Document:

EX-10.9

 Exhibit 10.9 

Dated 21 June 2013 
 Lease

 between 
 MEPC Milton
Park No. 1 Limited and 
 MEPC Milton Park No. 2 Limited 

and 
 Summit Corporation plc

 relating to 
 85b Park
Drive 
 Milton Park 
  

			
	

	  	

 PRESCRIBED CLAUSES 

 

					
	 LR1.
	  	 Date of lease
	  	21 June 2013
			
	 LR2.
	  	 Title number(s)
	  	LR2.1 Landlord’s title number(s)
			
		  		  	BK102078
			
		  		  	LR2.2 Other title number(s)
			
		  		  	ON122118, ON122717, ON130108, ON130606,
		  		  	ON137010, ON145942, ON146219, ON225380,
		  		  	ON38283, ON61862, ON72772, ON96949, ON216090
			
	 LR3.
	  	 Parties to this lease
	  	Landlord
			
		  		  	MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP No. LP14504), both of whose registered offices are at
Lloyds Chambers 1 Portsoken Street London E1 8HZ
			
		  		  	Tenant
			
		  		  	SUMMIT CORPORATION PLC (Company number 05197494) whose registered office is at 91 Park Drive Milton Park Abingdon Oxfordshire OX14 4RY
			
		  		  	Other parties
			
		  		  	None
			
	 LR4.
	  	 Property
	  	In the case of a conflict between this clause and the remainder of this lease then, for the purposes of registration, this clause shall prevail.
			
		  		  	85b on the first floor of 85 Park Drive Milton Park, Abingdon, Oxfordshire, OX14 4RY shown edged red on the Plan with a net internal floor area of 406.27 square metres (4,373 square feet) measured in accordance with the RICS Code
of Measuring Practice (sixth edition)
			
	 LR5.
	  	 Prescribed Statements etc.
	  	None
			
	 LR6.
	  	 Term for which the Property

is leased
	  	From and including 21 June 2013
			
		  		  	To and including 20 June 2019
			
	 LR7.
	  	 Premium
	  	None
			
	 LR8.
	  	 Prohibitions or restrictions

on disposing of this lease
	  	 This lease contains a provision that prohibits or restricts

dispositions

			
	 LR9.
	  	 Rights of acquisition etc.
	  	LR9.1 Tenant’s contractual rights to renew this lease, to acquire the reversion or another lease of the Property, or to acquire an interest in other land
			
		  		  	None
			
		  		  	LR9.2 Tenant’s covenant to (or offer to) surrender this lease
			
		  		  	None
			
		  		  	LR9.3 Landlord’s contractual rights to acquire this lease
			
		  		  	None

  
 1 

					
	LR10.	  	Restrictive covenants given in this lease by the Landlord in respect of land other than the Property	  	None
			
	LR11.	  	Easements	  	LR11.1 Easements granted by this lease for the benefit of the Property
			
		  		  	The easements specified in Part I of the First Schedule of this lease
			
		  		  	LR11.2 Easements granted or reserved by this lease over the Property for the benefit of other property
			
		  		  	The easements specified in Part II of the First Schedule of this lease
			
	LR12.	  	Estate rentcharge burdening the Property	  	None
			
	LR13.	  	Application for standard form of restriction	  	None
			
	LR14.	  	Declaration of trust where there is more than one person comprising the Tenant	  	None

  
 2 

  
 

 

  
 

 

 This lease made on the date and between the parties specified in the Prescribed Clauses Witnesses
as follows: 
  

	1	Definitions and Interpretation 

 In this lease unless the context otherwise requires:

  

	1.1	Definitions 

 Adjoining Property means any adjoining or neighbouring premises in
which the Landlord or a Group Company of the Landlord holds or shall at any time during the Term hold a freehold or leasehold interest; 

Base Rate means the base rate from time to time of Barclays Bank PLC or (if not available) such comparable rate of interest as the
Landlord shall reasonably require; 
 Break Date means 23 June 2016; 

Building means the building known as 85 Park Drive Milton Park (of which the Property forms part) and shown for the purposes of
identification edged blue on the Plan and includes any part of it and any alteration or addition to it or replacement of it; 
 Building
Services means the services provided or procured by the Landlord in relation to the Building as set out in Part III of the Fourth Schedule; 

Common Parts means the accesses, lifts and other areas of the Building from time to time designated by the Landlord for common use by
the tenants and occupiers of the Building; 
 Conduit means any existing or future media for the passage of substances or energy and
any ancillary apparatus attached to them and any enclosures for them; 
 Contractual Term means the term specified in the Prescribed
Clauses; 
 Encumbrances means the obligations and encumbrances (if any) specified in Part III of the First Schedule; 

Estate means Milton Park, Abingdon, Oxfordshire (of which the Building forms part) and the buildings from time to time standing on it
shown on the Plan together with any other adjoining land which is incorporated into Milton Park; 
 Estate Common Areas means the
roads, accesses, landscaped areas, car parks, estate management offices and other areas or amenities on the Estate or outside the Estate but serving or otherwise benefiting the Estate as a whole which are from time to time provided or designated for
the common amenity or benefit of the owners or occupiers of the Estate; 
 Estate Services means the services provided or procured by
the Landlord in relation to the Estate as set out in Part II of the Fourth Schedule; 
 Group Company means a company which is a
member of the same group of companies within the meaning of Section 42 of the 1954 Act; 
 Guarantor means any party to this
lease so named in the Prescribed Clauses (which in the case of an individual includes his personal representatives) and any guarantor of the obligations of the Tenant for the time being; 

Insurance Commencement Date means 21 June 2013; 

Insured Risks means fire, lightning, earthquake, explosion, aircraft (other than hostile aircraft) and other aerial devices or articles
dropped therefrom, riot, civil commotion, malicious damage, storm or tempest, bursting or overflowing of water tanks apparatus or pipes, flood and impact by road vehicles (to the extent that insurance against such risks may ordinarily be arranged
with an insurer of good repute) and such other risks or insurance as may from time to time be reasonably required by the Landlord (subject in all cases to such usual exclusions and limitations as may be imposed by the insurers), and Insured
Risk means any one of them; 
 Landlord means the party to this lease so named in the Prescribed Clauses and includes any other
person entitled to the immediate reversion to this lease; 
 Landlord’s Surveyor means a suitably qualified person or firm
appointed by the Landlord (including an employee of the Landlord or a Group Company) to perform the function of a surveyor for the purposes of this lease; 

  
 3 

 Lease Particulars means the descriptions and terms in the section headed Lease
Particulars which form part of this lease insofar as they are not inconsistent with the other provisions of this lease; 
 Lettable
Units means any part of the Building which is let or constructed or adapted for letting from time to time; 
 Permitted Use means
use as offices within Class B1(a) of the 1987 Order; 
 Plan means the plan or plans annexed to this lease; 

Prescribed Clauses means the descriptions and terms in the section headed Prescribed Clauses which form part of this lease; 

Principal Rent means EIGHTY EIGHT THOUSAND ONE HUNDRED AND SIXTEEN POUNDS (£88,116) per annum subject to increase in accordance
with the Second Schedule; 
 Property means the property described in the Prescribed Clauses and includes any part of it any
alteration or addition to the Property and any fixtures and fittings in or on the Property and includes:- 
  

	 	(i)	the floorboards, screed, plaster and other finishes on the floors, walls, columns and ceilings, and all carpets; 

  

	 	(ii)	the raised floors and false ceilings (including light fittings) and the voids between the ceilings and false ceilings and the floor slab and the raised floors; 

 

	 	(iii)	non-load bearing walls and columns in the Property and one half of the thickness of such walls dividing the Property from other parts of the Building; 

 

	 	(iv)	all doors and internal windows and their frames, glass and fitments; 

  

	 	(v)	all Conduits, plant and machinery within and solely serving the same; 

  

	 	(vi)	all Landlord’s fixtures and fittings; 

  

	 	(vii)	all alterations and additions; 

 but excludes: 

 

	 	(i)	all structural and external parts of the Building; 

  

	 	(ii)	all Conduits, plant and machinery serving other parts of the Building; 

 Quarter Days
means 25 March, 24 June, 29 September and 25 December in every year and Quarter Day means any of them; 
 Reinstatement/Review
Specification means the means the specification annexed to this lease marked “Reinstatement/Rent Review Specification”; 

Rent Commencement Date means 21 December 2013; 

Review Date means 24 June 2016; 

Service Charge means the Service Charge set out in the Fourth Schedule; 

Service Charge Commencement Date means 21 June 2013; 

Services means the Estate Services and the Building Services; 

Tenant means the party to this lease so named in the Prescribed Clauses and includes its successors in title; 

Term means the Contractual Term together with any continuation of the term or the tenancy (whether by statute, common law holding over
or otherwise) 
 This lease means this lease and any document supplemental to it or entered into pursuant to it; 

VAT means Value Added Tax and any similar tax substituted for it or levied in addition to it; 

1954 Act means the Landlord and Tenant Act 1954; 

1987 Order means the Town and Country Planning (Use Classes) Order 1987 (as originally made); 

1995 Act means the Landlord and Tenant (Covenants) Act 1995; 

2003 Order means The Regulatory Reform (Business Tenancies) (England and Wales) Order 2003. 

  
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	1.2	Interpretation 

  

	 	1.2.1	If the Tenant or the Guarantor is more than one person then their covenants are joint and several; 

  

	 	1.2.2	Any reference to a statute includes any modification extension or re-enactment of it and any orders, regulations, directions, schemes and rules made under it; 

 

	 	1.2.3	Any covenant by the Tenant not to do any act or thing includes an obligation not knowingly to permit or suffer such act or thing to be done; 

 

	 	1.2.4	If the Landlord reserves rights of access or other rights over or in relation to the Property then those rights extend to persons authorised by it; 

 

	 	1.2.5	References to the act or default of the Tenant include acts or default or negligence of any undertenant or of anyone at the Property with the Tenant’s or any undertenant’s permission or
sufferance; 

  

	 	1.2.6	The index and Clause headings in this lease are for ease of reference only; 

  

	 	1.2.7	References to the last year of the Term shall mean the twelve months ending on the expiration or earlier termination of the Term; 

 

	 	1.2.8	References to Costs include all liabilities, claims, demands, proceedings, damages, losses and proper and reasonable costs and expenses; 

 

	 	1.2.9	References to Principal Rent and Revised Rent are references to yearly sums. 

  

	2	Demise 

 The Landlord with Full Title Guarantee DEMISES the Property to the Tenant for
the Contractual Term TOGETHER WITH the rights set out in Part I of the First Schedule, EXCEPT AND RESERVING as mentioned in Part II of the First Schedule and SUBJECT TO the Encumbrances; 

 

	3	Rent 

 The Tenant will pay by way of rent during the Term or until released pursuant to
the 1995 Act without any deduction counterclaim or set off except where required by law: 
  

	3.1	The Principal Rent and any VAT by equal quarterly payments (and proportionately in respect of any period of less than a year) in advance on the Quarter Days to be paid by Direct Debit, Banker’s Standing
Order or other means as the Landlord requires, the first payment for the period from and including the Rent Commencement Date to (but excluding) the next Quarter Day to be made on the Rent Commencement Date; 

 

	3.2	The Service Charge and any VAT at the times and in the manner set out in the Fourth Schedule; 

  

	3.3	The following amounts and any VAT: 

  

	 	3.3.1	the sums specified in Clauses 4.1 [interest] and 4.2 [outgoings and utilities]; 

  

	 	3.3.2	the sums specified in Clause 6.2.1 [insurance]; 

  

	 	3.3.3	all Costs incurred by the Landlord as a result of any breach of the Tenant’s covenants in this lease. 

  

	4	Tenant’s covenants 

 The Tenant covenants with the Landlord throughout the Term, or
until released pursuant to the 1995 Act, as follows: 
  

	4.1	Interest 

 If the Landlord does not receive any sum due to it within 14 days of the due
date to pay on demand interest on such sum at 2 per cent above Base Rate from the due date until payment (both before and after any judgment), provided this Clause shall not prejudice any other right or remedy for the recovery of such sum; 

  
 5 

	4.2	Outgoings and Utilities 

  

	 	4.2.1	To pay all existing and future rates, taxes, charges, assessments and outgoings in respect of the Property (whether assessed or imposed on the owner or the occupier), except any tax (other than VAT) arising as a
result of the receipt by the Landlord of the rents reserved by this lease and any tax arising on any dealing by the Landlord with its reversion to this lease; 

  

	 	4.2.2	To pay for all gas, electricity, water, telephone and other utilities used on the Property, and all charges for meters and all standing charges, and a fair and reasonable proportion of any joint charges as
determined by the Landlord’s Surveyor; 

  

	4.3	VAT 

  

	 	4.3.1	Any payment or other consideration to be provided to the Landlord is exclusive of VAT, and the Tenant shall in addition pay any VAT chargeable on the date the payment or other consideration is due;

  

	 	4.3.2	Any obligation to reimburse or pay the Landlord’s expenditure extends to irrecoverable VAT on that expenditure, and the Tenant shall also reimburse or pay such VAT; 

 

	4.4	Repair 

  

	 	4.4.1	To keep the Property and any Conduits plant and equipment serving only the Property in good and substantial repair and condition (damage by the Insured Risks excepted save to the extent that insurance moneys are
irrecoverable as a result of the act or default of the Tenant); 

  

	 	4.4.2	To make good any disrepair for which the Tenant is liable within 2 months after the date of written notice from the Landlord (or sooner if the Landlord reasonably requires); 

 

	 	4.4.3	If the Tenant fails to comply with any such notice the Landlord may enter and carry out the work and the cost shall be reimbursed by the Tenant on demand as a debt; 

 

	 	4.4.4	To enter into maintenance contracts with reputable contractors for the regular servicing of all plant and equipment serving only the Property; 

 

	4.5	Decoration 

  

	 	4.5.1	To clean, prepare and paint or treat and generally redecorate all internal parts of the Property in the last year of the Term; 

 

