab/Del Switchgear
Fab/Del Elevators 50 15-Feb-10

26-Apr-10 Fab/Dei Elevators
EASTA42797581.1
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Work Remaining Data Date: New World Headquarters
Milestone Project Milestone Schedule Update 11/24/09 builders &
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	Activity Name Original Start Finish 2010 2011
Duratior Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
Fab/Del Office Shell 40 02-Mar-10 26-Apr-10 Fab/Del Off ce Shell
Fab/De! Interiors 3016-Mar-10 26-Apr-10 Fab/Dei Interior
Construction 266 16~Nov-09A 15-Dec-10 15-Dec-10, Construction
Sitework 60

16-Nov-09 A 22-Jan-10 Sitework
Building Shell — Manufacturing 100 14-Dec-09 06-May-10 06-May-10, Building Shell - Manufacturing
Excavation 10 14-Dec-09* 25-Dec-09 Excavation
I Perimeter footings 10 21-Dec-09 01-Jan-10 Perimeter Footings
Stone 8 04-Jan-10 13-Jan-10 Stone
Laser Screen Pours 8 11-Jan-10 20-Jan-lO Laser Screen Pours
Pour Panels 1721-Jan-10 12-Feb-10 PourPanels
Interior columns 12 11-Feb-10 26-Feb-10 Interior columns
I Interior Steel 20 23-Feb-10 22-Mar-10 Interior Steel
Lift Panels 8 11-Mar-10 22-Mar-10 Lift Panels
Perimeter Steel 10 12-MaMO 25-Mar-10 Perimeter Steel
Deck 15 12-Mar-10 01-Apr-10 Deck
I Caulking / Painting 25 23-Mar-10 26-Apr-1Q Caulking / Painting
I Underslab Plumbing 20 25-Mar-10 21-Apr-10 Underslab Plumbing
Roofing 30 26-Mar-10 06-May-10 Roofing
Interior pour strips, dock pits, and bollards 15 08-Apr-10 28-Apr-10 Interior pour strips, dock
pits, and bollards
Central Utility Plant 73 02-Apr-10 15-Jul-10 15-Jul-10, Central Utility Plant
Underslab Plumbing 10 02-Apr-10 15-Apr-10 Underslab Plumbing

Overhead Piping 35 16-Apr-10 03-Jun-10 Overhead Piping
Overhead Electrical 35 16-Apr-10 03-Jun-10 Overhead Electrical
Receive and Set Equipment 20 14-May-10 10-Jun-10 Receive and Set Equipment
I Final Connections to Equipment 15 11-Jun-10 01-Jul-10 Fine Connections to Equipment
Start Up Testing 10 02-Jul-10 15-Jul-10 Start Up Testing
Building Shell — Office 135 04-Jan-10 16-Jul-10 16-Ju!-10, Building Shell-Office
Offce Building Foundations 30 04-Jan-1Q 12-Feb-1Q Office Building Foundations
Office Structure 40 26-Feb-10 23-Ap-10 Office Structure
Office Building Shell 60 23-Apr-10 16-Jul-10 Office Building Shell
Interior Fitout 191 12-Mlar-10 15-Dec- 15-Dec-10, 10 | “ Interior
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BiK Actual Work 24 “ Nov -0 9
Work Remaining Data Date: New World Headquarters
Critical Remaining 23-Nov-09
Milestone Project Milestone Schedule Update 11/24/09 builders &
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	Activity Name Original Start Finish 2010 2011
Duration Nov | Dec | Jan | Feb | Mar | Apr May Jun Jul Aug sep Oct Nov Dec Jan Feb
· Clean Room Fit Out 90 12-Mar-IO 16-Jul 10 Clean Room Fit Out
I Overhead Infrastructure 52 09-Apr-10 21-Jun-10 overhead Infrastructure
Support Areas/ GMP Warehouse Fitout 117 07-May-10 13-Oct-10 Support Areas / GMP
Office/Admin Area Fitout 118 02-Jul-10 15-Dec-10 Office/Admin
I

Certificate of Occupancy Manufacturing 0 18-0ct-10 Certificate of...
Certificate of Occupancy Office 0 15-Dec-10 * Certificate of
| Commissioning 30 14-Sep-10 |25-Oct-10 Commissionin
Equipment Relocation to Clean Rooms 10 18-Oct-1 0 |29-Oct-10 Equipment Relocation
Validation 45 26-Oct-10 27-Dec-10 Validation
Personnel Relocation to New Office Building 10 15-Dec-10 |29-Dec-10 Personnel
EAST\42797581.1
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Work Remaining Data Date: New World Headquarters
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Exhibit D

Project Team

Robert L. Ventresca

Robert G. Loughery

Gregory A. Ventresca

Charles A. Artillio

Jorden P. “Pete” Krauss

Such other person as designated by Developer from time to time.Exhibit 10.30

Exhibit 10.30

November 12, 2008

Daniel
Calvert 
[residential address and email omitted]

Re: Unilife Offer of Employment

Dear Dan:

On behalf of Unilife Medical Solutions, LTD. (“Unilife”) and Unilife’s Chief Executive Officer,
Mr. Alan (“Alan”) D. Shortall, I am very pleased to extend a formal offer to you regarding the
position of Unilife’s Chief Financial Officer.

