Document:

EX-10.5

 Exhibit 10.5 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT is made as of this 29 day of June, 2016, between ARE-EAST River Science Park, LLC, a Delaware limited liability company (“Landlord”), and MeiraGTx, LLC, a Delaware limited
liability company (“Tenant”). 
 BASIC LEASE PROVISIONS 

 

			
	Address:	 	430 East 29th Street, New York, New York, 10016.
		
	Premises:	 	That portion of the Project, containing approximately 5,342 rentable square feet (as determined by Landlord and accepted for all purposes by Tenant), in Suites 1020 and 1030 on the tenth (10th ) floor in the 418,639 rentable square foot West Tower (the “Building”) of The Alexandria Center for Life Science - New York City (collectively, together with the underlying land,
related site improvements and the immediately adjacent East Tower, the “Project”), as shown on Exhibit A.
		
	Shared Lab Area:	 	That portion of the Building on the tenth floor, as shown on Exhibit N.
		
	Project:	 	The Alexandria Center for Life Science - New York City, including the Land, all buildings (including the Building) and other improvements located (or to be located) thereon and appurtenances thereto.
		
	Base Rent:	 	$491,464.00 per annum, payable in advance in equal monthly installments of $40,955.33.
		
	Building:	 	The approximately 418,639 rentable square foot building known as the West Tower of the Project (the “West Tower”).
		
	Building’s Share:	 	The proportionate share of the Project attributed to the Building is 57.53%.
		
	Land:	 	That certain real property more particularly described on Exhibit B.
		
	Tenant’s Share:	 	1.276%.
		
	Tenant’s Share (SLA):	 	17.57%.
		
	Security Deposit:	 	$122,866.00.
		
	Target Commencement Date:	 	On or prior to July 1, 2016.
		
	Rent Commencement Date:	 	Commencement Date.
		
	Rent Adjustment Percentage:	 	3.5%
		
	Base Term:	 	Beginning on the Commencement Date and ending sixty-six (66) months from the first day of the first full calendar month of the Term (as defined in Section 2)
hereof.

			
		
	Permitted Use:	  	Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.

  

			
	 Address for Rent Payment via Regular Mail:
	  	 Address for Rent Payment via Overnight Courier:

		
	 P.0. Box 975383
	  	JP Morgan Chase
	 Dallas, TX 75397-5383
	  	Alexandria Real Estate Equities
	 	  	Lockbox 975383 TX1-0006
	 	  	14800 Frye Road
	 	  	Fort Worth, TX 76155

  

			
	 Wire/ACH Payment Information:

		
	 Bank Name:
	  	JPMorgan Chase Bank NA
	 Bank Address:
	  	201 N. Central Ave.
	 	  	Phoenix, AZ 85004
	 Account Name:
	  	Alexandria Real Estate
	 	  	Equities, Inc.
	 Account Number:
	  	
	 Wire ABA Number:
	  	
	 ACH ABA Number:
	  	

  

			
	 Tenant’s Notice Address:
	  	Landlord’s Notice Address:
		
	 	  	385 East Colorado Blvd., Suite 299 Pasadena,
	Prior to Tenant’s occupancy:	  	CA 91101
		
	 	  	Attention: Corporate Secretary
	 MeiraGTx LLC
 450 East 29th Street
	  	
	New York, NY 10016	  	
		
	Upon Tenant’s occupancy:	  	
		
	MeiraGTx, LLC 430 East 29th Street, Suites 1020 and 1030	  	
	New York, NY 10016	  	

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	 ☒ EXHIBIT A - PREMISES DESCRIPTION
	  	☒ EXHIBIT B - DESCRIPTION OF PROJECT
	 ☐ EXHIBIT C - INTENTIONALLY OMITTED
	  	☒ EXHIBIT D — COMMENCEMENT DATE
	 ☒ EXHIBIT E - RULES AND REGULATIONS
	  	☒ EXHIBIT F - TENANT’S PERSONAL PROPERTY
	 ☐ EXHIBIT G - INTENTIONALLY OMITTED
	  	☐ EXHIBIT H - INTENTIONALLY OMITTED
	 ☒ EXHIBIT I - SHARED LAB SYSTEMS
	  	☒ EXHIBIT J - ADDITIONAL INSUREDS
	 ☐ EXHIBIT K - INTENTIONALLY OMITTED
	  	☒ EXHIBIT L - OPEN SPACE DESCRIPTION
	 ☒ EXHIBIT M - SUPERIOR INSTRUMENT EXCERPTS
	  	☒ EXHIBIT N - SHARED LAB AREA

 1.    Lease of Premises. Upon and subject to all of the terms and
conditions hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. Tenant shall have a license, on a non-exclusive basis in common with other tenants and
users of the Project, to use all of the Building’s public hallways, lobbies, fitness center, corridors and passages and the Building’s public stairways as “Common Areas” from time to time, in accordance with the Rules and
Regulations applicable thereto and all Legal Requirements; but “Common Areas” shall not include any area within the Premises or any other leased or leasable area of the Project, and such access and use shall be subject to the terms of the
Superior Instruments (as defined in Section 27). Landlord reserves the right to modify, from time to time, the Project, the Building, the Open Space and the Common Areas, provided that such modifications do not materially
adversely affect Tenant’s use of the Premises for the Permitted Use. No vault or cellar is leased hereunder, anything to the contrary indicated elsewhere in this Lease notwithstanding. As used herein, the term “Open Space”
shall mean the portion of the Project that will be subject to a permanent and perpetual public use and access easement, of a location and size substantially as shown on Exhibit L, or otherwise in accordance with the Declaration
(Corrective) dated December 29, 2006 by ARE–East River Science Park, LLC, recorded February 20, 2007 at CRFN 2007000094401, as the same may be modified from time to time. 

2.    Delivery; Landlord’s Work; Acceptance of Premises; Commencement Date. Landlord shall use reasonable
efforts to deliver the Premises to Tenant on or before the Target Commencement Date, with Landlord’s Work, if any, Substantially Completed (“Delivery” or “Deliver”). “Landlord’s
Work” shall mean the completion of the core and shell of the building and completion of the Shared Lab Area and installation of the Shared Lab Systems (as hereinafter defined) in substantial conformance with the Exhibits to this
Lease. “Substantially Completed” and “Substantial Completion” shall mean the completion of Landlord’s Work, subject only to punch list items which do not materially impact Tenant’s use of the
Premises. Tenant shall be solely responsible for ensuring that the Shared Lab Area, the Building and tenant improvement designs and specifications are consistent with Tenant’s requirements. Tenant shall solely be responsible for all costs
incurred by Landlord to alter the Building as a result of Tenant’s requested changes, if any, which changes shall be subject to approval by Landlord in its sole discretion. Landlord shall have no obligation to, and shall not, secure any
permits, approvals or entitlements related to Tenant’s specific use of the Premises or Tenant’s business operations therein. Except as set forth in this Section 2, Landlord shall have no obligation to perform any
work at the Project in connection with preparing the Premises for, or accommodating, Tenant’s occupancy. If Landlord fails to timely Deliver the Premises, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and
this Lease shall not be void or voidable, provided that Landlord shall remain obligated to use its commercially reasonable efforts in accordance with the terms hereof to Deliver the Premises. Tenant expressly waives any right to rescind this Lease
under Section 223-a of the New York Real Property Law or under any present or future statute of similar import then in force and further expressly waives the right to recover any damages, direct or
indirect, which may result from Landlord’s failure to deliver possession of the Premises by the Target Commencement Date or to grant access to certain portions of the Premises prior to the Target Commencement Date as permitted hereunder. Tenant
agrees that the provisions of this Section 2 are intended to constitute “an express provision to the contrary” within the meaning of said Section 223-a. 

 (a)    The “Commencement Date” shall be the earliest
of: (i) the date Landlord Delivers the Premises to Tenant; (ii) the date Landlord could have Delivered the Premises but for Tenant Delays; and (iii) the date Tenant conducts any business in the Premises or any part thereof. Upon
request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement Date” attached to
this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base
Term, as defined above in the Basic Lease Provisions. 
 (b)    Tenant shall accept the Premises in their “AS-IS” condition as of the Commencement Date, and, other than Landlord’s Work, Landlord shall have no obligation for any defects in the Premises, to perform any work or make any installations in
order to prepare the Premises for Tenant’s occupancy. Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken.
Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Rent. 

(c)    Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or
warranty with respect to the condition of all or any portion of the Premises, the Building or the Project, and/or the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business, and Tenant waives any implied
warranty that the Premises, the Building or the Project are suitable for the Permitted Use. No rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in this Lease. This Lease constitutes the
complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in
executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements contained herein. 

3.    Rent. 

(a)    Base Rent. The first month’s Base Rent and the Security Deposit shall be due and payable on delivery of
an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, monthly installments of Base Rent on or before the first day of each
calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in
writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have
no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this Lease. 

(b)    Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) Tenant’s Share of “Operating Expenses” (as defined in 

 
Section 5, (ii) administrative rent for property management services in the amount of 3.00% of the Base Rent (determined without regard to any rent abatement that may be
applicable) (“Administrative Rent”) and (iii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by
reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. 

4.    Base Rent Adjustments. Base Rent shall be increased on each annual anniversary of the first day of the first
full month during the Term of this Lease (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base
Rent payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. Notwithstanding anything to the contrary
contained in this Lease, but provided Tenant is not in Default hereunder, Landlord hereby grants Tenant an abatement of the Base Rent payable during the period beginning on the Commencement Date and ending six (6) months after the Commencement
Date (“Base Rent Abatement”). For the avoidance of doubt, if the Commencement Date occurs on the first day of a month, the Base Rent Abatement will be measured from that date. If the Commencement Date occurs on a day other than the
first day of a month, the Base Rent Abatement will be measured from the first day of the following month. Except as provided in the preceding sentences, Tenant shall pay the full amount of Base Rent due in accordance with the provisions of this
Lease. The Administrative Rent set forth in Section 3(b) above and the Operating Expenses set forth in Section 5 below shall not be abated and shall be based on the amount of Base Rent that would
have been payable but for the Base Rent Abatement. Notwithstanding anything to the contrary in this Section 4. the adjustment in the Base Rent as set forth in this Section 4 shall be based on the
full and unabated amount of Base Rent payable for the first 12 month period from and after the Commencement Date. 

5.    Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for
each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due, Tenant shall pay
Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 

(a)    The term “Operating Expenses” means all costs and expenses of any kind or
description whatsoever incurred or accrued each calendar year by Landlord with respect to the Building (including the Building’s Share of all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the
Project which are not specific to the Building or any other building located in the Project) (including, without duplication, Taxes (as defined in Section 9), all Building and project related costs in connection with the
shell and core of the Building, site improvements, transportation, maintenance, common area utilities, taxes, real estate taxes or PILOT payments, insurance and capital repairs and improvements amortized (with interest at the Default Rate) over the
lesser of 7 years and the useful life of such capital items), and the costs and expenses of maintaining, repairing, replacing and operating the Shared Lab Area and the Shared Lab Systems (as such terms are defined in
Section 46). excluding only: 
 (i)    the original construction costs of the Project and
costs of correcting defects in such original construction; 

 (ii)    capital expenditures for expansion of the Project; 

(iii)    interest, principal payments of any Mortgage (as defined in Section 27) debts of
Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the
Project; 
 (iv)    depreciation of the Project (provided that the exclusion of depreciation shall not preclude
inclusion of amortization of capital improvements, which is includable in Operating Expenses in accordance with the terms of this Lease); 

(v)    advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in
procuring and leasing space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 

(vi)    legal and other expenses incurred in the negotiation or enforcement of leases; 

(vii)    costs of completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays
for or performs for other tenants within their premises, and costs of correcting defects in such work; in each instance other than those ordinary building repairs and maintenance to Building structures, windows and Building Systems; 

(viii)    costs to be reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants
of the Project, whether or not actually paid; 
 (ix)    salaries, wages, benefits and other compensation paid to
officers and employees of Landlord who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; 

(x)    general organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either
as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(xi)    costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in
connection with disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents,
purchasers or mortgagees of the Building; 
 (xii)    costs incurred by Landlord due to the violation by Landlord, its
employees, agents or contractors or any tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

 (xiii)    penalties, fines or interest incurred as a result of
Landlord’s inability or failure to make payment of Taxes and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

(xiv)    overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or
services in or to the Project to the extent the same materially exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(xv)    costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

(xvi)    costs in connection with services (including electricity), items or other benefits of a type which are not
standard for the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant is specifically charged therefor by
Landlord; 
 (xvii)    costs incurred in the sale or refinancing of the Project; 

(xviii)    subject to Section 9(a), net income taxes of Landlord or the owner of any interest in the Project,
franchise, capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; and 

(xix)    any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by
persons other than tenants of the Project under leases for space in the Project. 
 (b)    Within 120 days after the end
of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of
actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of Tenant’s Share of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year
exceeds Tenant’s payments of Tenant’s Share of Operating Expenses for such year, then the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of
Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year, then Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier
termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. 