	 	4.5.2	All the work described in Clause 4.5.1 is to be carried out: 

  

	 	(i)	in a good and workmanlike manner to the Landlord’s reasonable satisfaction; and 

  

	 	(ii)	in colours which (if different from the existing colour) are first approved in writing by the Landlord (approval not to be unreasonably withheld or delayed); 

 

	4.6	Cleaning 

  

	 	4.6.1	To keep the Property clean, tidy and free from rubbish; 

  

	 	4.6.2	To clean the inside of windows and any washable surfaces at the Property as often as reasonably necessary; 

  

	4.7	Overloading 

 Not to overload the floors, ceilings or structure of the Property or the
structure of the Building or any plant machinery or electrical installation serving the Property or the Building; 
  

	4.8	Conduits 

 To keep the Conduits in or serving the Property clear and free from any
noxious, harmful or deleterious substance, and to remove any obstruction and repair any damage to the Conduits as soon as reasonably practicable to the Landlord’s reasonable satisfaction; 

 

	4.9	User 

  

	 	4.9.1	Not to use the Property otherwise than for the Permitted Use; 

  

	 	4.9.2	Not to use the Property for any purpose which is: 

  

	 	(i)	noisy, offensive, dangerous, illegal, immoral or an actionable nuisance; or 

  
 6 

	 	(ii)	which in the reasonable opinion of the Landlord causes damage or disturbance to the Landlord, or to owners or occupiers of any neighbouring property; or 

 

	 	(iii)	which involves any substance which may be harmful, polluting or contaminating other than in quantities which are normal for and used in connection with the Permitted Use; 

 

	4.10	Signs 

 Not to erect any sign, notice or advertisement which is visible outside the
Property without the Landlord’s prior written consent; 
  

	4.11	Alterations 

  

	 	4.11.1	Not to make any alterations or additions which: 

  

	 	(i)	affect the structure of the Building (including without limitation the roofs and foundations and the principal or load-bearing walls, floors, beams and columns); 

 

	 	(ii)	merge the Property with any adjoining premises; 

  

	 	(iii)	affect the external appearance of the Property; 

  

	 	(iv)	affect the heating air-conditioning and ventilation systems at the Building; 

  

	 	4.11.2	Not to make any other alterations or additions to the Property without the Landlord’s written consent (which is not to be unreasonably withheld or delayed); 

 

	4.12	Preservation of Easements 

  

	 	4.12.1	Not to prejudice the acquisition of any right of light for the benefit of the Property and to preserve all rights of light and other easements enjoyed by the Property; 

 

	 	4.12.2	Promptly to give the Landlord notice if any easement enjoyed by the Property is obstructed, or any new easement affecting the Property is made or attempted; 

 

	4.13	Alienation 

  

	 	4.13.1	Not to: 

  

	 	(i)	assign, charge, underlet or part with possession of the whole or part only of the Property nor to agree to do so except by an assignment or underletting permitted by this Clause 4.13; 

 

	 	(ii)	share the possession or occupation of the whole or any part of the Property; 

  

	 	(iii)	assign, part with or share any of the benefits or burdens of this lease, or any interest derived from it by a virtual assignment or other similar arrangement; 

 

	 	4.13.2	Assignment 

  

	 	  	Not to assign or agree to assign the whole of the Property without the Landlord’s written consent (not to be unreasonably withheld or delayed), provided that: 

 

	 	(i)	the Landlord may withhold consent in circumstances where in the reasonable opinion of the Landlord 

  

	 	(a)	the proposed assignee is not of sufficient financial standing to enable it to comply with the Tenant’s covenants in this lease; or 

 

	 	(b)	such persons as the Landlord reasonably requires do not act as guarantors for the assignee and do not enter into direct covenants with the Landlord including the provisions set out in the Third Schedule (but referring
in paragraph 1.2 to the assignee); 

  

	 	(ii)	the Landlord’s consent shall in every case be subject to conditions (unless expressly excluded) requiring that: 

  

	 	(a)	the assignee covenants with the Landlord to pay the rents and observe and perform the Tenant’s covenants in this lease during the residue of the Term, or until released pursuant to the 1995 Act; 

 

	 	(b)	the Tenant enters into an authorised guarantee agreement guaranteeing the performance of the Tenant’s covenants in this lease by the assignee including the provisions set out in paragraphs 1-5 (inclusive) of the
Third Schedule (but omitting paragraph 1.2); 

  
 7 

	 	(c)	all rent and other payments due under this lease are paid before completion of the assignment; 

  

	4.13.3	Underletting 

 Not to underlet or agree to underlet the whole of the Property nor vary
the terms of any underlease without the Landlord’s written consent (not to be unreasonably withheld or delayed). Any permitted underletting must comply with the following: 

 

	 	(i)	the rent payable under the underlease must be: 

  

	 	(a)	not less than the rent reasonably obtainable in the open market for the Property without fine or premium; 

  

	 	(b)	payable no more than one quarter in advance; 

  

	 	(c)	where the term of the underlease is in excess of three years (but not otherwise) subject to upward only reviews at intervals no less frequent than the rent reviews under this lease; 

 

	 	(ii)	the undertenant covenants with the Landlord and in the underlease: 

  

	 	(a)	not to do anything which might amount to a breach of the Tenant’s covenants in this lease (except for payment of the rents) during the term of the underlease or until released pursuant to the 1995 Act;

  

	 	(b)	to observe and perform the covenants on the part of the undertenant in the underlease during the term of the underlease or until released pursuant to the 1995 Act; 

 

	 	(c)	not to underlet, share or part with possession or occupation of the whole or any part of the underlet premises, nor to assign or charge part only of the underlet premises; 

 

	 	(d)	not to assign the whole of the underlet premises without the Landlord’s prior written consent (which shall not be unreasonably withheld or delayed); 

 

	 	(iii)	all rents and other payments due under this lease (not the subject of a bona fide dispute) are paid before completion of the underletting; 

 

	 	(iv)	Sections 24 to 28 of the 1954 Act must be excluded and before completion of the underletting a certified copy of each of the following documents must be supplied to the Landlord: 

 

	 	(a)	the notice served on the proposed undertenant pursuant to section 38A(3)(a) of the 1954 Act; and 

  

	 	(b)	the declaration actually made by the proposed undertenant in compliance with the requirements of Schedule 2 of the 2003 Order; and 

  

	 	(c)	the proposed form of underlease containing an agreement to exclude the provisions of sections 24 to 28 of the 1954 Act and a reference to both the notice pursuant to section 38A(3)(a) of the 1954 Act and the declaration
pursuant to the requirements of Schedule 2 of the 2003 Order as referred to in this clause 4.13.3; 

 and before
completion of the underletting the Tenant must warrant to the Landlord that both the notice pursuant to section 38A(3)(a) of the 1954 Act has been served on the relevant persons as required by the 1954 Act and the appropriate declaration pursuant to
the requirements of Schedule 2 of the 2003 Order as referred to in this clause 4.13.3 has been made prior to the date on which the Tenant and the proposed undertenant became contractually bound to enter into the tenancy to which the said notice
applies; 
  

	4.13.4	To take all necessary steps and proceedings to remedy any breach of the covenants of the undertenant under the underlease and not to permit any reduction of the rent payable by any undertenant other than owing to
rent suspension pursuant to clause 6.3 of this lease incorporated by reference into the underlease; 

  
 8 

	 	4.13.5	Group Sharing 

 Notwithstanding Clause 4.13.1 the Tenant may share occupation of the
whole or any part of the Property with a Group Company 
 PROVIDED THAT 

 

	 	(a)	the relationship of landlord and tenant is not created; and 

  

	 	(b)	occupation by any Group Company shall cease upon it ceasing to be a Group Company; and 

  

	 	(c)	the Tenant informs the Landlord in writing before each occupier commences occupation and after it ceases occupation; 

  

	4.14	Registration 

 Within 21 days to give to the Landlord’s solicitors (or as the
Landlord may direct) written notice of any assignment, charge, underlease or other devolution of the Property together with a certified copy of the relevant document and a reasonable registration fee of not less than £50; 

 

	4.15	Statutory Requirements and Notices 

  

	 	4.15.1	To supply the Landlord with a copy of any notice, order or certificate or proposal for any notice order or certificate affecting or capable of affecting the Property as soon as it is received by or comes to the
notice of the Tenant; 

  

	 	4.15.2	To comply promptly with all notices served by any public, local or statutory authority, and with the requirements of any present or future statute or European Union law, regulation or directive (whether imposed
on the owner or occupier), which affects the Property or its use; 

  

	 	4.15.3	At the request of the Landlord, but at the joint cost of the Landlord and the Tenant, to make or join the Landlord in making such objections or representations against or in respect of any such notice, order or
certificate as the Landlord may reasonably require; 

  

	4.16	Planning 

  

	 	4.16.1	Not to apply for or implement any planning permission affecting the Property; 

  

	 	4.16.2	If a planning permission is implemented the Tenant shall complete all the works permitted and comply with all the conditions imposed by the permission before the determination of the Term (including any works
stipulated to be carried out by a date after the determination of the Term unless the Landlord requires otherwise); 

  

	4.17	Contaminants and Defects 

  

	 	4.17.1	To give the Landlord prompt written notice upon becoming aware of the existence of any defect in the Property, or of the existence of any contaminant, pollutant or harmful substance on the Property but not used
in the ordinary course of the Tenant’s use of the Property; 

  

	 	4.17.2	If so requested by the Landlord, to remove from the Property or remedy to the Landlord’s reasonable satisfaction any such contaminant, pollutant or harmful substance introduced on the Property by or at the
request of the Tenant; 

  

	4.18	Entry by Landlord 

 To permit the Landlord at all reasonable times and on reasonable
notice (except in emergency) to enter the Property in order to: 
  

	 	4.18.1	inspect and record the condition of the Property or other parts of the Building or the Adjoining Property; 

  

	 	4.18.2	remedy any breach of the Tenant’s obligations under this lease; 

  

	 	4.18.3	repair, maintain, clean, alter, replace, install, add to or connect up to any Conduits which serve the Building or the Adjoining Property; 

  
 9 

	 	4.18.4	repair, maintain, alter or rebuild the Building or the Adjoining Property; 

  

	 	4.18.5	comply with any of its obligations under this lease; 

 Provided that the Landlord shall
cause as little inconvenience as reasonably practicable in the exercise of such rights and shall promptly make good all physical damage to the Property caused by such entry; 
  

	4.19	Landlord’s Costs 

 To pay to the Landlord on demand amounts equal to such Costs as
it may properly and reasonably incur: 
  

	 	4.19.1	in connection with any application for consent made necessary by this lease (including where consent is lawfully refused or the application is withdrawn); 

 

	 	4.19.2	incidental to or in reasonable contemplation of the preparation and service of a schedule of dilapidations (whether before or within three (3) months after the end of the Term) or a notice or proceedings
under Section 146 or Section 147 of the Law of Property Act 1925 (even if forfeiture is avoided other than by relief granted by the Court); 

  

	 	4.19.3	in connection with the enforcement or remedying of any breach of the covenants in this lease on the part of the Tenant and any Guarantor; 

 

	 	4.19.4	incidental to or in reasonable contemplation of the preparation and service of any notice under Section 17 of the 1995 Act; 

 

	4.20	Yielding up 

 Immediately before the end of the Term: 

 

	 	(i)	to give up the Property repaired and decorated and otherwise in accordance with the Tenant’s covenants in this lease; 

  

	 	(ii)	if required to do so by the Landlord to remove all alterations made during the Term or any preceding period of occupation by the Tenant; 

 

	 	(iii)	to reinstate the Property to the specification prescribed by the Reinstatement/Review Specification as the Landlord shall reasonably direct and to its reasonable satisfaction; 

 

	 	(iv)	to remove all signs, tenant’s fixtures and fittings and other goods from the Property, and make good any damage caused thereby to the Landlord’s reasonable satisfaction; 

 

	 	(v)	to replace any damaged or missing Landlord’s fixtures with ones of no less quality and value; 

  

	 	(vi)	to replace all carpets with ones of no less quality and value than those in the Property at the start of the Contractual Term; 

  

	 	(vii)	to give to the Landlord all operating and maintenance manuals together with any health and safety files relating to the Property; 

  

	 	(viii)	to provide evidence of satisfactory condition and maintenance of plant and machinery including (without limitation) electrical installation condition reports in respect of all of the electrical circuits and supply
equipment in the Property, other condition reports as required under any relevant statute or European Union law, regulation or directive and copies of all service records; 

 

	 	(ix)	to return any security cards or passes provided by the Landlord for use by the Tenant and its visitors. 

  

	4.21	Encumbrances 

 To perform and observe the Encumbrances so far as they relate to the
Property. 
  

	4.22	Roads Etc 

 Not to obstruct the roads, pavements, footpaths and forecourt areas from time
to time on the Estate in any way whatsoever and not to use any part of the forecourts and car parking spaces or other open parts of the Property for the purpose of storage or deposit of any materials, goods, container ships’ pallets, refuse,
waste scrap or any other material or matter. 

  
 10 

	4.23	Parking Restrictions 

 Except as to any right specifically granted in this lease not to
permit any vehicles belonging to or calling upon the Tenant to stand on the roads, car parking spaces, forecourts, pavements or footpaths on the Estate. 
  

	4.24	Regulations and Common Parts 

  

	 	4.24.1	At all times during the Term to observe and perform such regulations (if any) in respect of the Building or the Estate as the Landlord may reasonably think expedient to the proper management of the Building or
the Estate and which are notified to the Tenant. 

  

	 	4.24.2	Not to cause any obstruction to the Common Parts or any part of the Building. 

  

	5	Landlord’s Covenants 

  

	5.1	Quiet Enjoyment 

 The Landlord covenants with the Tenant that the Tenant may peaceably
enjoy the Property during the Term without any interruption by the Landlord or any person lawfully claiming under or in trust for it. 
  