Your breadth of knowledge and experience as Chief Financial Officer with a variety of organizations
and your management style, which is a perfect fit for the empowering culture we are building, will
add immeasurably to Unilife’s success during our projected rapid growth and industrialization of
our patented safety syringes.

EFFECTIVE DATE OF EMPLOYMENT:

The formal effective date of this position is December 1, 2008 (or earlier if possible), and if you
accept this offer to become the Chief Financial Officer, you will begin as an exempt employee on
that day reporting directly to Alan.

SALARY:

Your annual salary for the remainder of the calendar year 2008, and for the entire calendar year
2009, will be US$160,000.00 per year.

INCENTIVE BONUS PLAN:

As a senior executive you will be eligible to participate in Unilife’s Incentive Bonus Plan in
amounts and percentages as determined by Unilife’s Board of Directors. For the calendar years
ending December 31, 2008, and 2009, the potential cash bonus amount will be forty percent (40%) of
base salary. Hence, on a pro rata basis for the calendar year ending December 31, 2008,
recognizing your one month period of employment, you will be eligible for a cash bonus of 3.33% of
base salary to be paid in June, 2009. This bonus is discretionary and subject to achievement of
such goals and objectives as the Chief Executive Officer, in his sole discretion, determines in a
set of Key Performance Indicators (“KPI’s”). For the calendar year ending December 31, 2009 you
will be eligible for the full potential cash bonus of forty percent (40%) of base salary.

Unilife Medical Solutions Limited

 

 

 

Your salary and any bonuses will be subject to the customary withholding and employment taxes as
required by law with respect to compensation paid by an employer to an employee, including the
requirement that you provide Unilife sufficient cash to satisfy Unilife’s withholding obligations
with respect to any stock you receive.

Bonuses, if any are earned, are paid twice per year on June 30th and on December 31st.

INCENTIVE STOCK OPTIONS:

As Chief Financial Officer, you will participate in Unilife’s Incentive Stock Option Plan. Subject
to the Board of Directors’ approval, and in compliance with applicable state and federal securities
laws, upon commencement of employment, you will be granted Options to purchase 1,500,000 shares of
Unilife common stock. Assuming you commence employment on December 1, 2008, the exercise price per
share of all Incentive Stock Options granted, as set forth in this letter, will be set at
Australian Thirty-Three Cents (A$0.33) per share, the current fair market value of the Company’s
common stock.

The Incentive Stock Options are subject to a three (3) year vesting schedule, which is as follows:

Upon joining Unilife, 500,000 Incentive Stock Options will vest immediately. At the end of one
(1) full year of employment 500,000 Incentive Stock Options will vest. At the end of your second
full year of employment 500,000 Incentive Stock Options will vest. Incentive Stock Options are
exercisable until June 30, 2012. A copy of the Incentive Stock Option Plan will be sent to you
under separate cover.

Based upon your individual performance, under the Incentive Stock Option Plan, you may also qualify
for additional grants of options to acquire Unilife common stock, subject to determination by the
Board of Directors.

Unilife agrees to define a change of control as more than thirty-three percent (33%) of the then
outstanding common stock becoming owned by a single entity. In such a change of control situation,
all outstanding unvested Incentive Stock Options would immediately become fully vested, if there is
a change in your position and/or responsibilities with Unilife.

Unilife Medical Solutions Limited – 2

 

 

 

RELOCATION EXPENSES:

When appropriate and subject to prior approval, you will be reimbursed for all reasonable
relocation expenses, house-hunting trips for you and your wife, moving and other out of pocket
expenses (other than home decorating expenses, differences in mortgage rates, differences in costs
of comparable housing, etc.), closing costs and fees, including up to 1.5 mortgage points. Unilife
will also reimburse you for temporary living expenses, not to exceed six (6) months, during the
relocation period. Recognizing current state and federal income tax laws you will also be
reimbursed on a “gross-up” for the income tax effect of reimbursed relocation expenses.

Unilife has nearby executive apartments leased for relocating executives. If you wish to reside in
one of these apartments while house-hunting, please notify me so that arrangements can be made.

OTHER BENEFITS:

You and your family will be eligible for the health and dental benefits provided by Unilife,
subject to the plan provisions. Unilife currently utilizes Health Assurance as its provider of
health and dental coverage. Copies of the plans will be provided under separate cover. As we
discussed, since these plans contain a 90 day waiting period post-hire, we will ask you to COBRA
your current coverage and will reimburse you at cost (and “gross up” for tax purposes).