(c)    Each Annual Statement shall be final and binding upon Tenant unless Tenant, within 30 days after Tenant’s
receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and
ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Building is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such

 
year shall be computed as though the Building had been 95% occupied on average during such year. “Tenant’s Share” shall be the percentage set forth in the Basic Lease
Provisions as Tenant’s Share as reasonably adjusted by Landlord. Landlord may equitably increase Tenant’s Share (or Tenant’s Share of Operating Expenses, as the case may be) for any item of expense or cost reimbursable by Tenant that
relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or use. Base Rent, Additional Rent (including Tenant’s Share of Operating
Expenses) and other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 

6.    Security Deposit. 

(a)    Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit
(the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth in the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable
letter of credit (the “Letter of Credit”): (i) in form and substance satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by
delivering to the issuer notice that Landlord is entitled to draw thereunder, (iv) issued by an FDIC-insured financial institution satisfactory to Landlord, and (v) redeemable by presentation of a sight draft in the state of
Landlord’s choice. If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 30 days before the stated expiration date of any then current Letter of Credit, Landlord shall have
the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of
Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in
Section 20). Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to
any other remedy provided herein or provided by law. Upon any such use of all or any portion of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to the amount set forth in the Basic Lease
Provisions or Tenant shall promptly provide Landlord with an amendment to the Letter of Credit reflecting and ratifying Landlord’s draw thereunder and Tenant’s subsequent restoration of the Letter of Credit to the original amount. Tenant
hereby waives the provisions of any law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to
clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer,
employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing
of such proceedings. Upon any such use of all or any portion of the Security Deposit, Tenant shall, within 5 days after demand from Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this
Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option,
to the last assignee of Tenant’s interest hereunder) within 90 days 

 
after the expiration or earlier termination of this Lease. In the event the issuer of the Letter of Credit experiences a downgrade of its debt rating below
“A-” by Standard & Poors Rating Services, a division of The McGraw-Hill Companies, Inc. (“S&P”) or the equivalent rating by Moody’s Investor Services, Inc.
(“Moody’s”) at any time during which Tenant is obligated to provide the Letter of Credit, Landlord shall be entitled, in Landlord’s sole discretion, to receive a replacement Letter of Credit from an issuing bank
with a debt rating of “AA” by S&P or the equivalent rating by Moody’s (or better). 
 (b)    If
Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this
Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant,
Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental
deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon. 

(c)    Tenant covenants that it will not assign or encumber, or attempt to assign or encumber, the Security Deposit.
Neither Landlord, nor its successors or assigns, shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. It is agreed that the provisions of this Section shall apply to every sale, transfer or assignment
made of the security to a new Landlord. Tenant shall pay and be liable for any and all fees arising from any transfer of the Letter of Credit upon transfers of ownership of the Project, Building or Premises. 

7.    Use. 

(a)    Tenant shall have 24 hours per day, 7 days per week access to its Premises, the Building and the parking area,
subject to restricted access due to Force Majeure, necessary for repairs or emergency conditions, or arising due to Legal Requirements. Tenant shall use the Premises solely for the Permitted Use set forth in the Basic Lease Provisions, and in
compliance with all present and future laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions of all state, federal, municipal and local governments, departments, commissions and boards and
any direction of any public officer pursuant to law, and all orders, rules and regulations of the New York Board of Fire Underwriters, Insurance Services Office, or any similar body, in each case, applicable to the Premises and the use and occupancy
thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal
Requirements” and each, a “Legal Requirement”). Tenant shall not occupy, use or operate the Premises, or allow the Premises or any part thereof to be occupied, used or operated for any unlawful purpose or in
violation of any certificate of occupancy affecting the Building and/or the Project or for any use that may constitute a nuisance, public or private. Tenant shall not permit any part of the Premises to be used as a “place of public
accommodation”, as defined in the ADA or any similar legal requirement. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises
to any use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including, without limitation, conducting or giving notice of any auction, liquidation, or going out of
business sale on the Premises. 

 (b)    Immediately upon its discovery of any violation or breach of any Legal
Requirement, this Lease or any Superior Instrument, Tenant shall take all necessary steps, legal and equitable, to compel the cure of such violation or breach, including, if necessary, the removal from the Premises of any subtenants or licensees
using a portion of the Premises. 
 (c)    Tenant will not use or permit the Premises to be used for any purpose or in
any manner that is prohibited under the Ground Lease (as defined in Section 27) or that would void Tenant’s, Landlord’s or the Condominium Board’s insurance, increase the insurance risk, or cause the
disallowance of any sprinkler or other credits. 
 (d)    Tenant shall reimburse Landlord or the Condominium Board, as
applicable, promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section 7 or otherwise caused by Tenant’s use
and/or occupancy of the Premises. 
 (e)    Tenant shall cause any equipment or machinery to be installed in the
Premises so as to reasonably prevent odors, sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment weighing 500 pounds or more in or upon the Premises
or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord. Landlord reserves the right to prescribe the weight and position of all safes, files, paper and book
storage facilities, business machines and other heavy equipment and installations. 
 (f)    Tenant shall not, without
the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises
based upon Tenant’s Share as usually furnished for the Permitted Use, nor shall Tenant use the Premises in a manner that results in transmissions from the Premises at a frequency which interferes with any other tenant’s use of any portion
of the Building or the Project other than the Premises. 
 (g)    Tenant shall not use the Premises or any part thereof,
or permit the Premises or any part thereof to be used for the preparation, dispensing, consumption or sale of food or beverages in any manner whatsoever, whether for “on” or “off” premises consumption (other than the consumption
of food by employees and invitees of Tenant). 
 Landlord shall, as an Operating Expense (to the extent such Legal Requirement is generally
applicable to similar buildings in the area in which the Project is located) or at Tenant’s expense (to the extent such Legal Requirement is applicable solely by reason of Tenant’s, as compared to other tenants of the Project, particular
use of the Premises) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements, including the ADA. Tenant, at its sole expense, shall make any alterations or modifications to
the interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA). Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all
demands, claims, liabilities, losses, costs, 

 
expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’
fees, charges and disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with Legal Requirements, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and
all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement. 

8.    Holding Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises
after the expiration or earlier termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, or shall become a tenant at sufferance upon the
terms described herein below, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect
(excluding any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or
such other amount as Landlord may indicate, in Landlord’s sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. The parties recognize and agree that the damage to
Landlord resulting from any failure by Tenant to timely surrender possession of the Premises as aforesaid will be extremely substantial, will exceed the amount of the monthly installments of the Base Rent and Rental theretofore payable hereunder,
and will be impossible to accurately measure. Tenant therefore agrees that if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, then, in addition to
any other rights or remedies Landlord may have hereunder or at law, and without in any manner limiting Landlord’s right to demonstrate and collect any damages suffered by Landlord and arising from Tenant’s failure to surrender the Premises
as provided herein, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 200% of the greater of the Rent in effect during the last 30 days of the Term and the then fair
market rental value for the Premises, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages. No holding over by Tenant, whether with
or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by
Landlord of Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. The acceptance by Landlord of any such use and occupancy payment by Tenant pursuant to this
Section 8 shall in no event preclude Landlord from commencing and prosecuting a holdover or summary eviction proceeding, and the provisions of this Section 8 shall be deemed to be an
“agreement expressly providing otherwise” within the meaning of Section 232-c of the Real Property Law of the State of New York and any successor or similar law of like import. Nothing contained
in this Section 8 shall (i) imply any right of Tenant to remain in the Premises after the expiration of the Term without the execution of a new lease, (ii) imply any obligation of Landlord to grant a new lease or
(iii) be construed to limit any right or remedy that Landlord has against Tenant as a holdover tenant or trespasser and no acceptance by Landlord of payments from Tenant after the Expiration Date shall be deemed to be other than on account of
the amount to be paid by Tenant in accordance with the provisions of this Section 8. The provisions of this Section 8 shall survive the expiration or earlier termination of this Lease. 

 9.    Taxes. 

(a)    Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of
any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without
limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in
whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or
evaluation of any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction
of, or resulting from Legal Requirements, or interpretations thereof, promulgated by any Governmental Authority, or (v) imposed as a license or other fee, charge, tax, or assessment on Landlord’s business or occupation of leasing space in
the Project, or (vi) any taxes or assessments levied after the date of this Lease in whole or in part for public benefits to the Project, including without limitation any Business Improvement District (“BID”) tax increment
financing (“TIF”) or Commercial Rent Occupancy Tax (“CROT”) taxes and assessments payable by Landlord and any and all other governmental and quasi-governmental assessments) without taking into account any discount
that Landlord may receive by virtue of any early payment of Taxes. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall include all payments in lieu of taxes
(“PILOT”) and other impositions and costs for which Landlord is responsible under any Superior Lease (as defined in Section 27) including without limitation under Articles 3 and 4 of the Ground Lease or
under the IDA Lease Documents (as defined in Section 27). Taxes shall not take into account any exemption which Landlord is entitled to under any governmental incentive program for investment and/or employment creation
where Landlord is the induced party including without limitation the Industrial and Commercial Incentive Program (“ICIP”) or under the IDA Lease Documents or Ground Lease or any other governmental incentive program. Taxes
shall not include any net income taxes, franchise, capital stock, gift, estate or inheritance taxes imposed on Landlord or the owner of any interest in the Project or any federal, state or local documentary taxes imposed against the Project or any
portion thereof or interest therein, except to the extent the same, however denominated, are imposed in substitution for any Taxes payable hereunder as a result of any change in the manner of taxation of the ownership or operation of real estate in
which case the same shall be deemed to be included within the definition of the term “Taxes.” If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in
such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against
Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Project is increased by a value attributable to improvements in or
alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be
binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute 

 
Additional Rent due from Tenant to Landlord immediately upon demand. With respect to any tax year, all reasonable and customary expenses, including attorneys’ fees and disbursements,
experts’ and other witnesses’ fees, incurred in contesting the validity or amount of any Taxes or in obtaining a refund of Taxes shall be considered as part of the Taxes for such tax year. Special assessments, if any, shall be deemed paid
in the maximum number of installments allowed by the Governmental Authority having jurisdiction thereover, notwithstanding that Landlord may elect to pay the same on a different schedule. If at any time the methods of taxation prevailing as of the
date hereof shall be altered so that in lieu of or as an express substitute for the whole or any part of the Taxes, assessments, rents, rates, charges, levies or impositions now assessed, levied or imposed upon all or any part of the Project or any
part thereof, there shall be assessed, levied or imposed (1) a tax, assessment, levy, imposition or charge based on the income or rents received therefrom, whether or not wholly or partially as a capital levy or otherwise, or (2) a tax,
assessment, levy, imposition or charge measured by or based in whole or in part upon all or any part of the Project, or (3) a license fee measured by the rents, or (4) any other tax, assessment, levy, imposition, charge or license fee with
respect to the Project, or any part thereof, however described or imposed, then all such taxes, assessments, levies, impositions, charges or license fees or the part thereof so measured or based shall be deemed to be Taxes. 

(b)    Tenant hereby covenants and agrees to (i) pay any and all CROT taxes and assessments payable by Landlord with
respect to any rent due hereunder, (ii) pay any and all New York City and New York state transfer taxes, sales taxes and any and all other taxes payable by or on behalf of Tenant, as the same shall become due or payable, and (iii) file all
tax returns required to be filed in connection with the foregoing. 
 10.    Parking. Subject to all matters of
record, Force Majeure, a Taking (as defined in Section 19 below), the terms and conditions of this Lease and the exercise by Landlord of its rights hereunder, Tenant shall have the right, in common with other tenants of the
Project pro rata in accordance with the rentable area of the Premises and the rentable areas of the Project occupied by such other tenants, and subject to the payment by Tenant of Landlord’s customary parking fees and charges, the payment of
which constitutes Rent hereunder, to park in those areas designated for non-reserved parking, subject in each case to Landlord’s rules and regulations and subject to the rights of ingress and egress of
other tenants and their employees, agents and invitees to other areas of the Project, provided, however, that Landlord shall have the right, without notice in an emergency and otherwise for any reason upon not less than five (5) days’
written notice, to relocate all or part of the non-reserved or reserved parking to other locations in the parking areas of the Project, and/or to suspend or terminate the right to use any or all the parking
spaces. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded. Landlord shall not be responsible for enforcing
Tenant’s parking rights against any third parties, including other tenants of the Project. If applicable, Tenant shall comply with the Project’s transportation plans to be created by Landlord under the guidelines set forth by the City of
New York. 
 11.    Utilities; Services; Refuse and Trash. 