	5.2	Provision of Services 

 The Landlord will use its reasonable endeavours to provide or
procure the provision of the Services PROVIDED THAT the Landlord shall be entitled to withhold or vary the provision or procurement of such of the Services as the Landlord considers necessary or appropriate in the interests of good estate management
and PROVIDED FURTHER THAT the Landlord will not be in breach of this Clause as a result of any failure or interruption of any of the Services: 
  

	 	5.2.1	resulting from circumstances beyond the Landlord’s reasonable control, so long as the Landlord uses its reasonable endeavours to remedy the same as soon as reasonably practicable after becoming aware of such
circumstances; or 

  

	 	5.2.2	to the extent that the Services (or any of them) cannot reasonably be provided as a result of works of inspection, maintenance and repair or other works being carried out at the Building or the Estate.

  

	6	Insurance 

  

	6.1	Landlord’s insurance covenants 

 The Landlord covenants with the Tenant as follows:

  

	 	6.1.1	To insure the Building (other than tenant’s and trade fixtures and fittings) unless the insurance is invalidated in whole or in part by any act or default of the Tenant: 

 

	 	(i)	with an insurance office or underwriters of repute; 

  

	 	(ii)	against loss or damage by the Insured Risks; 

  

	 	(iii)	subject to such excesses as may be imposed by the insurers; 

  

	 	(iv)	in the full cost of reinstatement of the Building (in modern form if appropriate) including shoring up, demolition and site clearance, professional fees, VAT and allowance for building cost increases; 

 

	 	6.1.2	To insure against loss of the Principal Rent thereon payable or reasonably estimated by the Landlord to be payable under this lease arising from damage to the Property by the Insured Risks for three years or such
longer period as the Landlord may reasonably require having regard to the likely period for reinstating the Property; 

  

	 	6.1.3	The Landlord will use its reasonable endeavours to procure that the insurer waives its rights of subrogation against the Tenant (so long as such provision is available in the London insurance market);

  

	 	6.1.4	At the request and cost of the Tenant (but not more frequently than once in any twelve month period) to produce summary details of the terms of the insurance under this Clause 6.1; 

  
 11 

	 	6.1.5	If the Building is destroyed or damaged by an Insured Risk, then, unless payment of the insurance moneys is refused in whole or part because of the act or default of the Tenant, and subject to obtaining all
necessary planning and other consents to use the insurance proceeds (except those relating to loss of rent and fees) and any uninsured excess paid by the Tenant under Clause 6.2.4(ii) in reinstating the same (other than tenant’s and trade
fixtures and fittings) as quickly as reasonably practicable in modern form if appropriate but not necessarily identical in layout and (in relation to the Property) substantially as it was before the destruction or damage with the Landlord making up
any shortfall in the insurance proceeds out of its own money; 

  

	6.2	Tenant’s insurance covenants 

 The Tenant covenants with the Landlord from and
including the Insurance Commencement Date and then throughout the Term or until released pursuant to the 1995 Act as follows: 
  

	 	6.2.1	To pay to the Landlord on demand sums equal to: 

  

	 	(i)	a fair proportion (reasonably determined by the Landlord’s Surveyors) of the amount which the Landlord spends on insurance pursuant to Clause 6.1.1; 

 

	 	(ii)	the whole of the amount which the Landlord spends on insurance pursuant to Clause 6.1.2; 

  

	 	(iii)	the cost of property owners’ liability and third party liability insurance in connection with the Property; 

  

	 	(iv)	the cost of any professional valuation of the Property properly required by the Landlord (but not more than once in any two year period); 

 

	 	6.2.2	To give the Landlord immediate written notice on becoming aware of any event or circumstance which might affect or lead to an insurance claim; 

 

	 	6.2.3	Not to do anything at the Property which would or might prejudice or invalidate the insurance of the Building or the Adjoining Property or cause any premium for their insurance to be increased; 

 

	 	6.2.4	To pay to the Landlord on demand: 

  

	 	(i)	any increased premium and any Costs incurred by the Landlord as a result of a breach of Clause 6.2.3; 

  

	 	(ii)	a fair proportion (reasonably determined by the Landlord’s Surveyors) of any uninsured excess to which the insurance policy may be subject; 

 

	 	(iii)	the whole of the irrecoverable proportion of the insurance moneys if the Building or any part are destroyed or damaged by an Insured Risk but the insurance moneys are irrecoverable in whole or part due to the act or
default of the Tenant; 

  

	 	6.2.5	To comply with the requirements and reasonable recommendations of the insurers; 

  

	 	6.2.6	To notify the Landlord of the full reinstatement cost of any fixtures and fittings installed at the Property at the cost of the Tenant which become Landlord’s fixtures and fittings; 

 

	 	6.2.7	Not to effect any insurance of the Property against an Insured Risk but if the Tenant effects or has the benefit of any such insurance the Tenant shall hold any insurance moneys upon trust for the Landlord and
pay the same to the Landlord as soon as practicable; 

  

	6.3	Suspension of Rent 

  

	 	6.3.1	If the Property (or the means of access thereto) are unfit for occupation and use because of damage by an Insured Risk then (save to the extent that payment of the loss of rent insurance moneys is refused due to
the act or default of the Tenant) the Principal Rent (or a fair proportion according to the nature and extent of the damage) shall be suspended until the date on which the Property is again fit for occupation and use and/or accessible.

  

	 	6.3.2	If the Principal Rent (or a fair proportion according to the nature and extent of the damage) shall be suspended at any time prior to the Rent Commencement Date then the Rent Commencement Date shall be postponed
for one day for each day prior to the Rent Commencement Date for which the Principal Rent (or a fair proportion according to the nature and extent of the damage) is suspended prior to the Rent Commencement Date; 

  
 12 

	 	6.3.3	If the Principal Rent (or a fair proportion according to the nature and extent of the damage) shall be suspended and if either party exercises its right to terminate the Contractual Term pursuant to clause 6.4 of
this Lease then within 10 working days of such termination the Landlord shall repay to the Tenant any payment of the Principal Rent which relates to a period after the date of termination of the Contractual Term and the Landlord shall also repay to
the Tenant any amounts paid by the Tenant pursuant to clause 6.2.1 of this Lease and which relate to a period after the date of termination of the Contractual Term; 

 

	6.4	Determination Right 

 If the Property is destroyed or damaged by an Insured Risk such
that the Property is unfit for occupation and use and shall not be rendered fit for occupation and use within two years and nine months of the date of such damage then either the Landlord or the Tenant may whilst the Property has not been rendered
fit for occupation and use terminate the Contractual Term by giving to the other not less than three (3) months’ previous notice in writing. Termination of this lease pursuant to the provisions of Clause 6.4 shall be without prejudice to
the liability of either party for any antecedent breach of the covenants and conditions herein contained (save for Clause 6.1.5 which shall be deemed not to have applied). 
  

	7	Provisos 

  

	7.1	Forfeiture 

 If any of the following events occur: 

 

	 	7.1.1	the Tenant fails to pay any of the rents payable under this lease within 21 days of the due date (whether or not formally demanded); or 

 

	 	7.1.2	the Tenant or Guarantor breaches any of its obligations in this lease; or 

  

	 	7.1.3	the Tenant or Guarantor being a company incorporated within the United Kingdom 

  

	 	(i)	has an Administration Order made in respect of it; or 

  

	 	(ii)	passes a resolution, or the Court makes an Order, for the winding up of the Tenant or the Guarantor, otherwise than a member’s voluntary winding up of a solvent company for the purpose of amalgamation or
reconstruction previously consented to by the Landlord (consent not to be unreasonably withheld); or 

  

	 	(iii)	has a receiver or administrative receiver or receiver and manager appointed over the whole or any part of its assets or undertaking; or 

 

	 	(iv)	is struck off the Register of Companies; or 

  

	 	(v)	is deemed unable to pay its debts within the meaning of Section 123 of the Insolvency Act 1986; or 

  

	 	7.1.4	proceedings or events analogous to those described in Clause 7.1.3 shall be instituted or shall occur where the Tenant or Guarantor is a company incorporated outside the United Kingdom; or 

 

	 	7.1.5	the Tenant or Guarantor being an individual: 

  

	 	(i)	has a bankruptcy order made against him; or 

  

	 	(ii)	appears to be unable to pay his debts within the meaning of Section 268 of the Insolvency Act 1986; 

then the Landlord may re-enter the Property or any part of the Property in the name of the whole and forfeit this lease and the Term created by
this lease shall immediately end, but without prejudice to the rights of either party against the other in respect of any breach of the obligations contained in this lease; 
  

	7.2	Notices 

  

	 	7.2.1	All notices under or in connection with this lease shall be given in writing 

  

	 	7.2.2	Any such notice shall be duly and validly served if it is served (in the case of a company) to its registered office or (in the case of an individual) to his last known address; 

  
 13 

	 	7.2.3	Any such notice shall be deemed to be given when it is: 

  

	 	(i)	personally delivered to the locations listed in Clause 7.2.2; or 

  

	 	(ii)	sent by registered post, in which case service shall be deemed to occur on the third Working Day after posting. 

  

	7.3	No Implied Easements 

 The grant of this lease does not confer any rights over the
Building or the Adjoining Property or any other property except those mentioned in Part I of the First Schedule, and Section 62 of the Law of Property Act 1925 is excluded from this lease; 

 

	8	Break Clause 

  

	8.1	The Tenant may terminate the Contractual Term on the Break Date by giving to the Landlord not less than nine (9) months’ previous notice in writing; 

 

	8.2	Any notice given by the Tenant shall operate to terminate the Contractual Term only if: 

  

	 	(i)	the Principal Rent reserved by this lease has been paid by the Break Date; and 

  

	 	(ii)	the Tenant gives the Landlord full vacant possession of the Property on the Break Date but for the avoidance of doubt this condition shall not require compliance by the Tenant on or before the Break Date with any of the
obligations imposed on the Tenant in clause 4.20 of this lease; 

  

	8.3	Upon termination pursuant to clause 8.1 of this lease the Contractual Term shall cease on the Break Date but without prejudice to any claim of either party in respect of any prior breach by the other of the
obligations contained in this lease; 

  

	8.4	If the Tenant does terminate the Contractual Term on the Break Date the Landlord shall repay to the Tenant within 20 working days of the Break Date any payments made by the Tenant pursuant to clause 6.2.1 of this
lease which relate to a period which extends beyond the Break Date; 

  

	8.5	If the Tenant does not terminate the Contractual Term on the Break Date, the Principal Rent shall be suspended from and including 24 June 2016 to and including 23 September 2016 after which period the
Tenant’s obligation to pay the Principal Rent at the full rate per annum reviewed in accordance with the Second Schedule shall resume; 

  

	8.6	Time shall be of the essence for the purposes of this Clause. 

  

	9	Contracts (Rights of Third Parties) Act 1999 

 A person who is not a party to this lease
has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any terms of this lease. 
 Executed by the parties as a Deed
on the date specified in the Prescribed Clauses. 

  
 14 

 The First Schedule 

Part I - Easements and Other Rights granted 

There are granted to the Tenant (in common with others authorised by the Landlord) 
  

	1	The right to use the relevant Estate Common Areas and the Common Parts for access to and from the Property and (in the case of the Common Parts) for all purposes for which they are designed; 

 

	2	Free and uninterrupted use of all existing and future Conduits which are in the Building and which serve the Property, subject to the Landlord’s rights to re-route the same subject to there being no unreasonable
interruption of services; 

  

	3	The right to enter the Building (excluding the Lettable Units) to perform Clause 4.4 [repair] on reasonable prior written notice to the Landlord, subject to causing as little inconvenience as practicable and complying
with conditions reasonably imposed by the Landlord and making good all physical damage caused; 

  

	4	The right of support and protection from the remainder of the Building; 

  

	5	The right to use such areas of the Building as the Landlord from time to time designates for plant and equipment serving only the Property (subject to approval under Clause 4.11.2; 

 

	6	The right to use 20 parking spaces at the Building in such locations as the Landlord from time to time allocates. 

Part II - Exceptions and Reservations 

There are excepted and reserved to the Landlord: 
  

	1	The right to carry out any building, rebuilding, alteration or other works to the Building the Estate and the Adjoining Property (including the erection of scaffolding) notwithstanding any temporary interference with
light and air enjoyed by the Property; 

  

	2	Free and uninterrupted use of all existing and future Conduits which are in the Property and serve the Building the Estate or the Adjoining Property; 

 

	3	Rights of entry on the Property as referred to in Clause 4.18; 

  

	4	The right to regulate and control in a reasonable manner the use of the Common Parts and Estate Common Areas; 

  

	5	The right to alter the layout of the roads forecourts footpaths pavements and car parking areas from time to time on the Estate in such manner as the Landlord may reasonably require PROVIDED THAT such alterations do not
materially diminish the Tenant’s rights under this lease; 

  

	6	The right of support and protection for other parts of the Building; 

  

	7	The right in the last six months of the Term to view the Property with prospective tenants upon giving reasonable notice and the right throughout the Term to view the Property with prospective purchasers upon giving
reasonable notice. 

 Part III - Encumbrances 

The covenants declarations and other matters affecting the Property contained or referred to in the Landlord’s freehold reversionary title number
BK102078 as at 2 May at 11:35:49. 