As Chief Financial Officer, you will be entitled to four (4) weeks of paid vacation per year with
no carry-over for unused vacation days or payment in lieu thereof.

INDEMNIFICATION:

Unilife agrees to provide you with indemnification equivalent to that provided to other senior
management and pursuant to Unilife’s Directors and Officers insurance policies as in place from
time to time.

CONFIDENTIALITY AGREEMENT, ETC.:

Your employment, pursuant to this offer, is contingent upon the successful completion of a
background check (copy of background check from current employer’s auditor), your execution of
Unilife’s standard employee Confidential Information and Invention Assignment Agreement (which will
be provided to you) and completion of U.S. Department of Justice Form I-9 (which verifies your
employment eligibility). You should also be aware that your employment with Unilife is considered
to be “at will.” This means that Unilife has the right to terminate your employment at any time,
with or without cause. As you know, this
is standard practice in the United States and is not a reflection on your skills and ability, in
which we have full confidence.

Unilife Medical Solutions Limited – 3

 

 

 

In the event you are terminated, other than for cause or inability to perform your duties, you will
receive severance compensation totaling six (6) months of base salary. As a condition of receiving
severance compensation, you would be required to execute a general release of claims against
Unilife and its officers, directors, agents and shareholders. Such general release would not
include rights to vested options or claims for any compensation earned (including, without
limitation, accrued vacation), or reimbursement of expenses incurred, through the date of
termination.

“Cause” will mean termination of your employment for any one or more of the following:

(i) habitual material neglect of your assigned duties (other than by reason of disability) or
habitual intentional refusal to perform your assigned duties (other than by reason of disability)
which continues uncured for 30 days following receipt of written notice of such deficiency or
“cause” event from the Chief Executive Officer, specifying in detail the scope and nature of the
deficiency or the “cause” event; (ii) an act of dishonesty intended to result in your gain or
personal enrichment or that of anyone associated with you; (iii) engaging in illegal conduct which
causes material harm to Unilife, its reputation or that of its affiliates; (iv) committing a crime
directly relating to an act of dishonesty or fraud against or a misappropriation of property
belonging to Unilife or its affiliates; (v) engaging in any act of moral turpitude that causes
material harm to Unilife or its reputation; (vi) intentionally breaching, in any material respect,
the terms of any agreement with Unilife; or (vii) commencement of employment with any other
employer while an employee of Unilife without the prior written consent of the Chief Executive
Officer. Any determination of “Cause” as used herein will be made in good faith by the Chief
Executive Officer.

Any controversy, claim or dispute involving the parties (or their affiliated persons) directly or
indirectly concerning your employment and this offer, or otherwise, shall be finally settled by
binding arbitration held in Harrisburg, Pennsylvania by one arbitrator in accordance with the rules
of employment arbitration then followed by the American Arbitration Association or any successor to
the functions thereof. The arbitrator shall apply Pennsylvania law in the resolution of all
controversies, claims and disputes and shall have the right and authority to determine how his or
her decision or determination as to each issue or matter in dispute may be implemented or enforced.
Any decision or award of the arbitrator shall be final and conclusive on you and Unilife and its
affiliates, and there shall be no appeal there from other than causes of appeal allowed by the
Federal Arbitration Act. Unilife shall bear all costs of the arbitrator in any action brought
under this section. The parties hereto agree that any action to compel arbitration
may be brought in the appropriate Pennsylvania state or federal court and in connection with such
action to compel the laws of the Commonwealth of Pennsylvania and the Federal Arbitration Act shall
control. Application may also be made to such court for confirmation of any decision or award of
the arbitrator, for an order of the enforcement and for any other remedies, which may be necessary
to effectuate such decision or award. The parties hereto hereby consent to the jurisdiction of the
arbitrator and of such court and waive any objection to the jurisdiction of such arbitrator and
court.

Unilife Medical Solutions Limited – 4

 

 

 

Severance compensation will be paid in accordance with normal payroll procedures. If you are
re-employed at any time during the severance period all further severance payments shall
immediately cease.

Dan, I hope this offer of employment with Unilife meets your expectations and approval. If it
does, please indicate your acceptance of this offer of employment by returning a signed copy of
this letter to me at your earliest opportunity.

This offer, if not accepted or previously withdrawn, will expire at 05:00 PM, EST on Monday,
November 24, 2008.

If there is anything I can do to assist you and your family with this transition, please contact
me. On Alan’s behalf, I thank you for your interest and enthusiasm with joining Unilife, your
patience while I conducted a background check, and hope that you will enjoy a very successful
career with our fine company.

	 	 	 	 	 	 	 
	Sincerely,

	 	 	 	Accepted by:	 	 
	 
	 	 	 	 	 	 
	/s/ Cynthia M. Lighty
 

Cynthia M. Lighty

	 	 	 	/s/ Daniel Calvert
 

Daniel Calvert
	 	 
	Human Resources Manager
	 	 	 	 	 	 

Unilife Medical Solutions Limited – 5

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