(a)    General. Landlord shall provide, subject to the terms of this Section 11. water,
electricity, heat, steam, air conditioning, ventilating, light, power, telephone, sewer, and fire sprinklers to the extent the Project is plumbed for such services (collectively, “Utilities”). Landlord

 
shall pay for (and shall not include in Operating Expenses) all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or other similar charges for
Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties, surcharges or similar charges thereon. Tenant acknowledges that Landlord is not the generator of Utilities and that Landlord’s obligation to deliver
Utilities to the Premises pursuant to this Lease consequently is subject to the provision of electrical energy and water service to the Project, as applicable, by the respective utility company responsible for delivering same to the Project.
Landlord shall have no liability for the availability, capacity, quality, continuity or character of service of Utilities, and no eviction or constructive eviction of Tenant, termination of this Lease or abatement of Rent shall arise due to, nor
shall Landlord have any liability due to any loss, cost, claim, damage or expense arising from the availability, capacity, quality, continuity or character of service of Utilities or any interruption, deterioration or removal of any of the
foregoing, except as caused by Landlord’s willful misconduct. Tenant acknowledges that the capacity of such utilities available to the Premises is part of the overall capacity of such utilities available to the Project for its use on a
nonexclusive basis in common with all other tenants at the Project. Tenant agrees to limit use of water and sewer with respect to Common Areas to normal restroom use. 

(b)    Special Provisions Regarding Electricity. 

(i)    In the event that any tax shall be imposed upon Landlord’s receipts from the sale, use or resale of electrical
energy or any other utility service to Tenant, the pro rata share allocable to such service received by Tenant shall be passed onto, included in the bill of, and paid by Tenant if and to the extent not prohibited by applicable Legal Requirements.

 (ii)    Tenant shall enter into such modifications of this Lease as Landlord may from time to time reasonably request
in connection with any requirement of the New York State Public Service Commission, or any successor thereto, or any requirement of law pertaining to the supplying of electrical service or the charges therefor under any provision of the Lease. If
because of any such requirement, any provision of this Section cannot be given full effect, whether with respect to any past period or any future period, the parties shall enter into such modifications of the Lease setting forth substitute
provisions, consistent with such requirements, which, to the maximum extent possible, achieve the intended purposes of the provisions of this Section which cannot be given full effect. 

(c)    Refuse and Trash. Landlord shall provide refuse and trash collection and janitorial services at the Building
for ordinary office refuse and rubbish and cleaning, and the cost of such services shall be included in Operating Expenses. To the extent that the refuse and trash and/or cleaning needs generated by Tenant exceeds the refuse and trash and/or
cleaning needs customarily generated by other tenants of the Building, Tenant shall pay to Landlord the costs that Landlord reasonably incurs for such removal and/or cleaning, within 10 days after rendition of bills therefor, as Additional Rent. In
respect of refuse and trash other than ordinary office refuse and rubbish (such as bio/medical waste, “wet trash” and construction debris, and cleaning with respect thereto), at Landlord’s option (i) Landlord shall provide
collection and janitorial services for such refuse and trash, and Tenant shall pay to Landlord an amount equal to 105% of the Landlord’s cost therefor, within 10 days after rendition of bills therefor, as Additional Rent, or (ii) Tenant
shall contract directly with the third-party service provider (acceptable to Landlord in its sole discretion) for the provision of such services and, in such case, Tenant shall pay such service provider directly,

 
prior to delinquency. In all cases, Tenant shall store and stage all its waste, refuse, trash and recyclables within its Premises or in such enclosure areas as may be designated by Landlord and
shall keep the Premises in a neat and clean condition. Tenant shall not dispose of any refuse in the Common Areas, and if Tenant does so, Tenant shall be liable for Landlord’s reasonable charge for such removal. Tenant shall comply with all
Legal Requirements, whether imposed on Landlord or Tenant, regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash in the Premises and cleaning the Premises. Upon request by Landlord, Tenant shall
sort and separate into categories designated by Landlord and shall place in separate receptacles (as may be designated by Landlord) all waste products, garbage, refuse and trash in the Premises. 

(d)    Loading Dock and Freight Elevator. Landlord shall provide, on a
non-exclusive, first-come, first-served basis, freight elevator service to the floor on which the Premises are located and access to a loading dock adjacent to such freight elevator for Tenant’s
deliveries in and out of the Premises in connection with the Permitted Use. Tenant’s use of the freight elevator and the loading dock shall be subject to the Superior Instruments, the Rules and Regulations, Landlord’s security requirements
for the Building and/or the Project, and the terms of this Lease. Landlord shall have the right to change the operation or manner of operation of any of the elevators in the Building and/or to discontinue temporarily the use of any one or more cars
in any of the elevator banks provided that at all times there will be at least one passenger elevator serving the Premises at all times (subject to such passenger elevator not being in service due to repairs or alterations being made thereto). 

12.    Alterations and Tenant’s Property. 

(a)    Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant, including additional
locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any
modifications to the structure of the Building or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”) shall be subject to Landlord’s prior
written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure of the Building or Building Systems, or if Landlord deems that such proposed Alteration will adversely affect
Landlord’s ability to re-lease the Premises, but which shall otherwise not be unreasonably withheld or delayed. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in
connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in
advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the Alterations as may be reasonably requested by Landlord, including the
identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to
ensure that such plans and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with any applicable insurance requirements and with Legal Requirements
and shall implement at its sole cost and expense any alteration or modification required by Legal 

 
Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to 3% of all charges incurred by Tenant or its contractors or agents in
connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. Before Tenant begins any Alteration, Tenant shall post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord and the Condominium Board for, and indemnify and hold Landlord and the Condominium Board harmless from, any expense incurred by Landlord
and/or the Condominium Board, as applicable, by reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 

(b)    In the event Tenant installs a security system or additional locks, Tenant shall supply Landlord with the necessary
card(s) or key(s) and security codes to permit entry in the event of an emergency endangering life or property. 

(c)    Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the
completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance
company satisfactory to Landlord protecting Landlord and the Condominium Board against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn
statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 

(d)    Other than (i) the items, if any, listed on Exhibit F attached hereto, (ii) any items agreed by
Landlord in writing to be included on Exhibit F in the future, and (iii) any trade fixtures, machinery, equipment and other personal property which may be removed without damage to the Premises, which damage shall be repaired (including
capping or terminating utility hook-ups behind walls) by Tenant prior to the expiration or earlier termination of the Term (collectively, “Tenant’s Property”), all property of any kind
paid for by or on behalf of Landlord, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar
additions and improvements built into the Premises so as to become an integral part of the Premises such as fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch (collectively, “Installations”) shall be and shall remain the property of
Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon and be surrendered with the Premises as a part thereof in accordance with
Section 28 following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval of such Installation is requested notify Tenant if it has elected to
cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage caused by
or occasioned as a result of such removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections behind the walls of the Premises and
repairing any holes. In the event Tenant fails to remove any 

 
such Installation in accordance with the foregoing sentence, Landlord may do so at Tenant’s expense. During any such restoration period that extends beyond the expiration or earlier
termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. 

(e)    No Alteration shall (i) affect the exterior walls, fascia or fenestration of the Building or the demising
walls of the Premises, (ii) affect any part of the Project other than the Premises or require any alterations, installations, improvements, additions or other physical changes to be performed in or made to any portion of the Project other than
the Premises, (iii) adversely affect any service required to be furnished by Landlord to Tenant or to any other tenant or occupant of the Project, (iv) adversely affect the functioning of any Building System, and (v) affect or require
an amendment to (other than to confirm completion of the Alteration) the Certificate of Occupancy for the Premises or for any other part of the Project. 

(f)    Tenant covenants and agrees that no security agreement, lien, lease, conditional sales agreement, chattel mortgage
or other title retention or instrument of similar import (a “Security Agreement”) shall be placed upon any improvement made by Tenant which is affixed to the Premises. In the event that any of Tenant’s Property are purchased or
acquired by Tenant subject to a Security Agreement, Tenant agrees that no Security Agreement or Uniform Commercial Code filing statement shall be permitted to be filed against the Premises, the Building or any other part of the Project. If any such
lien, based on a Security Agreement or Uniform Commercial Code filing statement, is filed against the Premises or any other part of the Project, Tenant shall, within 20 business days following notice thereof from Landlord, cause such lien or notice
to be removed or discharged at Tenant’s cost and expense. 
 (g)    Tenant shall use its commercially reasonable
and diligent efforts to perform such Alterations and other work at such times and in such manner as shall minimize any interference, disruption or disturbance from such performance. 

(h)    Tenant shall not, at any time prior to or during the Term, directly or indirectly employ, or permit the employment
of, any contractor, mechanic or laborer in the Premises, in connection with any Alteration, if such employment would interfere or cause any conflict with other contractors, mechanics or laborers engaged in the construction, maintenance or operation
of the Project by Landlord, Tenant or others. In the event of any such interference or conflict, Tenant, upon demand of Landlord, shall cause all contractors, mechanics or laborers causing such interference or conflict to leave the Building
immediately. 
 13.    Landlord’s Repairs. Landlord, as an Operating Expense, shall maintain all of the
structural and Building Systems (as defined below) in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees and contractors (collectively,
“Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by Landlord at Tenant’s sole cost and expense. Landlord reserves the right to stop Building Systems services when
necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or improvements shall
have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, 

 
however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building Systems services
for routine maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of any repair required to be effected by Landlord pursuant to this Section 13, after which Landlord shall
have a reasonable opportunity to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice of the
need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters
shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. As used herein, the term
“Building Systems” shall mean, collectively, the HVAC, plumbing, fire sprinkler, elevators and all other building systems located outside of the Premises and serving the Premises and other portions of the Project, 

If at any time any windows of the Premises are temporarily closed or darkened due to any Legal Requirement or by reason of repairs,
maintenance, alterations, or improvements to the Building, or any scaffolding or “sidewalk bridge” is erected in front of the Building due to any Legal Requirement or by reason of any repairs, maintenance, alterations to the Building or
any property adjacent to the Building, Landlord shall not be liable for any damage Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefor, nor abatement or diminution of Base Rent or any other amount due under this
Lease, nor shall the same release Tenant from its obligations hereunder, in whole or in part, by reason of inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s business, or otherwise, nor impose any liability upon
Landlord or its agents. 
 14.    Tenant’s Repairs. Subject to Section 13 hereof,
Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Such
repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such
failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant within 10 days after
demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject
to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only the Premises.
Tenant shall not clean nor require, permit, suffer or allow any window in the Premises to be cleaned from the outside in violation of Section 202 of New York State Labor Law or any other applicable law, or of the Rules of the Board of Standards
and Appeals, or of any other Board or body having or asserting jurisdiction. 
 15.    Mechanic’s Liens.
Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant (other than for Landlord’s
Work) within 10 

 
days after the filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed for, materials furnished to, or
obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against
title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant
in the operation of Tenant’s business, Tenant covenants that any Security Agreement, and any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant, shall upon its face or by exhibit
thereto indicate that such Security Agreement or Financing Statement is applicable only to removable personal property of Tenant located within the Premises. Tenant shall cause to be inserted in any such Security Agreement the following provision:
“Notwithstanding anything to the contrary contained herein, this lease, chattel mortgage, conditional sales agreement, title retention agreement or security agreement shall not create or be filed as a lien against the land, building and
improvements comprising the real property in which the goods, machinery, equipment, appliances or other personal property covered hereby are to be located or installed”; and, in no event shall the address of the Project be furnished on any such
Financing Statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

16.    Indemnification. Tenant shall indemnify, defend and hold harmless Landlord and the Condominium Board, the
entities (if any) comprising Landlord, each affiliate or subsidiary of Landlord, and its and their partners, members, shareholders, officers, directors, employees and agents, Lessors (including, without limitation, the City and any administrator of
the Ground Lease) and Mortgagees (as defined in Section 27) (each individually and collectively the “Landlord Indemnitees”) from and against any and all Claims against the Landlord Indemnitees of
whatever nature arising directly or indirectly from, or out of: (a) any negligence or willful misconduct by, Tenant, its officers, members, managers, directors, partners, contractors, licensees, agents, servants, employees, invitees or
visitors, sublessees and assigns (b) any accident, injury, death or damage whatsoever caused to any Person or to the property of any Person occurring within or about the Premises, (c) any accident, injury, death or damage whatsoever caused
to any Person or to the property of any Person occurring outside of the Premises but anywhere within or about the Land, where such accident, injury, death or damage is caused (or is claimed to have been caused) by or otherwise involves an act or
omission, or the negligence or willful misconduct, of Tenant or Tenant’s contractors, licensees, agents, servants, employees, invitees or visitors and (d) any accident, injury, death or damage whatsoever caused to any Person or to the
property of any Person occurring within or about the Premises, where such accident, injury, death or damage is caused (or is claimed to have been caused) by or otherwise relates to the use or occupancy of the Premises or a breach or default by
Tenant in the performance of any of its obligations hereunder, unless, in each case set forth in clauses (a) through (d), caused solely by the willful misconduct or negligence of Landlord. This indemnity, defense and hold harmless agreement
shall include indemnification from and against any and all liability, fines, suits, demands, costs and expenses of any kind or nature (including reasonable attorneys’ fees and disbursements) incurred in or in connection with any such claim or
proceeding brought thereon, and the defense thereof. 