  
 15 

 The Second Schedule 

Rent Review 
  

	1	In this Schedule: 

  

	1.1	Review Date means the Review Date; 

  

	1.2	Rack Rental Value means the annual rent (exclusive of VAT) at which the Property might reasonably be expected to be let in the open market at the Review Date 

ASSUMING 
  

	 	1.2.1	the letting is on the same terms as those contained in this lease but subject to the following qualifications: 

  

	 	(i)	the term shall commence on the Review Date and be equal to the unexpired residue of the Contractual Term at the Review Date; 

  

	 	(ii)	the amount of the Principal Rent shall be disregarded but it shall be assumed that the Principal Rent is subject to review on the terms of and at the same intervals as the Principal Rent under this Lease;

  

	 	1.2.2	the Property is available to let as a whole, with vacant possession, by a willing landlord to a willing tenant, without premium; 

 

	 	1.2.3	the Property has been constructed to the specification prescribed by the Reinstatement/Review Specification; 

  

	 	1.2.4	the Property is ready, fit and available for immediate occupation and use for the Permitted Use; 

  

	 	1.2.5	all the obligations on the part of the Tenant contained in this lease have been fully performed and observed; 

  

	 	1.2.6	no work has been carried out to the Property which has reduced the rental value of the Property; 

  

	 	1.2.7	if the whole or any part of the Property has been destroyed or damaged it has been fully reinstated; 

BUT DISREGARDING 
  

	 	1.2.8	any goodwill attached to the Property by reason of any business carried on there; 

  

	 	1.2.9	any effect on rent of the fact that any Tenant and any undertenant is or has been in occupation of the Property; 

  

	 	1.2.10	any effect on rent of any improvements at the Property made with the Landlord’s consent by the Tenant or any undertenant, except improvements carried out pursuant to an obligation to the Landlord or at the expense
of the Landlord; 

 PROVIDED THAT the Rack Rental Value shall be that which would be payable after the expiry of any rent free
period or concessionary rent period for fitting out (or the receipt of any contribution to fitting out works or other inducement in lieu thereof) which might be given on a letting of the Property, so that no discount reduction or allowance is made
to reflect (or compensate the tenant for the absence of) any such rent free or concessionary rent period or contribution or inducement; 
  

	1.3	Revised Rent means the new Principal Rent following the Review Date pursuant to paragraph 2 of the Second Schedule. 

  

	1.4	Expert means a surveyor (who shall be a Fellow of the Royal Institution of Chartered Surveyors with at least ten (10) years experience in the letting and valuation of premises of a similar nature to and
situate in the same region as the Property) agreed between the Landlord and the Tenant, or in the absence of agreement nominated on the application of either party by the President for the time being of the Royal Institution of Chartered Surveyors.

  

	2	The Principal Rent shall be reviewed on the Review Date to the higher of: 

  

	2.1	the Principal Rent payable immediately before the Review Date (disregarding any suspension or abatement of the Principal Rent); and 

  
 16 

	2.2	the Rack Rental Value on the Review Date agreed or determined in accordance with this lease. 

  

	3	The Rack Rental Value at the Review Date shall be: 

  

	3.1	agreed in writing between the Landlord and the Tenant; or 

  

	3.2	determined by an Expert (acting as an expert) on the application of either Landlord or Tenant at any time after the Review Date; 

  

	4	In the case of determination by an Expert: 

  

	4.1	the Expert will be instructed to afford the Landlord and the Tenant the opportunity to make written representations to him and comment upon written representations received by him; 

 

	4.2	if an Expert dies, refuses to act or becomes incapable of acting, or if he fails to notify the parties of his determination within 2 months after receiving the last submission delivered to him, either the Landlord or
the Tenant may apply to the President to discharge him and appoint another in his place; 

  

	4.3	the fees and expenses of the Expert and any VAT thereon shall be paid by the Landlord and the Tenant in such shares as the Expert shall decide (or in equal shares if the Expert does not decide this point); if one party
pays all the Expert’s fees and expenses, the paying party may recover the other’s share from the other party, in the case of the Landlord as arrears of rent. 

 

	5	If a Revised Rent is not agreed or determined by the Review Date: 

  

	5.1	the Principal Rent payable immediately before the Review Date shall continue to be payable until the Revised Rent is ascertained; 

  

	5.2	when the Revised Rent is ascertained: 

  

	 	5.2.1	the Tenant shall pay within 14 days of ascertainment: 

  

	 	(i)	any difference between the Principal Rent payable immediately before the Review Date and the Principal Rent which would have been payable (subject to the provisions of clause 8.5 of this Lease) had the Revised Rent been
ascertained on the Review Date (the Balancing Payment); and 

  

	 	(ii)	interest on the Balancing Payment at Base Rate from the date or dates when the Balancing Payment or the relevant part or parts would have been payable (subject to the provisions of clause 8.5 of this Lease) had the
Revised Rent been ascertained on the Review Date; 

  

	 	5.2.2	the Landlord and Tenant shall sign and exchange a memorandum recording the agreed amount of the Revised Rent. 

  

	6	Time shall not be of the essence for the purposes of this Schedule. 

  
 17 

 The Third Schedule 

Guarantee 
  

	1	The Guarantor covenants with the Landlord as principal debtor: 

  

	1.1	that throughout the Term or until the Tenant is released from its covenants pursuant to the 1995 Act: 

  

	 	1.1.1	The Tenant will pay the rents reserved by and perform its obligations contained in this lease; 

  

	 	1.1.2	The Guarantor will indemnify the Landlord on demand against all Costs arising from any default of the Tenant in paying the rents and performing its obligations under this lease; 

 

	1.2	the Tenant (here meaning the Tenant so named in the Prescribed Clauses) will perform its obligations under any authorised guarantee agreement that it gives with respect to the performance of any of the covenants and
conditions in this lease. 

  

	2	The liability of the Guarantor shall not be affected by: 

  

	2.1	Any time given to the Tenant or any failure by the Landlord to enforce compliance with the Tenant’s covenants and obligations; 

  

	2.2	The Landlord’s refusal to accept rent at a time when it would or might have been entitled to re-enter the Property; 

  

	2.3	Any variation of the terms of this lease; 

  

	2.4	Any change in the constitution, structure or powers of the Guarantor the Tenant or the Landlord or the administration, liquidation or bankruptcy of the Tenant or Guarantor; 

 

	2.5	Any act which is beyond the powers of the Tenant; 

  

	2.6	The surrender of part of the Property; 

  

	3	Where two or more persons have guaranteed obligations of the Tenant the release of one or more of them shall not release the others. 

 

	4	The Guarantor shall not be entitled to participate in any security held by the Landlord in respect of the Tenant’s obligations or stand in the Landlord’s place in respect of such security. 

 

	5	If this lease is disclaimed, and if the Landlord within 6 months of the disclaimer requires in writing the Guarantor will enter into a new lease of the Property at the cost of the Guarantor on the terms of this lease
(but as if this lease had continued and so that any outstanding matters relating to rent review or otherwise shall be determined as between the Landlord and the Guarantor) for the residue of the Contractual Term from and with effect from the date of
the disclaimer. 

  

	6	If this lease is forfeited and if the Landlord within 6 months of the forfeiture requires in writing the Guarantor will (at the option of the Landlord): 

 

	6.1	enter into a new lease as in paragraph 5 above with effect from the date of the forfeiture; or 

  

	6.2	pay to the Landlord on demand an amount equal to the moneys which would otherwise have been payable under this lease until the earlier of 6 months after the forfeiture and the date on which the Property is fully relet.

  
 18 

 The Fourth Schedule 

Service Charge 
 Part I -
Calculation and payment of the Service Charge 
  

	1	In this Schedule unless the context otherwise requires: 

  

	1.1	Accounting Date means 31 December in each year or such other date as the Landlord notifies in writing to the Tenant from time to time; 

 

	1.2	Accounting Year means the period from but excluding one Accounting Date to and including the next Accounting Date; 

  

	1.3	Estimated Service Charge means the Landlord’s Surveyor’s reasonable and proper estimate of the Service Charge for the Accounting Year notified in writing to the Tenant from time to time;

  

	1.4	Service Cost means the reasonable and proper costs and expenses paid or incurred by the Landlord in relation to the provision of the Building Services and the Estate Services (including irrecoverable VAT);

  

	1.5	Tenant’s Share means a fair and reasonable proportion of the Service Cost. 

  

	2	The Service Charge shall be the Tenant’s Share of the Service Cost in respect of each Accounting Year, and if only part of an Accounting Year falls within the Term the Service Charge shall be the Tenant’s
Share of the Service Cost in respect of the relevant Accounting Period divided by 365 and multiplied by the number of days of the Accounting Year within the Term. 

 

	3	The Landlord shall have the right to adjust the Tenant’s Share from time to time to make reasonable allowances for differences in the services provided to or enjoyable by the other occupiers of the Building or the
Estate. 

  

	4	The Tenant shall pay the Estimated Service Charge for each Accounting Year to the Landlord in advance by equal instalments on the Quarter Days, (the first payment for the period from and including the Service Charge
Commencement Date to (but excluding) the next Quarter Day after the Service Charge Commencement Date to be made on the Service Charge Commencement Date); and 

  

	4.1	If the Landlord’s Surveyor does not notify an estimate of the Service Charge for any Accounting Year the Estimated Service Charge for the preceding Accounting Year shall apply; and 

 

	4.2	Any adjustment to the Estimated Service Charge after the start of an Accounting Year shall adjust the payments on the following Quarter Days equally. 

 

	5	As soon as practicable after the end of each Accounting Year the Landlord shall serve on the Tenant a summary of the Service Cost and a statement of the Service Charge certified by the Landlord’s Surveyor which
shall be conclusive (save in the case of manifest error). 

  

	6	The difference between the Service Charge and the Estimated Service Charge for any Accounting Year (or part) shall be paid by the Tenant to the Landlord within fourteen days of the date of the statement for the
Accounting Year, or allowed against the next Estimated Service Charge payment, or after the expiry of the Term refunded to the Tenant. 

  

	7	The Tenant shall be entitled by appointment within a reasonable time following service of the Service Charge statement to inspect the accounts maintained by the Landlord and the Landlord’s Surveyor relating to the
Service Cost and supporting vouchers and receipts at such location as the Landlord reasonably directs. 

  
 19 

 Part II - Estate Services 

In relation to the Estate the provision of the following services or the Costs incurred in relation to: 

 

	1	The Common Areas 

 Repairing, maintaining and (where appropriate) cleaning, lighting and
(as necessary) altering renewing, rebuilding and reinstating the Estate Common Areas. 
  

	2	Conduits 

 The repair, maintenance and cleaning and (as necessary) replacement and
renewal of all Conduits within the Estate Common Areas. 
  

	3	Plant and machinery 

 Hiring, operating, inspecting, servicing, overhauling, repairing,
maintaining, cleaning, lighting and (as necessary) renewing or replacing any plant, machinery, apparatus and equipment from time to time within the Estate Common Areas or used for the provision of services to the Estate and the supply of all fuel
and electricity for the same and any necessary maintenance contracts and insurance in respect thereof. 
  

	4	Signs 

 Maintaining and (where appropriate) cleaning and lighting and (as necessary)
renewing and replacing the signboards, all directional signs, fire regulation notices, advertisements, bollards, roundabouts and similar apparatus or works. 
  

	5	Landscaping 

 Maintaining, tending and cultivating and (as necessary) re-stocking any
garden or grassed areas including replacing plants, shrubs and trees as necessary. 
  

	6	Common facilities 

 Repairing maintaining and (as necessary) rebuilding as the case may
be any party walls or fences, party structures, Conduits or other amenities and easements which may belong to or be capable of being used or enjoyed by the Estate in common with any land or buildings adjoining or neighbouring the Estate. 

 

	7	Security 

 Installation, operation, maintenance, repair, replacement and renewal of
closed circuit television systems and other security systems. 
  

	8	Outgoings 

 Any existing and future rates, taxes, charges, assessments and outgoings in
respect of the Estate Common Areas or any part of them except tax (other than VAT) payable in respect of any dealing with or any receipt of income in respect of the Estate Common Areas. 

 

	9	Transport 

 The provision of a bus service to and from Didcot or such other transport
and/or location (if any) deemed necessary by the Landlord. 
  

	10	Statutory requirements 

 The cost of carrying out any further works (after the initial
construction in accordance with statutory requirements) to the Estate Common Areas required to comply with any statute. 
  

	11	Management and Staff 

  

	11.1	The proper and reasonable fees, costs, charges, expenses and disbursements (including irrecoverable VAT) of any person properly employed or retained by the Landlord for or in connection with surveying or accounting
functions or the performance of the Estate Services and any other duties in and about the Estate relating to the general management, administration, security, maintenance, protection and cleanliness of the Estate: 

 

	11.2	Management costs fees and disbursements in respect of the Estate of 10% of the Service Cost (excluding costs under this clause 11.2). 

  
 20 

	11.3	Providing staff in connection with the Estate Services and the general management, operation and security of the Estate and all other incidental expenditure including but not limited to: 

 

	 	11.3.1	salaries, National Health Insurance, pension and other payments contributions and benefits; 

  

	 	11.3.2	uniforms, special clothing, tools and other materials for the proper performance of the duties of any such staff; 

  

	 	11.3.3	providing premises and accommodation and other facilities for staff. 

  

	12	Enforcement of Regulations 

 The reasonable and proper costs and expenses incurred by the
Landlord in enforcing the rules and regulations from time to time made pursuant to Clause 4.24 provided that the Landlord shall use all reasonable endeavours to recover such costs and expenses from the defaulting party and provided further that
there shall be credited against the Service Cost any such costs recovered. 
  

	13	Insurances 

  

	13.1	Effecting such insurances (if any) as the Landlord may properly think fit in respect of the Estate Common Areas the plant, machinery, apparatus and equipment used in connection with the provision of the Estate
Services (including without prejudice those referred to in paragraph 3 above) and any other liability of the Landlord to any person in respect of those items or in respect of the provision of the Estate Services. 

 

	13.2	Professional valuations for insurance purposes (but not more than once in any two year period); 

  

	13.3	Any uninsured excesses to which the Landlord’s insurance may be subject. 

  

	14	Generally 

 Any reasonable and proper costs (not referred to above) which the Landlord
may incur in providing such other services and in carrying out such other works as the Landlord may reasonably consider to be reasonably desirable or necessary for the benefit of occupiers of the Estate. 

 

	15	Anticipated Expenditure 

 Establishing and maintaining reserves to meet the future costs
(as from time to time estimated by the Landlord’s Surveyor) of providing the Estate Services; 
  

	16	Borrowing 

 The costs of borrowing any sums required for the provision of the Services at
normal commercial rates available in the open market or if any such sums are loaned by the Landlord or a Group Company of the Landlord interest at Base Rate. 
  