 17.    Insurance. 

(a)    Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full
replacement cost of the Project or such lesser coverage amount as Landlord may elect provided such coverage amount is not less than 90% of such full replacement cost. Landlord shall further procure and maintain commercial general liability
insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary,
including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds
for employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not the same are made a part of
the Project. All such insurance, including any deductible associated therewith, shall be included as part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project
will be determined by Landlord and/or the Condominium Board based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a
result of Tenant’s use of the Premises. Tenant (and, during the prosecution of any Alterations, its general contractor, contractors and/or subcontractors), at its sole cost and expense, shall maintain during the Term: all risk property
insurance (including fire, extended coverage, vandalism, boiler and machinery (and artificially generated electrical current), water and sprinkler damage, and off-premises failure of power or other utility
services) with 18 months of business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense (including, without limitation,
builder’s risk coverage for all Alterations); workers’ compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with such limits as required by law; comprehensive automobile liability
insurance (including automotive liability, including pollution coverage, from loading and unloading) with combined bodily injury and property damage coverage limits, per occurrence, of at least $1,000,000; and commercial general liability insurance
and umbrella liability, in each case, for minimum combined bodily injury and property damage coverage limits totaling $2,000,000 per occurrence and $5,000,000 in the aggregate. The commercial general liability insurance policy shall name
(i) Landlord, (ii) its officers, members, shareholders, directors, employees, managers, agents, invitees, contractors, subcontractors, general contractor (or construction manager, as applicable), (iii) Alexandria Real Estate Equities, Inc.,
(iv) New York City Health and Hospitals Corporation (and any other Ground Landlord (as defined in Section 27) from time to time), (v) the City, (vi) the IDA (as defined in Section 27), (vii)
the New York City Economic Development Corporation (and any other Ground Lease (as defined in Section 27) administrator/agent from time to time), and (viii) the Condominium Board (collectively, “Landlord
Parties”), as additional insureds, the specific entities which are to be named are set forth in Exhibit J hereto; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less
than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Landlord
and the Condominium Board from the insurer; contain a hostile fire endorsement and a contractual liability endorsement; and provide primary coverage to Landlord and the Condominium Board 

 
(any policy issued to Landlord or the Condominium Board providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by
Landlord or the Condominium Board), or certificates of insurance showing the limits of coverage required hereunder and showing Landlord and the Condominium Board as an additional insured, along with reasonable evidence of the payment of premiums for
the applicable period, shall be delivered to Landlord and the Condominium Board by Tenant upon commencement of the Term and prior to or upon each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate
per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 business days prior to the expiration of such policies, furnish Landlord and
the Condominium Board with renewal certificates. In addition, upon receipt by Tenant of any notice of cancellation or any other notice from the insurance carrier which may adversely affect the coverage of the insureds under such policy of insurance,
Tenant shall promptly deliver to Landlord and the Condominium Board and any other additional insured hereunder a copy of such notice. If at any time Tenant (or its general contractor, contractors and/or subcontractors) shall fail to procure or
maintain all insurance required to be carried by Tenant pursuant to this Lease, Landlord or the Condominium Board may procure (but shall have no obligation to procure) such insurance on behalf of Tenant (and its general contractor, contractors
and/or subcontractors) and the cost thereof shall be payable by Tenant upon demand. Such insurer(s) shall be selected by Tenant, subject to Landlord’s approval, not to be unreasonably withheld, conditioned or delayed. 

(b)    In each instance where insurance is to name Landlord and the Condominium Board as an additional insured, Tenant
shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord and the Condominium Board as additional insured to: (i) any lender of Landlord or the Condominium Board holding a security interest in the
Project or any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other
underlying lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord or the Condominium Board to manage the Project. 

(c)    The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and
all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, members, managers, shareholders, partners, agents, representatives, servants, guests, invitees, visitors and
contractors (“Related Parties”), in connection with any loss or damage thereby insured against. The Condominium Board shall also be a Related Party of Landlord hereunder. Neither party nor its respective Related Parties shall be
liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or
damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses
occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect
to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 

 (d)    Landlord may require insurance policy limits to be raised to conform
with requirements of Landlord’s lender or the Condominium Board and/or to bring coverage limits to levels then being generally required of new tenants within the Project. 

(e)    Tenant acknowledges that Landlord shall not carry insurance on, and shall not be responsible for damage to,
Tenant’s Property or any Alterations, betterments or improvements made by Tenant to the Premises. Tenant agrees that Landlord shall not be required to maintain insurance coverage with respect to the portions of the Premises for which Tenant is
required to maintain insurance in accordance with the terms of this Lease. 
 18.    Restoration. 

(a)    If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured
casualty, Landlord shall notify Tenant within 60 days after discovery of such damage or destruction as to the amount of time Landlord reasonably estimates it will take to restore the Project or the Premises, as applicable (the “Restoration
Period”). If the Restoration Period is estimated to exceed 12 months from the date that Landlord obtains all required permits to perform the restoration (the “Maximum Restoration Period”), Landlord may, in such notice,
elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction. Unless Landlord so elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any
deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding any improvements installed by Tenant or by Landlord and paid for by Tenant unless covered by the insurance Landlord maintains as an Operating Expense
hereunder, in which case such improvements shall be included, to the extent of such insurance proceeds, in Landlord’s restoration), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to
obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal,
removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided,
however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord may, in its sole and absolute discretion, elect not to
proceed with such repair and restoration, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such
damage or destruction, and (ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

(b)    Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance
proceeds, from Force Majeure (as defined in Section 34) events or from obtaining Hazardous Materials Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, Landlord may terminate this Lease if the Premises are damaged during the last year of the Term and
Landlord reasonably estimates that it will take more than 2 months to repair such damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are

 
obtained until the repair and restoration of the Premises is substantially completed, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total
area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s business. Such abatement shall be the sole remedy of Tenant, and except as provided in
this Section 18, Tenant waives any right to terminate this Lease by reason of damage or casualty loss. 

(c)    The provisions of this Lease, including this Section 18, constitute an express agreement
between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no
application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 18 sets forth their entire understanding
and agreement with respect to such matters. 
 (d)    Tenant hereby expressly waives the provision of Section 227
of the Real Property Law and agrees that the foregoing provisions of this Section 18 shall govern and control in lieu thereof, this Section 18 being an express agreement. 

(e)    Landlord and Tenant acknowledge that Condominium Board has the responsibility under the Condominium By-Laws for certain aspects of restoration. In the event that Condominium Board, not Landlord, is responsible, in part or in full, under the Condominium Declaration for a restoration under this
Section 18, the fulfillment by the Condominium Board of such obligation of Landlord, in part or in full, shall be deemed to constitute satisfaction by Landlord to the same extent of the restoration obligations of Landlord
hereunder. 
 19.    Condemnation. If the whole or any material part of the Premises, the Building or the Project
is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking
would in Landlord’s reasonable judgment, either prevent or materially interfere with Tenant’s use of the Premises or materially interfere with or impair Landlord’s ownership or operation of the Building or Project, then upon written
notice by Landlord this Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as
nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and
the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking
without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the
condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby
waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

 20.    Events of Default. Each of the following events shall be
a default (“Default”) by Tenant under this Lease: 
 (a)    Payment Defaults. Tenant
shall fail to pay any installment of Rent or any other payment hereunder when due, including, without limitation, any penalties or interest accrued thereon. 

(b)    Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or
terminated or shall expire or shall be reduced or materially changed, or Landlord or the Condominium Board shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 20 days before the
expiration, cancellation, termination, or reduction of, or material change in, the current coverage. 

(c)    Abandonment. Tenant shall abandon the Premises. 

(d)    Improper Transfer. Tenant shall assign, sublease or otherwise transfer (including, without limitation, by
operation of law) or attempt to transfer all or any portion of Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise
judicially seized and such action is not released or dismissed within 90 days of the action. 
 (e)    Liens.
Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this Lease within 10 days after any such lien is filed against the Premises. 

(f)    Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall:
(A) make a general assignment for the benefit of creditors: (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking
reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property
(collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry or (D) die or suffer a legal disability (if Tenant, guarantor, or
surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

(g)    Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant
under Sections 23 or 27 within 5 days after a second notice requesting such document. 
 (h)    Other
Defaults. Tenant shall fail to observe, perform or comply with any provision of this Lease other than those specifically referred to in this Section 20. and, except as otherwise expressly provided herein, such failure
shall continue for a period of 10 days after written notice thereof from Landlord to Tenant. 
 Any notice given under
Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any
provision of applicable law, and (iv) not be deemed a forfeiture or a 

 
termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to Section 20(h) is such
that it cannot be cured by the payment of money and reasonably requires more than 10 days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 10 day period and thereafter diligently prosecutes the same
to completion; provided, however, that such cure shall be completed no later than 30 days from the date of Landlord’s notice. 

21.    Landlord’s Remedies. 

(a)    Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing
any obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon (from the date such sums were paid or incurred, at the annual rate (the “Default
Rate”) equal to the Prime Rate + 4% (but in no event less than 12% or more than the maximum rate permitted under applicable law)) shall be payable to Landlord on demand as additional Rent. Nothing herein shall be construed to create
or impose a duty on Landlord to mitigate any damages resulting from Tenant’s Default hereunder. As used herein, the term “Prime Rate” shall mean the highest prime rate (or base rate) reported in the Money Rates column or
section of The Wall Street Journal (Eastern Edition) published from time to time, as the rate in effect for corporate loans at large U.S. money center commercial banks (whether or not such rate has actually been charged by any such bank). If The
Wall Street Journal ceases publication of the Prime Rate, the “Prime Rate” shall mean the prime rate (or base rate) announced by Citibank, N.A., New York, New York (whether or not such rate has actually been charged by such bank). If such
bank discontinues the practice of announcing the Prime Rate, the “Prime Rate” shall mean the highest rate charged by such bank on short-term, unsecured loans to its most creditworthy large corporate borrowers. 

(b)    Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on
Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum of 6% of the
overdue Rent as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when due and
remaining unpaid on the 5th day after it first became due shall bear interest at the Default Rate from the date it first became due until paid. 

(c)    Remedies. Upon and during the continuance of a Default, Landlord, at its option, without further notice or
demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive,
without any notice or demand whatsoever. No cure, in whole or in part, of such Default by Tenant after Landlord has taken any action (beyond giving Tenant notice of such Default) to pursue any remedy provided for herein (including retaining counsel
to file an action or otherwise pursue any remedies) shall in any way affect Landlord’s right to pursue such remedy or any other remedy provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive
such Default. 

 (i)    This Lease and the Term and estate hereby granted are subject to the
limitation that whenever a Default shall have happened and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact that Landlord may have some other remedy
hereunder or at law or in equity, to give Tenant written notice of Landlord’s intention to terminate this Lease on a date specified in such notice, which date shall be not less than 5 days after the giving of such notice, and upon the date so
specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all right of Tenant
hereunder shall expire and terminate, and Tenant shall be liable as hereinafter in this Section 21(c) provided. If any such notice is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant.
Should Landlord elect to re-enter as herein provided or should Landlord take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may from time to time re-let the Premises or any part thereof for such term or terms and at such rental or rentals and upon such terms and conditions as Landlord may deem advisable, with the right to make commercially reasonable
alterations in and repairs to the Premises. 
 (ii)    In the event of any termination of this Lease as in this
Section 21 provided or as required or permitted by law or in equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon,
re-enter, possess and repossess the same by summary proceedings, ejectment or otherwise, and again have, repossess and enjoy the same as if this Lease had not been made, and in any such event neither Tenant
nor any person claiming through or under Tenant by virtue of any law or an order of any court shall be entitled to possession or to remain in possession of the Premises. Landlord, at its option, notwithstanding any other provision of this Lease,
shall be entitled to recover from Tenant, as and for liquidated damages, the sum of; 
 (A)    all Base Rent,
Additional Rent and other amounts payable by Tenant hereunder then due or accrued and unpaid: and 
 (B)    the amount
equal to the aggregate of all unpaid Base Rent and Additional Rent which would have been payable if this Lease had not been terminated prior to the end of the Term then in effect, discounted to its then present value in accordance with accepted
financial practice using a rate of 5% per annum, for loss of the bargain; and 
 (C)    all other damages and expenses
(including attorneys’ fees and expenses), if any, which Landlord shall have sustained by reason of the breach of any provision of this Lease; less 

(D)    the net proceeds of any re-letting actually received by Landlord. 