	17	VAT 

 Irrecoverable VAT on any of the foregoing. 

  
 21 

 Part III - Building Services 

In relation to the Building, the provision of the following services or the Costs incurred in relation to: 

 

	1	Repairs to the Building (including lifts and Conduits) 

 Repair, renewal, decoration,
cleaning and maintenance of the foundations, roof, exterior and structure, the lifts and all lift machinery, the Conduits, plant and equipment (which are not the responsibility of any tenants of the Building). 

 

	2	Common Parts 

  

	 	(a)	Repair, renewal, decoration, cleaning, maintenance and lighting of the Common Parts and other parts of the Building not comprised in the Lettable Units; 

 

	 	(b)	Furnishing, carpeting and equipping the Common Parts; 

  

	 	(c)	Cleaning the outside of all external windows; 

  

	 	(d)	Providing and maintaining any plants, or floral displays in the Common Parts; 

  

	 	(e)	Providing signs, nameboards and other notices within the Building including a sign giving the name of the Tenant or other permitted occupier and its location within the Building in the entrance lobby of the Building.

  

	3	Heating etc. services 

  

	 	(a)	Providing heating, air conditioning and ventilation other than to the Lettable Units to such standards and between such hours as the Landlord reasonably decides; 

 

	 	(b)	Procuring water and sewerage services. 

  

	4	Fire Fighting and Security 

 Provision, operation, repair, renewal, cleaning and
maintenance of fire alarms, sprinkler systems, fire prevention and fire fighting equipment and ancillary apparatus and security alarms, apparatus, closed circuit television and systems as the Landlord considers appropriate. 

 

	5	Insurance 

  

	5.1	Effecting such insurances (if any) as the Landlord may properly think fit in respect of the Common Parts and all Landlord’s plant, machinery, apparatus and equipment and any other liability of the Landlord to any
person in respect of those items or in respect of the provision of the Building Services; 

  

	5.2	Professional valuations for insurance purposes (but not more than once in any two year period); 

  

	5.3	Any uninsured excesses to which the Landlord’s insurance may be subject. 

  

	6	Statutory Requirements 

 All existing and future rates, taxes, charges, assessments and
outgoings payable to any competent authority or for utilities except in respect of the Lettable Units. 
  

	7	Management and Staff 

  

	7.1	The proper and reasonable fees, costs, charges, expenses and disbursements (including irrecoverable VAT) of any person properly employed or retained by the Landlord for or in connection with surveying or
accounting functions or the performance of the Building Services and any other duties in and about the Building relating to the general management, administration, security, maintenance, protection and cleanliness of the Building: 

 

	7.2	Management fees and disbursements incurred in respect of the Building of 10% of the Service Cost (excluding costs under this Clause 7.2). 

 

	7.3	Providing staff in connection with the Building Services and the general management, operation and security of the Building and all other incidental expenditure including but not limited to: 

 

	 	(i)	salaries, National Health Insurance, pension and other payments contributions and benefits; 

  
 22 

	 	(ii)	uniforms, special clothing, tools and other materials for the proper performance of the duties of any such staff; 

  

	 	(iii)	providing premises and accommodation and other facilities for staff. 

  

	8	General 

  

	8.1	Establishing and maintaining reserves to meet the future costs (as from time to time estimated by the Landlord’s Surveyor) of providing the Building Services; 

 

	8.2	Any reasonable and proper costs (not referred to above) which the Landlord may incur in providing such other services and in carrying out such other works as the Landlord may reasonably consider to be reasonably
desirable or necessary for the benefit of occupiers of the Building. 

  

	8.3	The costs of borrowing any sums required for the provision of the Services at normal commercial rates available in the open market or if any such sums are loaned by the Landlord or a Group Company of the Landlord
interest at Base Rate. 

  

	9	VAT 

 Irrecoverable VAT on any of the foregoing. 

  
 23 

 Annexure: Reinstatement/Review Specification 

  
 24 

 Reinstatement / Rent Review 

Specification 
 for

 Unit 85B Milton Park 

May 2013 

	1.	GENERAL 

 The purpose of this specification is twofold:- 

 

	 	•	 	Firstly to provide a framework to identify the Tenant’s reinstatement obligations; and 

  

	 	•	 	Secondly to clarify the hypothetical finishes of the Property for rent review purposes. 

 For the purposes of
ascertaining the agreed rent at rent review it is assumed that the works detailed within this specification will have been carried out prior to the rent review date. 
  

	 	1.1.	Unit 85B Milton Park comprises a first floor office suite in a multi-let building. 

  

	 	1.2.	The space will be reinstated out to a good standard as air conditioned CAT A open plan offices space, in accordance with the guidelines detailed within the BCO Guide 2009 (copy attached) or the relevant equivalent
current at the time of the works. The standard of equipment and workmanship used when undertaking the works should be in accordance with these requirements. 

  

	 	1.3.	Upon completion of all works, the buildings will comply in all respects with all relevant legislation and good practice current at the time. Any standard referred to in this document will be superseded by the relevant
equivalent at the time the works are carried out. 

  

	 	1.4.	For the purposes of this document, an occupancy level to the office areas of 10m2 per person has been assumed. 

  

	 	1.5.	Design, materials and workmanship will generally take account of the recommendations of any relevant British Standards, Codes of Practice and Building Regulations, the mandatory requirements of other Local and Statutory
Authorities, the published recommendations of the CIBSE and the IEE Regulations current at the time of construction. 

  

	 	1.6.	The use of a name of a firm or proprietary article in this Specification is to be read only as an indication of the class or quality of material or workmanship. 

 

	 	1.7.	Fire protection, Fire Officer and Building Regulation requirements are based upon open plan office areas. 

  
 1 

	2.0	OFFICE AREAS 

  

	2.1	Ceilings 

  

	2.1.1	Office areas are to have 600x600mm mineral fibre ceiling tiles (or equal/approved) in either exposed grid (13mm or 24mm) or concealed grid system complete with all perimeter trims, fixings and the like. (The ceiling is
to be fitted with integral light fittings detailed hereafter). 

  

	2.1.2	The suspended ceiling grid is to be Installed at least 2750mm above finished floor level. 

  

	2.1.3	In association with the ceiling installation, all necessary vertically hung cavity fire barriers within the ceiling void are to be provided in accordance with current Building Regulations requirements, good practice
guidance and other relevant statutory legislation. 

  

	2.2	Floors and floor finishes 

  

	2.2.1	Office areas are to have “medium grade” galvanised panel raised access flooring system; pedestals to be fixed to sub floor with epoxy resin adhesive to a sufficient thickness to provide a levelling compound
and bond to the floor slab; the raised access floor is to be left ready to receive new carpet tile floor covering detailed hereafter. 

  

	2.2.2	The raised floor is to be installed in accordance with the following criteria, or the relevant equivalent at the time of installation: 

 

	 	•	 	Point load (over 25mm2) – 3.0KN 

  

	 	•	 	Uniformly distributed load – 20KN/m2 

  

	 	•	 	Air Leakage -1.05ltrs/sec/m2 

  

	 	•	 	Fire performance – Class O 

  

	 	•	 	Thickness – 31 mm 

  

	 	•	 	Panel weight (per unit) –10kg 

  

	 	•	 	System Weight (per m2) – 32kg 

  

	2.2.3	In association with the raised floor installation, alt necessary vertically hung cavity fire barriers within the floor void are to be provided in accordance with current Building Regulations requirements, good practice
guidance and other relevant statutory legislation. 

  

	2.2.4	Office areas are to have Interface Floor Transformation 500x500mm non directional carpet tile (or equal/approved), colour to be confirmed. 

 

	2.3	Mechanical Services 

  

	2.3.1	It is assumed that the building has been fitted out with base mechanical services to a shell and core specification as defined in the British Council for Offices Guide 2009. 

 

	2.3.2	The mechanical installation is to be fully designed in accordance with current Building Regulations requirements, good practice guidance and other relevant statutory legislation in operation at the time of the works.

  
 2 

			
		
	2.3.3	  	All office areas are to have an independently controlled low temperature hot water flat panel steel radiator system. In addition office areas are to have 6 no. ceiling mounted comfort cooling cassette units evenly distributed across
the floorplate. Mechanical services are to be inclusive of all connections to existing services and provision of additional components where necessary in connection with the installation over and above that provided by the mechanical and electrical
shell and core specification. The installation is to be designed for a normal office loading of 120W/m2, or the relevant equivalent recommended by good practice and appropriate guidelines at the time of the works.
		
	2.4	  	Electrical Services
		
	2.4.1	  	It is assumed that the building has been fitted out with base electrical services to a shell and core specification as defined in the British Council for Offices Guide 2009. The following items therefore relate to the office areas
only.
		
	2.4.2	  	The electrical installation is to be fully designed in accordance with current Building Regulations requirements, good practice guidance and other relevant statutory legislation in operation at the time of the works.
		
	2.4 3	  	The whole of the works detailed shall be supplied installed and tested and commissioned in compliance with BS7671 (17th Edition of the IEE Wiring Regulations for Electrical
Installations) together with relevant British Standard Code of Practice and any statutory regulations or requirements, good practice guidance in operation at the time of the works.
		
	2.4.4	  	All office areas at ground and first floor levels within each unit are to have new light fittings recessed within and compatible with the suspended ceiling grid, designed in compliance with current standards as appropriate at the
time provide a lighting level of approximately 450lux at the working plane.
		
	2.4.5	  	In the appropriate locations provide integral or remote battery type emergency light fittings in accordance with BS5266 and BSEN 1838 or the relevant equivalents in force at the time of the works.
		
	2.4.6	  	A break glass fire alarm installation and automatic smoke detection system shall be provided to all office areas at ground and first floors designed in accordance with BS5839, protection Category L2 or such other standard as
appropriate. The alarm and detection system shall have the facility to be extended to accommodate tenant requirements. Sounders are to be provided on the basis of an open plan environment.
		
	2.4.7	  	A door entry control systems within each unit will be provided linked to office areas, surface mounted magnetic locks and all associated components and cabling in connection with the installation.

  
 3 

 LEASE PARTICULARS 

 

					
	Date of Lease	 	:	  	21 June 2013
			
	Original Landlord	 	:	  	MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806)
			
	Original Tenant	 	:	  	SUMMIT CORPORATION PLC (Company number 05197494)
			
	Property	 	:	  	85b Park Drive Milton Park
			
	Floor Area	 	:	  	406.27 square metres (4,373 square feet) net internal
			
	Contractual Term	 	:	  	6 years from and including 21 June 2013 to and including 20 June 2019
			
	Initial Principal Rent 	 	:	  	EIGHTY EIGHT THOUSAND ONE HUNDRED AND SIXTEEN POUNDS (£88,116) per annum
			
	Rent Commencement Date	 	:	  	21 December 2013
			
	Review Date	 	:	  	24 June 2016
			
	Review Type	 	:	  	Market — upwards only
			
	Service Charge Commencement Date	 	:	  	21 June 2013
			
	Principal Rent and Service Charge Payment Dates	 	:	  	Quarterly: 25 March, 24 June, 29 September and 25 December
			
	Insurance Commencement Date	 	:	  	21 June 2013
			
	Permitted Use: (1987 Order)	 	:	  	B1 Offices
			
	Break Date	 	:	  	23 June 2016
			
	Break Type	 	:	  	Tenant - Once only
			
	Parking Spaces	 	:	  	20
			
	Security of Tenure: Landlord and Tenant Act 1954	 	:	  	Included

  
 25 

					
	EXECUTED AS A DEED by MEPC MILTON PARK NO. 1 LIMITED acting by a director and the company secretary or by two directors	  	

	  	
			
	Director	  	

	  	
	Director/Company Secretary	  	  	
			
	EXECUTED AS A DEED by MEPC MILTON PARK NO. 2 LIMITED acting by a director and the company secretary or by two directors	  	

	  	
			
	Director	  	 

	  	
	Director/Company Secretary	  	  	

  
 26EX-10.10

 Exhibit 10.10 
  

 

 

 The licensee(s) identified on the signature page of this agreement (“Licensee”, or “Client”)
intends to contract with (please check one) 
  ̈  Cambridge Innovation Center (legal entity: The
Cambridge Incubator, Inc.) or 
  ̈  Impact Hub Boston (legal entity: Hub For Change, LLC) 

of Cambridge, Massachusetts (the “Company”). Licensee and the Company hereby agree to the following. Please note that “you” and
“your” refer to the aforementioned Licensee, and “we” and “our” refer to the Company. 
 1. License: On behalf of the
Licensors identified in Exhibit A, the Company hereby grants Licensee, and Licensee hereby accepts from the Company, the license and privilege to operate an office and use the facilities at either of the premises indicated in Exhibit A. The Company
is the manager of these licensed facilities and is authorized to enter into license agreements with Clients through this Service Agreement. Licensee represents that it is not presently in default of a lease obligation to another lessor, nor would it
be as a consequence of moving to the Company’s facility. 
 Either party may terminate this agreement for any reason or no reason
with 30 days’ notice (the “Notice Period”). This license does not convey title to any land or buildings. 
 2. Space and Services: We
will provide you with one or more workspaces, use of a variety of common facilities, and a range of related office services detailed in Schedule D. The pro-forma quote or first invoice attached to this agreement details the initial workspaces to be
used by the Licensee, and the applicable space and service rates. It is your responsibility to ensure that you have obtained and reviewed an acceptable quote or invoice, prior to taking occupancy and you acknowledge the listed spaces and services
have been requested and agreed-to. 
 With our consent, you may add additional workspaces and services under this agreement at any time.