(iii)    Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency
proceeding, to prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such
termination, an amount equal to the maximum allowed by any statute or rule of law whether such amount shall be greater or less than the excess referred to above. 

 (iv)    Nothing in this Section 21 shall be deemed
to affect the right of either party to indemnifications pursuant to this Lease. 
 (v)    If Landlord terminates this
Lease upon the occurrence of a Default, Tenant will quit and surrender the Premises to Landlord or its agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by
summary proceedings, ejectment or otherwise. The words “enter”, “re-enter”, and “re-entry” are not restricted to their technical legal
meanings. 
 (vi)    If either party shall be in default in the observance or performance of any provision of this
Lease, and an action shall be brought for the enforcement thereof in which it shall be determined that such party was in default, the party in default shall pay to the other all fees, costs and other expenses which may become payable as a result
thereof or in connection therewith, including attorneys’ fees and expenses. 
 (vii)    If Tenant shall default in
the keeping, observance or performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such default, may perform the same for the account and at the expense of Tenant (a) immediately
or at any time thereafter and without notice in the case of emergency or in case such default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all or any portion of the Premises, and
(b) in any other case if such default continues after any applicable cure period provided in Section 20. All reasonable costs and expenses incurred by Landlord and/or the Condominium Board in connection with any such
performance by it for the account of Tenant and all reasonable costs and expenses, including attorneys’ fees and disbursements incurred by Landlord and/or the Condominium Board in any action or proceeding (including any summary dispossess
proceeding) brought by Landlord and/or the Condominium Board to enforce any obligation of Tenant under this Lease and/or the right of Landlord and/or the Condominium Board in or to the Premises, shall be paid by Tenant to Landlord within 10 days
after demand. 
 (viii)    Independent of the exercise of any other remedy of Landlord hereunder or under applicable
law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d), at Tenant’s expense. 

(ix)    Nothing contained in this Lease shall be construed as limiting or precluding the recovery by Landlord against
Tenant of any sums or damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant. Anything in this Lease to the contrary notwithstanding,
during the continuation of any default by Tenant, Tenant shall not be entitled to exercise any rights or options, or to receive any funds or proceeds being held, under or pursuant to this Lease. 

(x)    Tenant waives and surrenders all right and privilege that Tenant might have under or by reason of any present or
future law to redeem the Premises or to have a continuance of this Lease after Tenant is dispossessed or ejected therefrom by process of law or under the terms 

 
of this Lease or after any termination of this Lease. Tenant also waives the provisions of any law relating to notice and/or delay in levy of execution in case of any eviction or dispossession
for nonpayment of rent, and the provisions of any successor or other law of like import. 
 (xi)    Except as otherwise
provided in this Section 21, no right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any
other legal or equitable right or remedy given hereunder, or now or hereafter existing. No waiver of any provision of this Lease shall be deemed to have been made unless expressly so made in writing. Landlord shall be entitled, to the extent
permitted by law, to seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other
legal or equitable remedy. 
 (xii)    Landlord may continue to collect Rent as the same becomes due without terminating
this Lease and without waiving any other rights or remedies Landlord may have. 
 (xiii)    Anything contained herein to
the contrary notwithstanding, if any termination of this Lease shall be stayed by order of any court having jurisdiction over any proceeding related to an insolvency event described herein, or by federal or state statute, then, following the
expiration of any such stay, or if the trustee appointed in any such proceeding, Tenant or Tenant as debtor-in-possession shall fail to assume Tenant’s obligations
under this Lease within the period prescribed therefor by law (or within 90 days after entry of the order for relief if no such period is prescribed by law) or such other period as may be allowed by the court, or if said trustee, Tenant or Tenant as
debtor-in-possession shall fail to provide adequate protection of Landlord’s right, title and interest in and to the Premises or adequate assurance of the complete
and continuous future performance of Tenant’s obligations under this Lease, Landlord, to the extent permitted by law or by leave of the court having jurisdiction over such proceeding, shall have the right, at its election, to terminate this
Lease on 5 days’ notice to Tenant, Tenant as debtor-in-possession or said trustee and upon the expiration of said 5 day period this Lease shall cease and expire as
aforesaid and Tenant, Tenant as debtor-in-possession or said trustee shall promptly quit and surrender the Premises as aforesaid. 

(xiv)    Except as expressly provided herein, none of Landlord or any Landlord Party shall be liable for consequential
damages hereunder. 
 22.    Assignment and Subletting. 

(a)    General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described
in this Section 22, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or
grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof
which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of related or unrelated transfers whereby twenty-five percent
(25%) or more of the issued and outstanding shares or other direct or indirect ownership interests of such corporation, partnership or limited liability company are, or voting control is, transferred (but excepting transfers upon

 
deaths of individual owners) from a person or persons or entity or entities which were owners thereof at the time of execution of this Lease to persons or entities who were not owners of at least
fifty percent (50%) of the shares or other ownership interests of the corporation, partnership or limited liability company at the time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as
provided in this Section 22. Notwithstanding the foregoing, any public offering of shares or other ownership interest in Tenant on a recognized domestic U.S. stock exchange shall not be deemed an assignment.

 (b)    If this Lease is assigned to any person or entity pursuant to the provisions of 11 U.S.C. Section 101 et
seq., or any successor statute (the “Bankruptcy Code”), any and all monies or other consideration payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and
remain the exclusive property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any and all monies or other consideration constituting Landlord’s property under the
preceding sentence not paid or delivered to Landlord shall be held in trust for the benefit of Landlord and shall be promptly paid to or turned over to Landlord. 

(c)    If Tenant desires to assign, hypothecate or otherwise transfer this Lease or to sublet the Premises other than
pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be effective (the “Assignment Date”),
Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to be used,
stored, handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed assignment or
sublease, including a copy of the proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration as to whether to grant its consent. Landlord may, by giving
written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its sole and absolute discretion, if (A) the proposed assignment, hypothecation or other
transfer or subletting concerns more than (together with all other then effective subleases) 50% of the Premises or (B) the proposed assignee or subtenant is a tenant of the Project or any other property owned (in whole or in part) or managed
by Landlord or a subsidiary or affiliate of Landlord or any other Person that has, within the 6 months prior, initiated negotiations with Landlord regarding, or toured (or made an appointment to tour) the Project with a view to, letting any portion
of the Project, (iii) refuse such consent, in its reasonable discretion, if the proposed subletting concerns (together with all other then effective subleases) 50% or less of the Premises (provided that Landlord shall further have the right to
review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting), (iv) sublease such portion of the Premises from the Tenant on the terms described in the Assignment Notice., or (v) terminate
this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall
have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this
Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, 

 
shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver
a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses in connection with its consideration of any Assignment Notice. Any Person to which this Lease is assigned pursuant to the provisions of the Bankruptcy
Code shall be deemed without further act or deed to have assumed all of the obligations arising under this Lease on and after the date of such assignment. 

(d)    If Tenant assumes this Lease and proposes to assign the same pursuant to the provisions of the Bankruptcy Code to
any Person who shall have made a bona fide offer to accept an assignment of this Lease on terms acceptable to Tenant, then notice of such proposed assignment shall be given to Landlord by Tenant no later than 20 days after receipt by
Tenant, but in any event no later than 10 days prior to the date that Tenant shall make application to a court of competent jurisdiction for authority and approval to enter into such assignment and assumption. Such notice shall set forth
(i) the name and address of such Person, (ii) all of the terms and conditions of such offer, and (iii) adequate assurance of future performance by such Person under the Lease as set forth below, including, without limitation, the
assurance referred to in Section 365(b)(3) of the Bankruptcy Code. Landlord shall have the prior right and option, to be exercised by notice to Tenant given at any time prior to the effective date of such proposed assignment, to accept an
assignment of this Lease upon the same terms and conditions and for the same consideration, if any, as the bona fide offer made by such Person, less any brokerage commissions which would otherwise be payable by Tenant out of the
consideration to be paid by such Person in connection with the assignment of this Lease. 
 (e)    The term
“adequate assurance of future performance” as used in this Lease shall mean that any proposed assignee shall, among other things, (i) deposit with Landlord on the assumption of this Lease a sum equal to 12 monthly installments of the
then Base Rent as security for the faithful performance and observance by such assignee of the terms and obligations of this Lease, (ii) furnish Landlord with financial statements of such assignee for the prior 3 fiscal years, as finally
determined after an audit and certified as correct by a certified public accountant, which financial statements shall show (A) net annual operating income of at least 8 times the then annual Base Rent for each of such 3 years and (B) a net
worth of at least 10 times the aggregate Base Rent payable during the remaining term of the Lease, (iii) grant to Landlord a security interest in such property of the proposed assignee as Landlord shall deem necessary to secure such
assignee’s future performance under this Lease, and (iv) provide such other information or take such action as Landlord, in its reasonable judgment shall determine is necessary to provide adequate assurance of the performance by such
assignee of its obligations under this Lease. 
 (f)    If, at any time after the originally named Tenant herein may
have assigned Tenant’s interest in this Lease, this Lease shall be disaffirmed or rejected in any insolvency proceeding of the types described herein, or in any similar proceeding, or in the event of termination of this Lease by reason of any
such proceeding or by reason of lapse of time following notice of termination based upon any Event of Default, each prior Tenant, including, without limitation, the originally named Tenant, upon request of Landlord given within 30 days next
following any such disaffirmance, rejection or termination (and actual notice thereof to Landlord in the event of a disaffirmance or rejection or in the event of termination other than by act of Landlord), shall (i)

 
pay to Landlord all Fixed Rent and other items of Rental due and owing by the assignee to Landlord under this Lease to and including the date of such disaffirmance, rejection or termination, and
(ii) as “tenant”, enter into a new lease with Landlord of the Premises for a term commencing on the effective date of such disaffirmance, rejection or termination and ending on the Expiration Date, unless sooner terminated as in such
lease provided, at the same Fixed Rent and upon the then executory terms, covenants and conditions as are contained in this Lease, except that (A) Tenant’s rights under the new lease shall be subject to the possessory rights of the
assignee under this Lease and the possessory rights of any person claiming through or under such assignee or by virtue of any statute or of any order of any court, (B) such new lease shall require that Tenant shall cure all defaults existing
under this Lease with due diligence, and (C) such new lease shall require Tenant to pay all items of Rental reserved in this Lease which, had this Lease not been so disaffirmed, rejected or terminated, would have accrued after the date of such
disaffirmance, rejection or termination with respect to any period prior thereto. If any such prior Tenant shall default in its obligation to enter into said new lease for a period of 10 days next following Landlord’s request therefor, then, in
addition to all other rights and remedies by reason of such default, either at law or in equity, Landlord shall have the same rights and remedies against such Tenant as if such Tenant had entered into such new lease and such new lease had thereafter
been terminated as of the commencement date thereof by reason of such Tenant’s default thereunder. 
 Notwithstanding the foregoing, Landlord’s
consent to an assignment of this Lease or a subletting of any portion of the Premises to any Affiliate of Tenant (a “Permitted Assignment”) shall not be required for so long as the transferee remains an Affiliate of Tenant
and assumes all of the obligations of Tenant under this Lease, provided that Landlord shall have the right to approve the form of any such sublease or assignment. 

(g)    Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s
consent is required, Landlord may require: 
 (i)    that any assignee or subtenant agree, in writing at the time of
such assignment or subletting, that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord
without any liability except to credit such payment against those due under this Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided,
however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; 

(ii)    a list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and correct, which the
proposed assignee or sublessee intends to use, store, handle, treat, generate in, release or dispose of from the Premises, together with copies of all documents relating to such use, storage, handling, treatment, generation, release or disposal of
Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals; reports and correspondence; storage and management plans;
plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so, which consent may be withheld
in Landlord’s sole and absolute discretion); and all closure plans or any other documents required 

 
by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any such
proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of such documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or
hazardous activities; 
 (iii)    that the originally named Tenant herein reaffirm its continuing primary liability
under this Lease; and 
 (iv)    that the assignee or subtenant remake the representations and warranties of Tenant
hereunder as of the effective date of such assignment or subletting. 
 (h)    No Release of Tenant, Sharing of
Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for
compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor
or incident thereto in any form) exceeds the rental payable under this Lease, (excluding however, any Rent payable under this Section 22) (“Excess Rent”), then Tenant
shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably
assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as attorney-in-fact for
Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect
such rent. 
 (i)    No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant
or any assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under
this Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent
to any subletting, assignment or other transfer of the Premises. 
 (j)    Prior Conduct of Proposed Transferee.
Notwithstanding any other provision of this Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in
connection with Hazardous Materials contaminating a property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued
by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any
Governmental Authority), or (iii) the risk that Landlord would be targeted as a responsible party in connection with the remediation of any pre-existing environmental condition in the vicinity of or
underlying the Project would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse to consent to any assignment or subletting to any
such party. 

 23.    Estoppel Certificate. Tenant shall, within 10 business days of
written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if
modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not
any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be requested thereon. Any
such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall, at the option of
Landlord, be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

24.    Quiet Enjoyment. So long as Tenant shall perform all of the covenants and agreements herein required to be
performed by Tenant, Tenant shall, subject to the terms of this Lease and the Superior Instruments, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. 

25.    Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360
day year and 30 day months. 
 26.    Rules and Regulations. Tenant shall, at all times during the Term and any
extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project (the “Rules and Regulations”). The current Rules and
Regulations are attached hereto as Exhibit E. If there is any conflict between said Rules and Regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or
obligation for the breach of any Rules or Regulations by other tenants in the Project and shall not enforce such Rules and Regulations in a discriminatory manner. 

27.    Subordination. 

(a)    The following capitalized terms, whenever used in this Lease, shall have the respective meanings ascribed to such
terms as follows: (i) “Superior Instruments” shall mean each of the Ground Lease, the IDA Lease Documents, the Condominium Declaration and any Superior Lease or Mortgage, the Operating Agreement (as defined in the Ground
Lease) and all matters to which any of the foregoing are subordinate; (ii) “Ground Lease” shall mean that certain Agreement of Lease, dated as of December 29, 2006, between New York City Health and Hospitals Corporation,
a New York not-for-profit corporation, as landlord, and Landlord, as tenant, entered into in respect of the Project and as the same may be further amended or otherwise
modified; (iii) “Ground Landlord” shall mean the then landlord under the Ground Lease; (iv) “IDA Lease Documents” shall mean, collectively, (A) that certain IDA Lease Agreement between Landlord,
as landlord, and The New York City Industrial Development Agency (“IDA”), as tenant, dated as 

 
of December 1, 2006, entered into in respect of the Project and as the same may be further amended or otherwise modified, and (B) that certain Lease Agreement (the “IDA
Lease”), between IDA, as landlord, and Landlord as tenant, dated as of December 1, 2006 entered into in respect of the Project and as the same may be further amended or otherwise modified; (v) “Superior Leases”
shall mean the leases to which this Lease is subject and subordinate; (vi) “Superior Lessor” shall mean the lessor under a Superior Lease; (vii) “Superior Party” shall mean each of the Ground
Landlord, any Superior Lessor, the Condominium Board, any Mortgagee and the City of New York; (viii) “Mortgage” shall mean any mortgage, deed of trust, security assignment and other encumbrance now existing or hereafter
created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof; (ix) “Mortgagee” shall mean the Holder or Holders
(including the agent for any lending syndicate) of a Mortgage and shall be deemed to include the beneficiary under a deed of trust; and (x) the “Condominium Declaration” shall have the meaning set forth below.

 On or about December 4, 2014, the Project was subjected to the provisions of Article 9-B of
the New York Real Property Law, thereby creating The East River Science Park Condominium (the “Condominium”) in accordance with that certain Declaration Establishing a Plan for Condominium Ownership of the Premises known as 430-450 East 29th Street, New York, New York Pursuant to Article 9-B of the Real Property Law of the State of New York, as the same may be further amended or otherwise
modified (the “Condominium Declaration”). The units of the Condominium are sometimes referred to herein individually as a “Unit” and collectively as “Units.” 

(b)    This Lease and Tenant’s interest and rights hereunder are hereby made and shall be subject and subordinate at
all times to the Superior instruments and to the lien of any Mortgage, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right
to possession of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver
such instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions
assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 24 hereof. Tenant hereby appoints Landlord attorney-in-fact for
Tenant irrevocably (such power of attorney being coupled with an interest) to execute, acknowledge and deliver any such instrument and instruments for and in the name of Tenant and to cause any such instrument to be recorded. Notwithstanding the
foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective
dates of execution, delivery or recording and in that event such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been
assigned to such Holder. If (i) in connection with obtaining financing for the Project, or of any Superior Lease, or any modification to the Condominium Declaration, a banking, insurance or other Superior Party shall request reasonable
modifications in this Lease as a condition to such financing or modification to the Condominium Declaration, and/or (ii) the provisions of any Superior Instruments require Tenant to deliver any instruments or acknowledgements, Tenant will not
unreasonably withhold its consent thereto and/or unreasonably condition or delay the delivery thereof, as the case may be, provided that such 

 
modifications and/or instruments or acknowledgements, in either instance, do not (A) extend or shorten the Term, (B) reduce the usable area of the Premises, (C) increase the Base
Rent or any Additional Rent (D) except to a de minimis extent, otherwise increase the obligations of Tenant or the rights of Landlord under this Lease or (E) except to a de minimis extent, otherwise decrease the obligations of Landlord or
the rights of Tenant under this Lease. At Ground Landlord’s option, on the termination of the Ground Lease pursuant to an event of default by Landlord as the tenant thereunder, the Tenant shall attorn to, or shall enter into a direct lease on
terms identical to the Lease with, Ground Landlord for the balance of the unexpired term of this Lease. 
 (c)    By its
execution and delivery of this Lease, Tenant expressly acknowledges and agrees that it shall comply, and cause its agents, employees, contractors, subcontractors, subtenants, operators, licensees, franchisees, concessionaires or other occupants of
the Premises to comply, fully and faithfully at all times, to the extent applicable to the Premises, with all terms, covenants and conditions of the Superior Instruments of which Tenant has been given notice from time to time and which by their
terms are applicable to a space lease of all or any portion of the Project (collectively, “Tenant’s Superior Instrument Obligations”), such acknowledgment and agreement being a material inducement to Landlord’s execution
and delivery of this Lease and leasing of the Premises to Tenant. Tenant further acknowledges and agrees that, pursuant to the Ground Lease, any act or omission of Tenant or any of its agents, employees, contractors, subcontractors, subtenants,
operators, licensees, franchisees, concessionaires or other occupants of the Premises that violates any provision of the Ground Lease may be deemed to be a violation of such provision by Landlord as the tenant under the Ground Lease. 

(d)    Tenant acknowledges and agrees that, notwithstanding anything herein to the contrary, Landlord may modify or amend
this Lease from time to time in order to avoid the occurrence of a default under the Superior Instruments, provided such modification or amendment does not (i) extend or shorten the Term, (ii) reduce the usable area of the Premises,
(iii) increase the Base Rent or any Additional Rent (iv) except to a de minimis extent, otherwise increase the obligations of Tenant or the rights of Landlord under this Lease or (v) except to a de minimis extent, otherwise decrease
the obligations of Landlord or the rights of Tenant under this Lease. Tenant shall promptly execute any such modification or amendment to this Lease. 

(e)    The Condominium Board shall be a third party beneficiary of all sections in this Lease in which it is mentioned. In
the event that, under the Condominium Documents, any duty of Landlord hereunder is within the power of the Condominium Board, (i) if Landlord and Condominium Board are Affiliates, such duty hereunder shall be a duty to cause Condominium Board
to take such action, and (ii) if Landlord and Condominium Board are not Affiliates, such duty hereunder shall be a duty to take commercially reasonable efforts to cause Condominium Board to take such action. To the extent that Condominium Board
shall fulfill any of Landlord’s duties hereunder, the same shall constitute satisfaction by Landlord of such duties. 

28.    Surrender. 

(a)    Upon the expiration of the Term or earlier termination of Tenant’s right of possession, Tenant shall surrender
the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or
released 

 
or disposed of from, the Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and with all Hazardous Materials Clearances in
place, and in broom clean condition, ordinary wear and tear and casualty loss and condemnation (which are covered by Sections 18 and 19) excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to
Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the
expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be
accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated,
released or disposed of from the Premises, and shall be subject to the review and approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall
deliver to Landlord or its consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord
evidence that the approved Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect
the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of this Lease, free from any residual impact from Tenant
HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of-pocket expense incurred by Landlord for Landlord’s environmental
consultant to review and approve the Surrender Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such Surrender Plan and any
report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 

(b)    If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to
complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, such failure shall be deemed a
failure to vacate in accordance with this Lease, and Landlord shall retain all remedies available under this Lease, at law or equity including, without limitation, the right to collect rent on a holdover basis, and Landlord shall have the right to
take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as
Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

(c)    Prior to the expiration of the Term, Tenant shall immediately return to Landlord all keys and/or access cards to
parking facilities, the Project, restrooms or all or any portion of the Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of
replacing such lost access card or key or the cost of reprogramming the access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so
removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives 

 
all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant hereunder not fully performed as of the
termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment
obligations with respect to Rent and obligations concerning the condition and repair of the Premises. 

29.    Waiver of Jury Trial; Consent to Jurisdiction; Prohibited Parties. 

(a)    TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER
SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 

(b)    Landlord and Tenant each hereby (i) irrevocably and unconditionally consents and submits to the jurisdiction
of any Federal, state, county or municipal court sitting in the County and State of New York in respect to any action or proceeding concerning any matters arising out of or in any way relating to this Lease; (ii) irrevocably waives all
objections as to venue and any and all rights it may have to seek a change of venue with respect to any such action or proceedings if the same is brought in the County of New York; (iii) agrees that this Lease and the rights and obligations of
the parties shall be governed by and construed, and all actions, proceedings and all controversies and disputes arising under or of or relating to this Lease shall be resolved in accordance with the internal substantive laws of the State of New York
applicable to agreements made and to be wholly performed within the State of New York, (iv) waives any defense to any action or proceeding granted by the laws of any other country or jurisdiction unless such defense is also allowed by the laws
of the State of New York and (v) agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be enforced in any other jurisdiction by suit on the judgment or in any other manner provided by
law. Tenant hereby represents that it is subject to service of process in the State of New York and covenants that it will remain so subject for the term of this Lease. If for any reason Tenant should cease to be so subject to service of process in
the State of New York, Tenant hereby designates and appoints Richard Giroux, Chief Operating Officer, MeiraGTx LLC, 450 East 29th Street, New York, NY 10016 as its agent upon whom may be
served all process, pleadings, notices or other papers which may be served upon Tenant as a result of any of its obligations under this Lease, and if such agent shall cease to act or otherwise cease to be subject to service of process in the State
of New York, Tenant designates and appoints the Secretary of State of New York as its agent for service; provided, however, that the serving of such process, pleadings, notices or other papers shall not constitute a condition to Tenant’s
obligations hereunder. For the term of this Lease, Tenant’s agent designated herein shall accept and acknowledge in Tenant’s behalf service of any and all process in any such suit, action or proceeding brought in any such court. Tenant
agrees and consents that any such service of process upon such agents and written notice of such service to the Lessee in the manner set forth herein shall be taken and held to be valid personal service upon Tenant whether or not Tenant shall then
be doing, or at any time shall have done, business within the State of New York and that any such service of process shall be of the same force and validity as if service were made upon Tenant according to the laws governing the validity and
requirements of 

 
such service in the State of New York, and waive all claim of error by reason of any such service. Such agents shall not have any power or authority to enter into any appearance or to file any
pleadings in connection with any suit, action or other legal proceedings against Tenant or to conduct the defense of any such suit, action or any other legal proceeding except as expressly authorized by Tenant. 