         The Company’s facility is open to you 24x7, and you may conduct business at there at any time. The
Company does not permit its facilities to be used, however, as a substitute for sleeping accommodations. Actively choosing to sleep at the Company’s facility for the night is not consistent with the function of our facility, and we are not
equipped to support it. Use of the premises for large, private events is possible by prior arrangement. 
 The building provides HVAC
services during normal business hours. For details see Exhibit A. 
 Licensee acknowledges that even in the best-managed office
environments, systems, services, and security failures will occur. The Company will make its best efforts to provide quality services and otherwise maintain a quality environment, but you acknowledge that the Company is not responsible for

 financial or other losses as a consequence of the receipt of services from the Company, or lack or insufficiency
thereof, regardless of the cause. 
 3. Moving Out: One of the benefits of our offering is to give clients the flexibility to be able to move
elsewhere on short notice if their needs change. The Company requests that you provide as much informal notice as possible of any planned decrease in your use of our services. Giving us an idea of your future plans will not prejudice your access to
current services, and may allow us to introduce you to alternative options. 
 Over and above any informal conversations you may have with
us, you agree to provide the Company at least 30 days’ advance formal definitive Notice of termination of this agreement as well as of any material reduction or your use of space or services under this agreement. This means 30 days’ Notice
is required if you plan to leave, but also if you plan to drop a part of your space at the Company’s facility. Please keep in mind that once you give us formal Notice, the Company will release that space for reservation by others following the
date you told us you will no longer require it, and it may not be possible for you to later reverse your decision. 
 Sometimes Licensees
need to vacate their space in less than 30 days from the time they provide us Notice. If this happens, you will still be responsible for full payment for your fees through the full Notice period, regardless of whether we reuse your space for others
soon thereafter. 
 Any time the Company reasonably believes a Licensee has vacated, abandoned a particular space, has left it and does
not plan to return to work there, and/or does not plan to continue to pay its fees to the Company, we may deem your space to be vacant, we may pack up and remove your stuff, and we may redeploy the space to others’ use. If you had not given
formal Notice of termination, we will deem that your Notice of termination was given on the date that we make the above determination. We will do our best to inform the responsible parties at Licensee of this action. 

4. Use of Office: The Licensee will use the office for general office purposes and for any other purposes set forth in Schedule A and for no other
purpose without prior written permission from the Company. Licensee may not offer services that compete with those already offered by the Company. Licensee may install typical office equipment of the type and quantity typically in use in modern
offices. Licensee shall not install other equipment without the written consent of the Company. 
 Most services provided by the Company
are provided on an ‘unmetered’ basis. This ‘unmetered’ basis is premised on a good-faith understanding between the Company and the Licensee that this privilege will not be abused. Employing the Company’s services well beyond
normal office use, defined as the norm amongst other Licensees, without prior discussion, after having received Notice that the Company is concerned about this level of use, and having been given a reasonable opportunity to cure it, may be
considered a breach of this agreement. We find such over-use at the Company’s facility is 

 

  

							
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rare. An example would be printing high volumes of material on the color printer. We would say this is a job for a printing company. Most special needs can be accommodated by prior arrangement.

 The Company is particularly sensitive to conference room use in this regard. We define “normal use” as frequent short
meetings throughout the day, long meetings occasionally, and multi-day long meetings very occasionally. All-day meetings should be no more frequent than once per quarter, on average. Please do not use the conference rooms for private phone calls
during peak hours (9 am - 5 pm). More liberal usage during off-peak hours and weekends is fine. Some larger Licensee spaces have dedicated conference spaces, to which these guidelines do not apply. If you expect to need to go beyond these
guidelines, please discuss with us before moving in. 
 5. Payment: All recurring fees payable under this Agreement shall be due and payable in
advance in US Dollars commencing on the date of move-in for the balance of that month, and thereafter on the first day of each month of the term. Incidental charges payable under this agreement (e.g. international phone charges) are included in the
next regular monthly rent invoice after they are determined, and shall be due and payable as part of that invoice. All charges appearing on the monthly invoice shall be considered final and agreed to if not questioned within 90 days of the invoice
date. Licensee shall be obligated to pay the Company interest at the rate of ten percent (10%) per annum on all sums Licensee is obligated to pay under the terms of Schedule A from the date fifteen (15) days after said sums become due and
remain unpaid until the date such sums are paid in full. In addition, Licensee shall pay reasonable attorney’s and/or arbitrator’s fees and other costs incurred by the Company in conjunction with collecting any late payment, all of which
are to be paid by Licensee within five (5) days of receipt of the Company’s invoice therefore. Notwithstanding the foregoing, before assessing interest charges the first time in any six (6) month period, the Company shall provide the
Licensee Notice of the delinquency, and shall waive such interest payment if the Licensee pays such delinquent amount within five (5) days thereafter. 

The standard method of payment that the Company accepts is automatic bank debit (ACH). An automatic debit authorization form is attached
hereto. For any Licensee for which automatic debit is impractical (e.g. you have no US bank account, corporate policy forbids this payment method). Licensee has the option of paying by check, but in conjunction with that agrees to increase its
deposit on hand with the Company by one month beyond that required in Section 7 below. The Company acknowledges that Licensee may cancel this authorization at will, however such cancellation without payment in advance of the additional one
month deposit will be deemed a 30-day written Notice of termination of this agreement. 
 6. Access to Licensee spaces: The Licensee acknowledges
that the Company’s active management of the office space and the Company’s provision of a variety of office services including, where applicable, phones, internet connections, and so forth necessitates that the Company be able to access
the Licensee’s offices in the same manner that Licensee’s own internal office managers and technology support staff would, without advance

 
notice, in order to provide said services, view the condition of the office, make alterations and repairs and so forth. We will make reasonable efforts to ensure that such visits do not disrupt
the Licensee’s operations. 
 7. Deposit: Upon execution of this Agreement, the Licensee shall pay a security deposit equal to one month’s
fees for the performance by Licensee of all the provisions of this Agreement (the “Deposit”). In the event that the average level of Licensee’s usage of the Company’s services has increased or decreased materially, the dollar
amount of the required Deposit will adjust from time to time to reflect the new approximate average level of usage (for example: if you double the amount of space you have, and therefore your fees double, the amount of your required deposit will
double as well, to keep step with your fees). 
 The Company may apply your Deposit to any charges or other payments due from you or to
any other amount the Company may be required to expend on your behalf. If the deposit that the Company has on hand from you falls below the required level for any reason, upon being given Notice of this situation, you shall reimburse the Company for
any amount required such that the Deposit on hand will not be less than the full required amount under this agreement. 
 The required
Deposit amount shall be increased by an additional one (1) month’s fees if you are late in payment on two (2) separate occasions, where Notice of your lateness is provided after the first occasion. If you are not in default or breach
of this Agreement at the end of the term, the unapplied balance of the Deposit shall be returned to you without interest within 30 days’ after your departure. 

8. Liability for Damages: Licensee acknowledges liability for any damage to equipment, furnishings, and any other property of “the Company, the
Licensors, their Landlords, or their other Licensees caused by Licensee, its employees, guests, or affiliated parties, excluding damage due to normal wear and tear. Licensee agrees to pay the cost to repair or replace (at full replacement cost) the
damaged property, at the discretion of the Company. Such charges shall be treated as incidental charges as specified in Paragraph 5. 
 9. Acceptable use
rules and regulations: The Licensee acknowledges that no trade or occupation shall be conducted in the office or use made thereof which will be unlawful, improper or offensive, or contrary to any law or any municipal by-law or ordinance in force
in the City of Cambridge. The Company explicitly prohibits the conduct of business directly related to pornography or gambling. 

        Licensee agrees with the Company that Licensee shall not cause disturbances, create odors or situations any of
which may be offensive to other Licensees or that would interfere with the normal operations of the Cambridge Innovation Center. Licensee also agrees with the Company that Licensee shall not use tobacco products, including electronic cigarettes or
smoking devices, while in the Company’s buildings. While at the Company’s facility. Licensee agrees not to intentionally display or print pornography. Licensee agrees not to send unsolicited commercial email (spam) using the Company’s
network, and to cooperate fully when requested by the Company to remove viruses, worms, Trojans, bots and other malware from its computer systems.

 

  

							
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 To minimize interference with the common wireless data and voice network(s) the Company
provides for the use of all clients. Licensee agrees that it will not set up an independent wireless network at the Company’s facility without prior consultation and approval from the Company’s technology staff. 

Licensees are welcome to state that they are located at the Company’s facility and are a client of the Company. Licensees agree not to
describe the Company as a business partner (or similar) without written permission. 
 It is understood and agreed that Licensee shall
comply with any rules and regulations issued by the Company or the buildings’ Landlords from time to time from and after the date on which Licensee is made aware of such rules and regulations. 

10. Addressing Conflict and Inappropriate Behavior: 

Licensee understands that from time to time conflicts can occur between individuals in any shared environment such as the Company’s, and that employees
and other invitees of licensees can be accused of inappropriate behavior in ways that require a response from the Company management in order for the Company to ensure a safe and supportive working environment for all. Such situations may or may not
be contrary to law. and they may or may not be readily provable. If such an situation occurs. Licensee agrees that the Company may use its best judgment with regard to how to resolve or eliminate the issue, with the goal of rapidly and
cost-effectively ensuring an outcome that is acceptable to the Company and the community at large. Depending on the nature and severity of the allegation the Company receives, the information the Company has, the extent of readily available proof of
such information or allegations, and how likely the Company believes the situation is to reoccur, the Company may elect to privately and confidentially seek to resolve the issue directly with the employee or invitee (without notifying
Licensee’s management or may elect to directly involve Licensee’s management in the event that Licensee’s management is not notified, the intent is generally to protect the privacy of the accused individual where the Company believes
the situation is sufficiently minor and this way can be resolved amicably and permanently. In many cases it is possible to achieve resolutions without requiring an investigation. Such resolutions can include the accused party simply acknowledging
that they have “heard” the concern, and their agreeing to take care in the future that such concerns do not arise again. If circumstances make an extensive investigation unavoidable, or such is required by a court or law enforcement,
Licensee will be responsible for the cost of investigation of matters relating to its employees or invitees’ alleged inappropriate behavior. If in the Company’s reasonable judgment the presence of an individual would represent an ongoing
hindrance to the Company’s ability to ensure a safe and supportive environment, the Company will let the Licensee know that Licensee can no longer grant access to the Company premises for that individual. Licensee has a duty to the Company and
the community at large to take care in the selection of its employees and choice of its invitees, and Licensee acknowledges that It is responsible for their

 actions. Licensee agrees that the Company is not responsible for the economic consequences to Licensee or the
accused individual as a result of actions taken in good faith to protect the community and that any related losses that the Company sustains are the Licensee’s responsibility under the indemnification section of this agreement (Section 13).

 11. Insurance: With respect to the spaces it makes use of from time to time within the Licensors’ premises. Licensee agrees to maintain at
its own cost during the term hereof insurance coverage for Comprehensive General Liability Insurance (CGL) in an amount not less than $1,000,000 for general property damage and personal injury (including, without limitation, bodily injury, sickness.
disease, and death) and S2,000,000 in aggregate liability coverage, as well as a policy of fire, vandalism, malicious mischief, extended coverage and so-called “all risk” coverage insurance in an amount equal to one hundred percent
(100%) of the replacement cost insuring all of Licensee’s furniture, equipment, fixtures and property of every kind, nature and description which may be in or upon the building. All such CGL shall include the additional insured parties
endorsed on the policy as shown in Exhibit A. Licensee shall provide the Company with all endorsements and an ACORD 25-S or ACORD-28 certificate, prior to the date Licensee takes possession of its assigned office. Such CGL certificates and/or
endorsements must spell out the names of the additional insureds precisely as shown above. To the extent required by Massachusetts law, the Licensee also shall carry Worker’s Compensation Insurance. The insurance required under this Section
must be placed with insurers authorized to Jo business in Massachusetts, with a rating of not less than “A-VIII” in the current Best’s Insurance Reports. All policies required under this Section shall be written as primary policies
and not contributing to or in excess of any coverage the Company or the Licensors may otherwise maintain. All insurance herein required shall be deemed an obligation of Licensee, not a discharge or limitation of Licensee’s obligation to
indemnify the Company or the Licensors, If the Company provides the name of a particular broker or insurer to the Licensee. Licensee agrees that Licensee is itself nevertheless the sole party responsible for ensuring that such coverage meets these
requirements. For purposes of insurance, the insurer may wish to review Exhibit A for more building specific information. 
 12. Fire and Fire
Insurance: The Licensee shall not permit any use of fire in its offices (candles, matches, etc.) for any reason. It will further not permit any use of the office which will make voidable any insurance on the property of which the office is a
part or on the contents of said property or which shall be contrary to any law or regulation from time to time established by the New England Fire Insurance Rating Association, or any similar body succeeding to its powers. 

13. Indemnification and Liability: To the greatest extent permitted by law, except for harm caused by gross negligence or willful misconduct of the
Company or the Licensors. Licensee hereby indemnifies and holds harmless the Company, the Licensors, and their respective officers, employees, agents.

 

  

							
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 Landlords, other Licensees and property manager from any claims, liabilities, losses or damages incurred by
Company or such persons and entities (including all costs and expenses of defense of any action or proceeding) arising out of, directly or indirectly, any claim against, incident to or any injury to or death of the Licensee, its employees, its
assigns, its agents or invitees of any of them or any damage to or loss of property of such persons or entities. Licensee shall maintain adequate insurance for the foregoing and present evidence of same to the Company upon request. 

If any court should find the Company or the Licensors liable for any loss or damage of any kind for any reason related to Licensee,
employees, guests and affiliated parties. Licensee agrees that, to the greatest extent permitted by law, the limit of the Company’s and Licensors’ liability shall be the amount that Licensee has paid the Company under this agreement. 

14. Waiver of Subrogation: Licensee hereby (i) waives on behalf of itself and its insurer(s) (none of which shall ever be assigned any such claim
or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against Landlord. Sublandlord(s), the Company, the Licensors and their agents, officers, servants, partners, shareholders, or
employees (collectively, the “Related Parties”) for any loss or damage that may occur to or within the premises of the buildings or any improvements thereto, or any personal property of such Licensee therein which is insured against under
any insurance policy actually being maintained by such Licensee from time to time, even if not required, or which would be insured against under the terms of any insurance policy required to be carried or maintained by such Licensee, whether or not
such insurance coverage is actually being maintained, including, in every instance, such loss or damage that may be caused by the negligence of Landlord and/or the Related Parties; and (ii) agrees to cause appropriate clauses to be included in
all of its insurance policies as necessary. 
 15. Insurance Requirements Waiver: Licensees of certain services from the Company have the choice to
waive the insurance requirements detailed in Section 11. Eligible services are listed in Schedule C. To do this. Licensee must execute the Company’s Client Insurance Requirements Waiver Amendment, available upon request. 