(c)    Tenant represents and warrants to Landlord that (i) it and each Affiliate or Principal directly or indirectly
owning an interest in it is not a Prohibited Entity (as defined in Section 29(d)), (ii) none of the funds or other assets of it constitute property of, or are beneficially owned, directly or indirectly, by, any Person (as
defined in Section 29(d)) on the List (as defined in Section 29(d)), (iii) no Person on the List has any interest of any nature whatsoever in it (whether directly or indirectly), and (iv) none
of its funds have been derived from any unlawful activity with the result that the investment in it is prohibited by law or that this Lease is in violation of law. Tenant covenants and agrees (I) to comply with all Legal Requirements relating
to money laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (II) to immediately notify the other in writing if any of the representations, warranties or covenants set forth in this
Section 29(c) are no longer true or have been breached or if it has a reasonable basis to believe that they may no longer be true or have been breached, (III) not to use funds from any Person on the List to make any
payment due to Landlord under this Lease and (IV) at the request of the other, to provide such information as may be reasonably requested by Landlord to determine the other’s compliance with the terms hereof. Tenant hereby acknowledges and
agrees that inclusion on the List of Tenant or any Affiliate or Principal of Tenant at any time during this Lease Term shall be a material default of this Lease. Tenant, and all beneficial owners of Tenant, are currently (i) in compliance with
and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (ii) not listed on, and shall not during the Term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List,
or the Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and
(iii) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. Notwithstanding anything to the contrary contained herein, Tenant shall not permit the Premises or any portion thereof to be used
or occupied by any Person on the List (on a permanent, temporary or transient basis), and any such use or occupancy of the Premises by any such Person shall be a material default of this Lease. Notwithstanding anything to the contrary contained in
this Section 29(c), so long as Landlord or its ultimate parent is a company whose capital stock is traded on a recognized public exchange, Landlord makes no representations or warranties as to the persons or entities owning
an interest in Landlord. 
 (d)    The following capitalized terms, whenever used in this Lease, shall have the
respective meanings ascribed to such terms as follows: (i) “Prohibited Entity” shall mean (A) any Prohibited Person or (B) any Person that is identified on the List; (ii) “Prohibited Person”
shall mean (A) any Person (1) that is in default, after notice and beyond the expiration of any applicable cure period, of such Person’s obligations under any material written agreement with the City, the State of New York or any
of their instrumentalities, or (2) that directly controls, is controlled by, or is under common control with a Person that is in default, after notice and beyond 

 
the expiration of any applicable cure period, of such Person’s obligations under any material written agreement with the City, the State of New York or any of their instrumentalities,
unless, in each instance, such default or breach either (a) has been waived in writing by the City, the State of New York or any of their instrumentalities as the case may be, or (b) is being disputed in a court of law, administrative
proceeding, arbitration or other forum, or (c) is cured within 30 days after a determination and notice to Tenant from Landlord that such Person is a Prohibited Person as a result of such default; (B) any Person that is an Organized Crime
Figure; (C) any government, or any Person that is directly or indirectly controlled (rather than only regulated) by a government, that is finally determined to be in violation of (including, but not limited to, any participant in an
international boycott in violation of) the Export Administration Act of 1979, as amended, or any successor statute, or the regulations issued pursuant thereto, or any government that is, or any Person that, directly or indirectly, is controlled
(rather than only regulated) by a government that is subject to the regulations or controls thereof; (D) any government, or any Person that, directly or indirectly, is controlled (rather than only regulated) by a government, the effects or the
activities of which are regulated or controlled pursuant to regulations of the United States Treasury Department or executive orders of the President of the United States of America issued pursuant to the Trading with the Enemy Act of 1917, as
amended; (E) any Person that is in default in the payment to the City of any real estate taxes, sewer rents or water charges totaling more than $10,000, unless such default is then being contested in good faith in accordance with applicable
Legal Requirements or unless such default is cured within 30 days after a determination and notice to Tenant from Landlord that such Person is a Prohibited Person as a result of such default; or (F) any Person (1) that has solely owned, at
any time during the 3-year period immediately preceding a determination of whether such Person is a Prohibited Person, any property which, while in the ownership of such Person, was acquired by the City by in
rem tax foreclosure, other than a property in which the City has released or is in the process of releasing its interest pursuant to the Administrative Code of the City, or (2) that, directly or indirectly controls, is controlled by, or is
under common control with a Person that has owned, at any time in the 3-year period immediately preceding a determination of whether such Person is a Prohibited Person, any property which, while in the
ownership of such Person, was acquired by the City by in rem tax foreclosure, other than a property in which the City has released or is in the process of releasing its interest to such Person pursuant to the Administrative Code of the City; (iii)
“Organized Crime Figure” shall mean any Person (A) who has been convicted in a criminal proceeding for a felony or any crime involving moral turpitude or that is an organized crime figure or is reputed to have
substantial business or other affiliations with an organized crime figure, or (B) who, directly or indirectly controls, is controlled by, or is under common control with, a Person who has been convicted in a criminal proceeding for a felony or
any crime involving moral turpitude or that is an organized crime figure or is reputed to have substantial business or other affiliations with an organized crime figure; and, the determination as to whether any Person is an organized crime figure or
is reputed to have substantial business or other affiliations with an organized crime figure shall be within the sole discretion of Landlord, which discretion shall be exercised in good faith, or as determined by the Ground Landlord in accordance
with the terms of the Ground Lease; (iv) “Person” shall mean (A) an individual, corporation, limited liability company, partnership, joint venture, estate, trust, unincorporated association or other business entity,
(B) any federal, state, county or municipal government (or any bureau, department, agency or instrumentality thereof), and (C) any fiduciary acting in such capacity on behalf of any of the foregoing; (v) “List”
shall mean, collectively, as updated from time to time, the Specially Designated Nationals and Blocked Persons List, Foreign 

 
Sanctions Evaders List, or the Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC pursuant to any authorizing statute,
executive order or regulation; and (vi) “Principal” shall mean, in respect of Tenant, any Person that is a direct or indirect owner of an equity interest in Tenant. 

30.    Environmental Requirements. 

(a)    Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter
defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any
Tenant Party. If Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent
property, or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than
Landlord and Landlord’s employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless
from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without
limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’,
consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal
injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as
a result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work
required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on
the Premises, the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all
actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination,
provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises,
the Building or the Project. 
 (b)    Business. Landlord acknowledges that it is not the intent of this
Section 30 to prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and
properly monitored according to all then applicable Environmental Requirements. As 

 
a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list
identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection
with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous Materials List”). Tenant shall deliver to Landlord an updated Hazardous Materials
List at least once a year and shall also deliver an updated list before any new Hazardous Material is brought onto, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises. Tenant shall deliver to Landlord
true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if
unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the
installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s
sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks; and a
Surrender Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing
information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section 30(b) to provide Landlord with information
which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 

(c)    Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither
Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous Materials contaminating a property which contamination was permitted
by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority in connection with
the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority). If Landlord determines that
this representation and warranty was not true as of the date of this lease, Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion. 

(d)    Testing. Landlord shall have the right to conduct annual tests of the Premises to determine whether any
contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises; provided, however, that if Tenant conducts its own tests of the Premises
using third party contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time, and from time to time,
prior to the expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has 

 
occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this
Section 30, Tenant shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). 

Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises made
by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by
such testing in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant. 

(e)    Underground Tanks. If underground or other storage tanks storing Hazardous Materials located on the Premises
or the Project are used by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain
appropriate insurance, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as now exist or may
hereafter be adopted or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. 

(f)    Tenant’s Obligations. Tenant’s obligations under this Section 30 shall
survive the expiration or earlier termination of this Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials
(including, without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease
attributable to any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 

(g)    Definitions. As used herein, the term “Environmental Requirements” means all
applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the
Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts
thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as
hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids,
liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s
“facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated,
resulting, or produced therefrom. 

 (h)    Tenant shall comply with (or cause to be complied with) all applicable
federal, state and local laws concerning any Regulated Medical Waste that Tenant or any subtenant or occupant of the Premises produces, brings on, keeps, uses, stores, disposes or treats in or about the Premises or transported from the Premises.
Tenant shall also comply with all applicable federal, state and local laws related to the health and safety of its employees. “Regulated Medical Waste” means any substance, gas, material or chemical, or any part thereof,
which is defined as or included in the definition of “regulated medical waste” or words of similar import under any Requirement, including by not limited to Section 27-1502 of the New York
Environmental Conservation Law, 42 U.S.C. Section 6901 et seq., the Medical Waste Tracking Act of 1988 and Track XIII of the New York State Public Health Law and the regulations promulgated thereunder. 

31.    Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord
fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after
such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the
Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if the same should prove necessary to
effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions;
and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder. 

All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not
thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and
discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

32.    Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at
any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours
on not less than 48 hours’ advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises,
showing the Premises to prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the
Project is available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially,
adversely affects Tenant’s use or occupancy of the Premises for the 

 
Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case
of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. 

33.    Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter
crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely
responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises, the Building and/or the Project. Tenant shall at Tenant’s cost obtain
insurance coverage to the extent Tenant desires protection against such criminal acts. All employees, contractors and/or agents of any provider of security services to the Premises engaged by Tenant shall be prohibited from carrying firearms (e.g.
handguns, rifles, shotguns, etc.). Each individual employee or independent contractor of any such service provider shall have been registered with Landlord by facsimile or mail at least 48 hours in advance of such person arriving at the Project to
perform service, which registration shall require such personal information and history, and photographs, as Landlord shall reasonably require. 

34.    Force Majeure. Landlord shall not be responsible or liable for delays in the performance of its obligations
hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts, or other labor disputes, vandalism, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain
labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies,
delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control of Landlord
(“Force Majeure”). 
 35.    Brokers, Entire Agreement, Amendment. Landlord and Tenant each
represents and warrants that it has not dealt with any broker, agent or other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction other than Cushman &
Wakefield, Inc. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than the broker, if any named in this Section 35, claiming a commission or
other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

36.    Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT
BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD AND THE CONDOMINIUM BOARD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR
CONSEQUENTIAL TO: TENANT’S PERSONAL 

 
PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS,
SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD OR THE CONDOMINIUM
BOARD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE
STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND
(C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF LANDLORD’S OR THE CONDOMINIUM BOARD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OR
THE CONDOMINIUM’S BOARD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

37.    Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or
future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this
Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable. 

38.    Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which
may be granted or withheld in Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any
curtains, blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills,
(v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations,
or advertising media of any type which can be viewed from the exterior of the Premises. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Tenant, and shall
be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the display of the
name and location of tenants of the Project. 
 39.    Zoning Rights. At all times, Landlord shall have the
right, and Tenant shall not have the right, (i) to cause all or any part of the Premises and/or the zoning lot upon which the Building is located in whole or in part (hereinafter referred to solely for purposes of this
Section 39 

 
as the “Land”) and/or the Building, to be combined with any other land, condominium units or other premises so as to constitute the combined premises into a single zoning
“lot” or “development” or “enlargement” as those terms are now, or may hereafter be, defined in the Zoning Resolution of The City of New York (the “Zoning Resolution”), (ii) to cause any lot,
development or enlargement at any time constituting or including all or any part of the Premises, the Land or the Building to be subdivided into two or more lots, developments or enlargements, (iii) to cause development rights (whether from the
Land or other premises) to be transferred to any such lot, development or enlargement, (iv) to cause other combinations, subdivisions and transfers to be effected, whether similar or dissimilar to those now permitted by law or (v) to
exploit, sell, convey, lease or otherwise transfer any so called “air rights,” “air space,” “zoning rights” or “development rights” above or appurtenant to the Land and/or the Building provided that and for so
long as the foregoing actions described in clauses (i) through (v) do not (a) adversely affect Tenant or Tenant’s use and enjoyment of the Premises, (b) increase the Base Rent or any Additional Rent, (c) otherwise increase
the obligations of Tenant or the rights of Landlord under this Lease or (d) otherwise decrease the obligations of Landlord or the rights of Tenant under this Lease. Tenant hereby acknowledges that it is not a “party in interest” as
defined in the Zoning Resolution, and shall not and cannot become a “party in interest” under any circumstances by virtue of its leasehold interest hereunder. Tenant further acknowledges that neither Tenant nor the estate or interest of
Tenant hereunder would be “adversely affected” (within the meaning of the Zoning Resolution) by any development of the Land or the Building or any such combined premises nor by the filing of any declaration combining all or a part of the
Land and/or the Building with any other premises and that Tenant’s estate and interest hereunder are not and would not be superior to any such declaration. Notwithstanding the foregoing, in the event that Tenant is deemed to have any of the
rights disclaimed above, or is deemed to be a party in interest, Tenant hereby transfers such rights and any rights as a party in interest to Landlord. In furtherance thereof, Tenant will within 3 business days after written request by Landlord
execute and deliver to Landlord a waiver of its right to join in a Declaration of Restrictions pursuant to Section 12-10 of the Zoning Resolution. 

40.    Excavation. In the event that an excavation, or any construction, should be undertaken in connection with
the Building or other purposes upon land adjacent to the Building and/or the Project, or should be authorized to be made, Tenant shall, upon reasonable prior notice, if necessary, afford to the person or persons causing or authorized to cause such
excavation or construction or other purpose, the right, for brief periods of time and in a manner so as to avoid any material interference with Tenant’s business, subject to such reasonable conditions as Tenant may reasonably impose, to enter
upon the Premises for the purpose of doing such work as shall reasonably be necessary to protect or preserve the wall or walls of the Building, from injury or damage and to support them by proper foundations, pinning and/or underpinning, or
otherwise. 
 41.    Employment Reporting and Requirements. 