16. Maintenance: The Licensee agrees to maintain the office in good condition, damage by normal wear and tear, fire and other casualty only excepted,
and acknowledges that the office is now in good order. The Licensee shall not permit the office to be overloaded, damaged, stripped or defaced. 
 17.
Emergency Procedures: Licensee management should inform all their employees of the life safety policies and emergency procedures of the buildings and conduct periodic training regarding the same. Information pertaining to each building’s
emergency procedures is available in Exhibit A. A representative of the buildings’ management is available to participate in Licensee safety and security awareness sessions. While the Company’s employees and employees of the Company’s
other licensees may be available to offer assistance

 
in the event of an emergency. Licensee’s management should be aware that these individuals are not trained safety professionals, and cannot be relied upon to provide error-free assistance.

 18. Alterations-Additions: The Licensee shall not make any alterations or additions to the office without the prior written consent of the Company
and shall never make structural alterations or additions. All allowed alterations shall be at Licensee’s expense and shall be in quality at least equal to the present construction. Licensee shall not permit any mechanics’ liens, or similar
liens, to remain upon the leased office for labor and material furnished to Licensee or claimed to have been furnished to Licensee in connection with work of any character performed or claimed to have been performed at the direction of Licensee and
shall cause any such lien to be released of record forthwith without cost to the Company or the Licensors. Any alterations or improvements made by the Licensee shall become the property of the Company and the Licensors upon termination of this
Agreement. 
 19. Assignment and Rights and Notifications Concerning Invitees: The Licensee shall not assign this Agreement without the
Company’s prior written consent. Notwithstanding such consent. Licensee shall remain liable to the Company and the Licensors for the payment of all charges and for the full performance of the covenants and conditions of this Agreement. Also
notwithstanding such consent, to the extent that a court order, secured credit contract, sale, invitation by the Licensee for other parties to use the Company’s facilities as their offices with or without informing the Company, or other
process, introduces new parties which become owners or responsible parties for Licensee and/or property stored at the Licensee’s premises. Licensee must bind such parties to this agreement, and notify the Company of the names and contract
information for the same parties. These parties shall in any case be deemed to be signatories to this agreement by virtue of having taken an interest in property located in the Licensee’s premises or by virtue of having commenced to use the
Company’s services in their own right. 
         This Agreement entitles the Licensee to receive the services
identified in Schedule D. The Licensee shall not cause or permit any other persons or entities present at the Licensors’ premises by the Licensee’s invitation or consent, whether affiliated with the Licensee or otherwise, to operate an
office or conduct a separate business out of the Licensors’ premises unless the Invitees have entered into an agreement with the Company to do so. The Company shall have sole discretion as to whether others should be added as additional parties
to this Agreement. In the event the Licensee allows any Invitee to operate an office or conduct a business out of the Licensors’ premises without the Company’s permission or modification of this Agreement, the Licensee hereby agrees on
behalf of itself and its insurers that it will defend and indemnify the Company and the Licensors with respect to the Invitee to the same extent required under this Agreement with respect to the Licensee. To avoid any potential confusion concerning
whether certain entities are Invitees, the Licensee shall provide the Company with documentation concerning any of its corporate name changes or DBA filings within thirty (30) days of filing. If

 

  

							
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 4 of 12	  	Please Initial Here:  	  	

 Licensee wishes to do business at the Company’s facility under a name other than its legal name, (e.g. by
accepting mail under that other name or by using that other name on the sign on its work area entry, etc.) Licensee agrees to register such name with the City of Cambridge as a DBA. 

20. Subordination: This Agreement shall be subject and subordinate to any and all leases, mortgages deeds and other instruments in the nature of a
lease, mortgage or deed, existing now or at any time hereafter, a copy of which shall be furnished to Licensee at Licensee’s request, a lien or liens on the property of which the office is a part and the Licensee shall, as requested by the
Company, promptly execute and deliver such written instruments as shall be necessary to show the subordination of this Agreement to said lease, mortgage, deed or other such instruments in the nature of a lease, mortgage or deed. Termination of the
Licensors’ lease or leases with the owner of the premises will terminate this Agreement and all of the Company’s and Licensors’ obligations to the Licensee. 

If the Building in which your office is located or the premises therein leased to the Licensors (the “Lease”) are destroyed by
fire or other cause such that the owner of the Building determines not to rebuild the same or exercises any right it may have to terminate the Lease, this Agreement shall expire at such time as the Licensors’ interest in the Building is
terminated and Licensee thereupon shall surrender its office to the Company and shall pay all charges through the time of such termination. In the event that such owner shall decide to restore or rebuild the Building, and the Licensors’
interest in the Building under the Lease is not terminated, this Agreement shall remain in full force and effect; however, the charges payable hereunder shall be abated in proportion to the time in which Licensee has been deprived use of its office.
In no event shall Company or the Licensors be liable to Licensee for any loss or damage occasioned by such fire or other cause. 
 If the
whole or substantially the whole of the Building in which your office is located is condemned or taken in any manner for any public or quasi-public use or purpose, this Agreement shall cease and terminate as of the date of the taking of possession
for such use or purpose. If less than the whole or substantially the whole of the Building shall be so condemned or taken, whether or not Licensee’s office is affected, then Company may, at its option, terminate this Agreement as of the date of
the taking of possession of such use or purpose by notifying Licensee in writing of such termination. Upon any such taking or condemnation and this Agreement continuing in force, the fees payable by the Licensee hereunder shall be abated in
proportion to the time in which Licensee has been deprived use of its office. Licensee shall have no claim arising from any such taking and, without limitation, no claim against any proceeds paid on account of such taking. 

21. Termination: In addition to the termination provisions contained in Section 1, the Company may also terminate this Agreement, including but
not limited to the Licensee’s access to the office, at any time after the following: 

 

 (a) Upon ten (10) calendar days’ following Notice of delinquency the Licensee shall
fail to pay any charge or other sum due under this agreement; or 
 (b) The Licensee shall default in the observance or performance of any
other of the Licensee’s covenants, agreements, or obligations hereunder and such default shall remain uncured after ten (10) calendar days’ Notice of the same; or 

(c) The Licensee shall be declared bankrupt or insolvent according to law, or, if any assignment shall be made of Licensee’s property
for the benefit of creditors, or 
 (d) Licensee makes a material mis-representation to the Company 

22. Holdover: Should Licensee fail to remove its effects and vacate its premises following the termination of this agreement, the Licensee will be
obligated to pay the Company 200% of its regular rates, pro-rated by days, until the later of the date Licensee vacates the premises. 
 23. Notice:
Notice (“Notice”) shall be defined as any notice that is delivered in writing, either by hand, by e-mail, or by physical mail to one or more responsible parties at the Licensee, provided that there is a reasonable record kept thereof as
relating to both the date of the communication and as to the content thereof. Such a reasonable record can include printed or electronic copies of said communications. Any Notice under this Service Agreement that is sent by mail shall be deemed
received, if properly addressed, three (3) business days after any such Notice is deposited in the United States mail certified, postage-prepaid, return-receipt requested. If the Licensee’s address as set forth in Schedule A is given as
blank or as being within the Licensors’ premises, then Notice shall be deemed received if delivered by hand to the Company’s mailbox within the premises. Any Notice under this Service Agreement that is sent by e-mail shall be deemed
received, if delivered to the address set forth in Schedule A or another address reasonably believed by the Company as being that of a responsible party at the Licensee, three (3) business days after any such notice is sent, provided that no
automatic response has been received from the recipient’s e-mail system indicating non-receipt of the email message or unavailability of the recipient. No oral communication shall be deemed a notice under this agreement. 

24. Surrender: The Licensee shall, prior to the expiration or other termination of this Agreement, remove all of the Licensee’s goods and effects
from the Company’s facility. Licensee shall deliver to the Company all keys and access cards thereto. Improvements and fixtures permanently affixed to the premises shall become property of the Company and may not be removed upon departure
without express permission. In the event that any property remains in the office after termination for any reason, it shall be deemed that it was the Licensee’s intent that it becomes the property of the Company, to use, sell or dispose of as
it sees fit. 

 

  

							
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 5 of 12	  	Please Initial Here:  	  	

 25. Non-solicitation of Employees of the Company: Licensee hereby acknowledges that employees of the
Company have been carefully selected and/or received training from the Company and agrees not to employ or solicit for employment any employee of the Company for a period of 12 months following termination of this Agreement and further agrees that
in any case if such employee is hired, Licensee shall pay the Company the sum equal to the employee’s annual salary previously paid to employee by the Company as liquidated damages. 

26. Choice of Law: The parties agree that the interpretation, instruction and enforcement of this contract shall be governed by the laws of the
Commonwealth of Massachusetts. 
 27. Disputes and Arbitration Agreement: The Company and Licensee mutually agree that any controversy or claim
arising out of or relating to any aspect of the Licensee’s relationship with the Company, the Licensors, or their respective officers, employees, agents, Landlords, other Licensees or property manager, whether directly related to this agreement
or not, and whether arising before or after the date of this agreement, which could have been brought in a court of law (“Covered Disputes”), shall be settled by arbitration administered by the American Arbitration Association
(“AAA”), and judgment upon the award rendered by the arbitrator may be entered in any court having jurisdiction thereof. Covered Disputes include all claims, rights, demands, losses, and causes of action rising: in contract, whether
express or implied; or in tort; or under any common law theories; or under any covenants of good faith and fair dealing; or under any Company policy; or under any federal, state, or municipal statute, executive order, regulation or ordinance. This
arbitration agreement shall not prohibit actions solely seeking injunctive relief necessary to protect either party’s rights. With the exception of actions set forth above, arbitration shall be the exclusive means through which the Parties may
seek relief in connection with any Covered Disputes. The Parties expressly waive their right to a trial by judge or by jury of any Covered Dispute, as well as their right to appeal the decision rendered by the arbitrator except on the grounds that
the decision was procured by corruption, fraud or other undue influence or on the grounds specifically set forth in a statute applicable to vacating an arbitration award under this arbitration agreement. Licensee agrees that if Licensee wishes to
assert a claim against the Company or the Licensors, the Licensee must present to the Company a written request for arbitration within 6 months of the date on which the Licensee knows or should have known of the Covered Dispute against the Company
or the Licensors. Likewise, the Company must present a written request for arbitration to the Licensee against whom it wishes to assert a claim within the same time frame. Failure by either the Licensee or the Company to present such a request
within this time shall constitute a waiver of the right to recover relief in any forum in connection with the Covered Dispute. Unless otherwise agreed to by Licensee and Company, the arbitration shall take place in AAA’s office closest to the
Company’s headquarters. The Parties shall select a single arbitrator in accordance with applicable AAA real estate arbitration rules. The party bringing the dispute to arbitration shall cover all

 costs of the arbitration until such time as the arbiter may choose to allocate costs differently. The Parties
are entitled to discovery sufficient to adequately arbitrate their Covered Disputes, including, but not limited to, access to essential documents and witnesses, as determined by the arbitrator. The arbitrator shall apply the law designated in this
agreement. The arbitrator shall have the discretion to award monetary and other damages, or to award no damages, and to fashion any other relief that would otherwise be available in court. The arbitrator will issue a written arbitration decision
that reveals the essential findings and conclusions on which the award is based. This arbitration provision shall survive the termination of this Agreement. 

28. Nature of Agreements: The parties agree that any oral discussion regarding modifying this Agreement shall be deemed by both parties to be
exploratory in nature, and shall be binding on the parties only when reduced to writing and acknowledged in writing by both parties as agreed. This shall be the case even if one or both parties begin to operate on the basis of an oral discussion as
though such discussion represented a definitive agreement. “In writing” shall include agreements reached by email, wherein stored electronic copies of emails shall be considered adequate evidence of said agreement. Failure of either party
to enforce any provision of this agreement shall not constitute a waiver of that term of the agreement, and such provision may be enforced later, at any time, without prejudice. 

 

			
	SIGNATURE BLOCK	 	 
	Name of Licensee organization’s legal entity:
	SUMMIT THERAPEUTICS
INC                                         
 
	 
	Licensee federal tax ID#: 36 -
4779048                                  
	(If left blank, agreement becomes a personal obligation of signer)
	 
	Signature:

                                    
                    
	              
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
                                         
       
	 
	Name of authorized signer: MELISSA
STRANGE              
	 
	Title:
TREASURER                                       
                       
	 
	DATE:                 
                                         
                          
	 
	 
	The Company
	(references either Cambridge Incubator, Inc or Hub For Change, LLC, as selected by Licensee on page l)
	 
	Signature:                
                                         
                       
	 
	Officer’s
name:                                        
                               
	 
	Title:                 
                                         
                              
	 
	DATE:                 
                                         
                           
	 

 
 

  

							
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 6 of 12	  		  	

  
 

 
 Site Specifications 

Licensors: The Cambridge Incubator, Inc. d/b/a Cambridge Innovation Center (tenant/licensor at One Broadway) and 101 Main CIC LLC (tenant/licensor at 101
Main) 
 

 Both Buildings 
 - Certificate of General Liability Insurance 

For all Licensees, all such CGL shall include all of the following as additional insured parties endorsed on the policy: 

 

	 	•	 	The Cambridge Incubator, Inc. d/b/a Cambridge Innovation Center, and 101 Main CIC LCC, 

 AND 

 

	 	•	 	MIT One Broadway Fee Owner LLC (the building owner at One Broadway), MIT One Broadway LLC (the master leaseholder), and Colliers Meredith & Grew, Inc. (the building manager); 

AND 
  

	 	•	 	RREEF America REIT II Corp. PPP, RREEF Management L.L.C. & RREEF America L.L.C. (the building owner at 101 Main), and CB Richard Ellis, Inc. & CB Richard Ellis-NE. Partners, LP (the building manager).

 

 I Broadway, Cambridge MA 02142 
 - Building Details 

The building provides HVAC services during normal business hours “and for the first half of Saturday. At other times the building can provide HVAC
services by request at the building’s current per-hour rate ($65/hr as of January 2012). Please be aware that it can get very warm in the building on hot summer weekends if cooling is not requested.” 

- Insurance 
 For purposes of insurance, the insurer may
wish to have the following information: 
  

	 	•	 	The building was built in 1969 

  

	 	•	 	The structure is steel girder with concrete skin 

  

	 	•	 	3/4 of floors have had electrical, plumbing, ductwork redone since 2000 

  

	 	•	 	The roof was redone since 2000 

  

	 	•	 	New chillers and cooling towers since 2000 

  

	 	•	 	The building is equipped with fire suppression sprinklers and fire alarms. 

  

	 	•	 	Keep in mind that Licensee’s insurance needs to cover their activities anywhere in the facility (not just in their private work area). 

- Emergency Procedures 
 A copy of the building’s
emergency procedures is available at: http://www.cictr.com/emergency.pdf 
 

101 Main, Cambridge MA 02142 
 - Building Details 

The landlord will provide heating, ventilation, and air conditioning Monday through Friday from 8:00 a.m. until 6:00 p.m. and Saturday from 8:00 a.m. to 12:00
p.m. at no additional charge. After hours HVAC will be provided by the Landlord at a rate of $2.00 per heat pump per hour with a minimum charge of $30.00 per request. 

- Insurance 
 For purposes of insurance, the insurer may
wish to have the following information: 
  

	•	 	The building was built in 1983 

  

	•	 	The structural system is steel frame with brick facade 

  

	•	 	3/4 of floors have had electrical, plumbing, ductwork redone since 2005 

  

	•	 	The upper roof housing the cooling towers was replaced in 2009 

  

	•	 	Cooling tower was replaced in 1999 

  

	•	 	The building is equipped with fire suppression sprinklers and fire alarms. 

 - Emergency Procedures 

A copy of the building’s emergency procedures is available at: http://www.riverfrontofficepark.com/main.cfm?sid=eprocedures 

  

							
	 Cambridge Innovation Center Service Agreement - Version 6.o.6
	  	Page 11 of 11	  		  	

 

 
 Licensee legal address (if blank, Company’s address is legal
address):                                       
                                         
                                         
   

City:                         
                                         
                         State:
                                  Zip:     
                                         
                                 

 

			
		
	Alternate address (if our facility’s address will be used as your legal address):	 	 c/o SUMMIT CORPORATION PLC

		 	 85B PARK DRIVE,

		 	 MILTON PARK, ABINGDON,

		 	 OXFORDSHIRE, OX14 4RY, UK

  

			
	Contact info for Licensee (name):	 	 MELISSA STRANGE

			
		
	Cell #: [**]             Home #:	 	  

			
		
	Work Email: melissa.strange@summitplc.com     Alt. Email:	 	  

  

			
	Business Description (please provide detail):	  	  

 DRUG DEVELOPMENT & RESEARCH COMPANY. 

 
 ‘VIRTUAL’ ORGANISATION WITH ALL STUDIES
OUTSOURCED 
  
  

 

			
		
	How did you learn about us?	 	 RECOMMENDED BY US CONSULTANT

			
		
	Anticipated Move-in Date:	 	 APRIL 2014

			
		
	Initial deposit due upon execution of this Service Agreement:	  	  

 Note: If paying by check, please remit with this Service Agreement, otherwise deposit will be debited from account information
provided in Schedule B. 
 In order to obtain keys to the space, you must provide the Company with valid proof of insurance or waiver, and a list of all
people associated with Licensee who will need their own keys to the space, including their full names, cell phone numbers, and email addresses (should a guest arrive for them and they are not at their desk, or should an emergency arise). 

Person
1.                                        
                                         
                                         
                                         
                                     

Person
2.                                        
                                         
                                         
                                         
                                     

Person
3.                                        
                                         
                                         
                                         
                                     

Please provide any additional person’s information to the Company. 

Please keep in mind that any time Licensee requests that the Company provide access to the Company for any individual, Licensee becomes responsible for that
individual’s actions and operations under this agreement, as though they were actions and operations of Licensee. 
 Note any additional terms here:

 Please note that our monthly per-person service fee will increase on January 1, 2015, by $13. 

Note: this fee increase does not apply to the following programs: Cambridge Coworking Center (C3), C4, FlexSpace, International FlexSpace or Impact Hub Boston

  

							
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 8 of 9	  	Please Initial Here:  	  	

  
 

 
 Overview of Offerings 
  

															
	 	  	Private
Offices
&
Cubicles	  	 The

Commons
	  	FlexSpace	  	 International

FlexSpace
	  	C3	  	 Impact Hub

Boston
	  	C4
	 24/7 Access
	  	—	  	—	  		  		  	—	  	—	  	—
	 Mail Box
	  	—	  	—	  	—	  	—	  	*	  	*	  	—
	 Phone Line
	  	—	  	—	  	—	  	—	  		  		  	—
	 Fax Server Account
	  	—	  	—	  	—	  	—	  		  		  	—
	 Guest Reception Services
	  	—	  	—	  	—	  	—	  		  		  	—
	 Daytime Use of Phone Booths
	  	—	  	—	  	—	  	—	  	—	  		  	—
	 Daytime Use of CIC Conference Rooms
	  	—	  	—	  	—	  	—	  	—	  	—	  	—
	 Fully Furnished Workspace
	  	—	  	—	  	—	  	—	  	—	  	—	  	—
	 Fixed Workspace in Shared Environment
	  		  	—	  		  		  		  		  	—
	 Payment Required by Auto Debit
	  		  		  		  		  	—	  	—	  	—
	 Proof of General Business Liability Insurance Required
	  	—	  	—	  		  		  		  		  	—
	 Printing/Copying/Fax
	  	—	  	—	  	—	  	—	  	—	  	—	  	—

  

	*	Mailbox services are available for an additional $75/mo 

  

					
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 10 of 12	  	

 

 
  

			
	Office Rental Space	  	The Company offering includes flexible, expandable office space configured for use by growing companies. We provide access control using electronic keys and recorded video. All normal office utilities and services, such as
electricity, office-hours HVAC, trash pickup, etc. are included. Access is available on a 24 x 7 basis.
		
	Office Furniture	  	Each individual is provided with a complete workstation, including a desk, adjustable office chair and locking file storage space. Additional furniture such as whiteboards or shelving available in most instances at no extra
charge.
		
	Phone Services	  	Each individual is given a high-end digital business telephone and a direct-dial dedicated phone number. Normal local and domestic long distance phone usage is included in the package on an unmetered basis (you will not be billed
for your domestic phone calls). Our phone system provides computerized voicemail with local and remote access. International calls do carry a separate charge. They are billed at Verizon’s discounted “Talk to the World” rates. You are
welcome to use free VOIP services such as Skype.
		
	Internet	  	Each employee is provided with a high-speed Internet connection for office use. The Company holds its own ARIN-assigned IP address block and maintains two high-speed connections (redundant fiber Ethernet with separate paths and
points of entry) to the Internet and provides BGP-based routing redundancy. Internet connections for non-office use (e.g. web servers) are available at a separate charge.
		
	Copier, Printer & Fax	  	Service includes unmetered use of black and white and color printers, commercial-grade copiers and fax machines for typical office use. A private fax number, which routes faxes to an individual email address as pdf files, is
provided for the dedicated use of your company. Additional numbers are available for a one-time setup charge of $75. Questions about printing multiple copies of brochures or extensive print jobs should be directed to a Company staff member as these
types of jobs may be requested to be taken to offsite printing service providers.
		
	Conference Rooms	  	Service includes unmetered use of well-appointed conference rooms with data projectors or projection screensas well as unmetered use of digital Polycom audio and video conferencing equipment. Conference rooms are booked via
webpage. Questions regarding frequent all-day meetings or intensive use for training or other purposes can be directed to a Company staff member for details.
		
	Kitchen Services	  	The Company has fully stocked kitchens, and food and drink are included in your service fee. The Company stocks yogurts, fruits, soft drinks, ice cream, and other snacks and cold beverages. The Company also stocks a full
selection of gourmet coffees and a high-end by-the-cup coffee brewing system. Fair consumption is on the honor system.
		
	Massage Therapy Services	  	The Company maintains a massage therapy room and has a relationship with independent professional massage therapists who come in on a regular basis. The Company provides use of the massage room without charge. All fees for
massage go solely to the therapist, and are not billed through the Company. Use of this service is at client discretion, and the Company is not liable.
		
	Wellness Programs	  	The Company has different wellness programs that change pending interest and season. Currently there is a Running Club that gathers each Tuesday at midday to do a loop along the Charles River, and a weekly onsite yoga class which
does involve an additional fee paid directly to the teacher.
		
	Shower Rooms	  	The Company has several shower rooms available to clients on a first come first served basis and are stocked with towels and toiletries.
		
	Venture Cafe	  	The Venture Cafe is a community networking event held every Thursday at the Company from 3:00pm- 8:00pm. With its “pay it forward” Contributor Model, Venture Cafe is hosted at the Company to bring together members of
the local entrepreneurial and innovation community. Clients of the Company receive direct access to this weekly event. Along with hosted beer and wine, weekly Venture Cafes often include guest speakers, workshops, et al. Please note, the Company
hosts many events, including community gatherings organized by the Venture Cafe Foundation. It is a privilege and not a right to attend these gatherings, and Venture Cafe reserves both the right to refuse service and to determine, at its sole
discretion, who to invite according to its mission and policies.
		
	Artisan’s Asylum	  	 Company clients have access to Artisan’s Asylum, a non-profit community craft studio located at 10 Tyler Street in Union Square in
Somerville, MA. The facilities include capabilities for precision metal machining, electrical fabrication, welding, woodworking, sewing and fiber arts, robotics, bicycle building and repair, and screenprinting. All shared equipment requires either
proof of proficiency or training by a certified Artisan’s Asylum shop tech. The costs for classes, workshops, and training are the responsibility of the client.

  

			
	 CIC & Impact Hub Boston Service Agreement - Version 6.o.8
	  	Page 11 of 12

  
 

 
 As you know, your Service Agreement (Section 11) requires that you carry commercial general liability insurance. There are
circumstances in which, for one reason or another, these requirements have not been met, and yet a client continues to wish to use the Company’s services. As a convenience to our clients, we have created a client insurance waiver process to
enable clients to use our facility and services during periods when the required insurance is not in place. To be clear, we strongly recommend and prefer that clients obtain the insurance rather than employ this waiver. So long as this waiver
agreement is in force, clients are permitted to not meet the requirements in Section 11. Should this waiver agreement lapse for any reason, then the requirements of Section 11 shall once again be in force. In the below agreement,
“I”, “me’’ and “my” refer to the entity which the undersigned represents. 
 WAIVER AGREEMENT 

1. The Service Agreement I have entered into includes a concept of a “waiver of subrogation” (Service Agreement Section 14) and the concept of
“indemnification and waiver of rights to recovery” (Service Agreement Section 13). 
 2. I understand that the “waiver of
subrogation” means, in essence, that I bear the cost of my own losses, regardless of who caused those losses. This agreement benefits me by reducing the cost of the services I can buy, by eliminating the need for the Company to quantify and
insure against all the possible losses that I might sustain. 
 3. I understand that when real estate agreements are structured this way, generally I am
required to carry my own insurance. This is because without such insurance, there is no one else for me to turn to in the event of a loss. For example, if there was a catastrophic failure of the ventilation system at CIC, and the building suddenly
became unusable, I might sustain losses because of the unexpected loss of my workplace. Regardless of who might be responsible for that failure. I would be responsible for covering my losses. And I understand this applies to all other situations of
loss, such as via fire, theft, injury, and so forth. 
 4. Another important reason that it is advisable for me to carry insurance is that I have
indemnified the Company (Service Agreement Section 13), its associated parties, and other Company clients against losses that they may incur due to my action or inaction. I understand that “indemnification” in this case means that,
for instance, if I cause a fire at the Company’s facility, and others are hurt. I will make up for their losses. Generally, liability insurance would help me meet that obligation. 

5. Given all this, I understand why this Service Agreement requires me to have insurance, and why it is very advisable that I have it. 

6. The aforementioned notwithstanding, I have decided not to carry such insurance, and I accept the potential consequences. 

7. I understand that the Company’s exposure to the risk that I will not be able cover my indemnification will rise as a result of my decision, because
the Company will not be afforded the same protection it would have if I had insurance. 
 8. I agree that neither I nor my entity will assert that by
offering me this waiver, the Company or any of its associated parties are providing me with any kind of substitute insurance. 
 9. I understand that this
waiver in no way releases me from any obligation to indemnify all parties named in Exhibit A of this agreement, as well as other Landlord related parties and other CIC and Impact Hub Boston clients against losses caused by me. 

10. I understand if my status as a Flex or C3 or Impact Hub Boston client changes, and I become a client of another type of office space at CIC, this waiver
shall no longer be valid, and I will need to abide by the terms of CIC’s services agreement pertaining to insurance. 
 In witness thereof, 

Name of Client legal entity: 
  

									
	Licensee federal tax ID#:	  	  
	  		  	The Company
	(If left blank, agreement becomes a personal obligation of signer)	  		  	(references either Cambridge Incubator, Inc or Hub For Change, LLC, as selected by Licensee on page 1)
					
	Signature:	  	  
	  		  	Signature:	  	  

					
	Name of authorized signer:	  	  
	  		  	Officer’s name:	  	  

					
	Title:	  	  
	  		  	Title:	  	  

					
	DATE:	  	  
	  		  	DATE:

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00239-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00239-of-00352.parquet"}]]