(a)    With regard to each annual period from July 1 through June 30 from and after the date of this Lease if
requested by Landlord, Tenant shall complete with regard to itself and any of its subtenants, items 1-5, 15 and 16 of the Employment and Benefits Report (with the dates therein updated to reflect the
applicable Fiscal Year) attached as Exhibit P to the Ground Lease, and Tenant shall sign such report and submit it to Landlord before July 15 immediately following such annual period; and 

 (b)    Tenant shall, in good faith, consider such proposals as the City
and/or City-related entities may make with regard to any jobs Tenant may seek to fill in relation to its activities on or concerning the Premises, and shall provide the City and such entities with the opportunity to (A) refer candidates who are
City residents having the requisite experience for the positions in question, and/or (B) create a program to train City residents for those jobs, and to report to Ground Landlord, upon Ground Landlord’s request, regarding the status of its
consideration of such proposals (it being understood that Tenant shall not be required to hire any candidate which Tenant, in good faith, considers unqualified for the applicable position). 

(c)    Both Landlord and Ground Landlord and their respective designees shall be beneficiaries of each such agreement by
Tenant. Landlord hereby reserves the right, on behalf of itself and Ground Landlord, and their respective designees, as such third party beneficiaries, to seek specific performance by Tenant, at the expense of Tenant, of the aforesaid obligations
contained in this Section 41. 
 42.    Prohibited Distinctions. Tenant covenants and
agrees to be bound by the following covenants, which shall be binding for the benefit of Landlord and Ground Landlord and enforceable by Landlord and Ground Landlord against Tenant to the fullest extent permitted by law and equity: 

(a)    Tenant (and any lessees of the Premises or any part thereof) shall comply with all applicable federal, state, and
local laws in effect from time to time prohibiting discrimination or segregation by reason of age, race, creed, religion, sex, color, national origin, ancestry, sexual orientation or affectional preference, disability, or marital status
(collectively, “Prohibited Distinctions”) in the lease or occupancy of the Premises. 

(b)    Tenant shall not effect or execute any agreement, lease, conveyance, or other instrument whereby the lease or
occupancy of the Premises, or any part thereof, is restricted upon the basis of any Prohibited Distinction. 

(c)    Tenant (and any lessees of the Premises or any part thereof) shall include the covenants of (a) and (b) in any
agreement, sublease, conveyance, or other instrument with respect to the lease or occupancy of the Premises. 

43.    IDA Lease Requirements. Tenant shall provide, and shall cause any subtenant or other occupant of the
Premises to provide, to Landlord and to any other entity specified by Landlord in writing, the information that Landlord needs in order to satisfy the reporting requirements set forth in the provisions of the IDA Lease excerpted on Exhibit M
hereto, as the same may be modified from time to time by the governmental entities requiring the same. Tenant represents, and shall cause and subtenant or other occupant of the Premises to represent with respect to itself (in place of
“Tenant”), that either: (A) Tenant’s occupancy at the Project will not result in the removal of a plant or facility of Tenant located outside of the City, but within the State of New York, to the Project or in the abandonment of
one or more of such plants or facilities of such Tenant located outside of the City but within the State of New York or (B) Tenant’s location at the Project is reasonably necessary to discourage Tenant from removing its business to a
location outside of the State of New York or is reasonably necessary to preserve Tenant’s competitive position in its industry. 

 44.    ICIP. Landlord hereby notifies Tenant that Landlord intends to
avail itself of the Industrial and Commercial Incentive Program (“ICIP”). In connection therewith, all of Tenant’s construction managers, contractors and subcontractors employed in connection with construction work at the
Building shall be contractually required by Tenant to comply with the New York City Department of Small Business Services/Division of Labor Services (“DLS”) requirements applicable to construction projects benefiting from the ICIP.
Such compliance, as of the date hereof, includes the following: the submission and approval of a Construction Employment Report, attendance at a pre-construction conference with representatives of the DLS and
adherence to the provisions of Article 22 of the ICIP Rules and Regulations, the provisions of New York City Charter Chapter 13-B and the provisions of Executive Order No. 50 (1980). Furthermore, at
Landlord’s request, Tenant shall (A) report to Landlord the number of workers permanently engaged in employment in the Premises, the nature of each worker’s employment and, to the extent applicable, the New York City residency of each
worker, (B) provide access to the Premises by employees and agents of the Department (as such term is defined in the ICIP Rules and Regulations) at all reasonable times upon reasonable advance notice, and (C) enforce the contractual
obligations of Tenant’s construction managers, contractors and subcontractors to comply with the DLS requirements. 

45.    Release of Portion(s) of the Project. Landlord, at any time and from time to time, shall have the right to
subdivide, transfer title to, or enter into a ground lease or long-term net lease (a “Partial Conveyance”) of, or convert to a condominium form of ownership, any portion of the Project (including, for example, by transferring
one or more of the Project’s buildings and/or another portion or portions of the Project) to another Person not in Control of, Controlled by or under common Control with, Landlord, which such Partial Conveyance may reduce the size of the
Project. In the event of such a Partial Conveyance by Landlord, Landlord and Tenant agree to enter into an amendment of this Lease in form reasonably satisfactory to Landlord and Tenant to adjust the definitions of Real Property and Project, if
necessary and in accordance with the conditions set forth in this Section 45, to describe accurately the land and improvements constituting the remaining portion of the Land and Project after such Partial Conveyance; to
increase Tenant’s Share, if necessary to reflect the transfer of the portion of the Land and/or the Project included in such Partial Conveyance; and to make any other changes that may be necessary or appropriate so that Tenant continues to be
responsible for its other obligations, including the payment of Rent, under this Lease and to enjoy its rights and privileges under this Lease, subject to and in accordance with this Section 45. 

46.    Shared Lab Area. 

(a)    General Provisions. Notwithstanding anything to the contrary herein, Tenant shall have a license, on a non-exclusive basis in common with other tenants and users of the tenth (10th) floor of the Building, to use the Shared Lab Area for the Permitted Use, in accordance with the Rules and Regulations applicable thereto
and all Legal Requirements, but such access and use shall be subject to the terms of the Superior Instruments (as defined in Section 27). The Shared Lab Area contains certain equipment, furnishings, systems, and personal
property, as more particularly described on Exhibit I (collectively, the “Shared Lab Systems”). The license granted hereby is personal to Tenant and shall not, except as provided in the next sentence, be assigned or otherwise
pledged or transferred, directly or indirectly. In the case of a Permitted Assignment, Tenant shall have no further right to use the Shared Lab Area and the Shared Lab Systems in accordance with 

 
the terms and conditions of this Lease; provided, however, that the following shall have the non-exclusive license to use the Shared Lab
Systems in accordance with the terms and conditions of this Lease: (i) a subtenant approved by Landlord in accordance with the provisions of this Lease that subleases 50% or more of the Premises, and (ii) an assignee permitted under a
Permitted Assignment. 
 (b)    Relocation/Modification of Shared Lab Area. Landlord shall have the right at any
time and from time to time in the exercise of its sole and absolute subjective discretion to reconfigure, relocate, or modify the Shared Lab Area and to revise, expand, suspend, terminate, or discontinue any of the Shared Lab Systems. Landlord shall
provide reasonable notice to Tenant of the relocation, suspension, termination, or discontinuance of any Shared Lab Systems as long as Landlord has actual knowledge of any such relocation, suspension, termination, or discontinuance. 

(c)    Interference. Tenant shall use the Shared Lab Area and the Shared Lab Systems in a manner that will not
interfere with the rights of any tenants or occupants in the Building or users of the Shared Lab Area or the providers of the services associated with the Shared Lab Systems. Landlord assumes no responsibility for enforcing Tenant’s rights or
for protecting the Shared Lab Area from any person or entity, including, but not limited to, other tenants or occupants of the Building or users of the Shared Lab Area. 

(d)    Limitations. Landlord’s sole obligation for providing the Shared Lab Systems shall be: (A) to
provide the Shared Lab Systems as is determined by Landlord in the exercise of its sole and absolute subjective discretion, and (B) to contract with one or more third parties to maintain the Shared Lab Systems that are deemed by Landlord in the
exercise of its sole and absolute subjective discretion to need periodic maintenance in accordance with the manufacturer’s or supplier’s standard guidelines or otherwise. During any period of replacement, repair, or maintenance of the
Shared Lab Systems when they are not operational (including, but not limited to, any delays thereto due to the inability to obtain parts or replacements), Landlord shall have no obligation to provide Tenant with alternative, supplemental, temporary,
or back-up Shared Lab Systems. Tenant acknowledges and agrees that, because the Shared Lab Area and Shared Lab Systems are provided for the benefit of all tenants and users of the tenth (10th) floor of the
Building, Landlord may reduce the Shared Lab Area and/or Shared Lab Systems and/or the resources therein from time to time in response to a lack of usage by such tenants or obsolescence or similar reasons and users and may increase, replace or
otherwise modify the Shared Lab Area and/or Shared Lab Systems and/or resources therein from time to time in response to the needs of such tenants and users. Landlord shall have no liability for any such reduction, increase, replacement or
modification of the Shared Lab Area and/or Shared Lab Systems, and none of the foregoing shall reduce the Base Rent payable by Tenant hereunder. Tenant acknowledges and agrees that increases, replacements and/or modifications of the Shared Lab Area
and/or Shared Lab Systems may result in an increase in Operating Expenses (SLA), and Tenant agrees to pay Tenant’s Share (SLA) of any such increase in accordance with Section 46(h) below. The terms and provisions of
this paragraph shall survive the expiration or earlier termination of this Lease. 
 (e)    No Warranties.
Landlord makes no warranties of any kind, express or implied, with respect to the Shared Lab Area and Shared Lab Systems, and Landlord disclaims any such warranties. Without limiting the foregoing, Tenant expressly acknowledges and agrees that
Landlord does not guaranty or warrant that the Shared Lab Systems will be operational at all times, 

 
will be of sufficient capacity to accommodate Tenant’s use thereof, will be free of Hazardous Materials, or will function or perform adequately, and Landlord shall not be liable for any
damages resulting from the failure of the Shared Lab Systems. 
 (f)    Other Lease Provisions. Although the
Shared Lab Area does not form a part of the Premises, the provisions of this Lease (A) governing Tenant’s use, operation, and enjoyment of the Premises, (B) imposing obligations on Tenant for matters occurring in, on, within, or about
the Premises or arising out of the use or occupancy of the Premises (including, but not limited to, those obligations relating to insurance, indemnification, Hazardous Materials Clearance, and environmental requirements triggered by Tenant’s
use of the Shared Lab Area), and (C) limiting Landlord’s liability, shall apply with equal force to Tenant’s use of the Shared Lab Area and the Shared Lab Systems. 

(g)    Termination. If Tenant Defaults in its obligations under this Section 46, Landlord
shall have the right, in addition to any other rights and remedies available to Landlord for a Default by Tenant, to terminate immediately Tenant’s license to use the Shared Lab Area. The expiration or earlier termination of this Lease shall
automatically terminate the license hereby granted to Tenant to so use the Shared Lab Area. 
 (h)    Shared Lab Area
Operating Expenses. 
 (i)    Shared Lab Area Operating Expense Payments. Landlord shall deliver to Tenant an
Annual Estimate of Operating Expenses (SLA) for each calendar year during the Term, which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due, Tenant shall pay
Landlord, as Additional Rent hereunder, an amount equal to 1/12th of Tenant’s Share (SLA) of the Annual Estimate of Operating Expenses (SLA). Payments for any fractional calendar month shall be prorated based on the number of days in the
applicable month. 
 (ii)    The term “Operating Expenses (SLA)” means all costs and expenses of
maintaining, repairing, replacing and operating the Shared Lab Area and the Shared Lab Systems incurred or accrued each calendar year by Landlord. 

(iii)    Each Annual Statement shall include (a) the total and Tenant’s Share (SLA) of actual Operating Expenses
(SLA) for the previous calendar year and (b) the total of Tenant’s payments in respect of Tenant’s Share (SLA) of actual Operating Expenses (SLA) for such year. If Tenant’s Share (SLA) of actual Operating Expenses (SLA) for such
year exceeds Tenant’s payments of Tenant’s Share (SLA) of Operating Expenses (SLA) for such year, then the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s
payments of Operating Expenses (SLA) for such year exceed Tenant’s Share (SLA) of actual Operating Expenses (SLA) for such year, then Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that
after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. Operating Expenses (SLA) for the calendar
years in which Tenant’s obligation to share therein begins and ends shall be prorated. 

 47.    Miscellaneous. 

(a)    Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly
given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above.
Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future notices. 

(b)    Joint and Several Liability. If and when included within the term “Tenant,” as used
in this instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

(c)    Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s
most recent audited annual financial statements within 90 days of the end of each of Tenant’s fiscal years during the Term, (ii) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of
Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, (iii) at Landlord’s request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and
income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or
summaries that Tenant typically provides to its lenders or shareholders. 
 (d)    Recordation. Neither this
Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. Each such memorandum shall include such matters as
may be required by the Register of New York County or Section 291-c of the Real Property Law of the State of New York to be included therein so as to permit the same to be recorded. 

(e)    Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved
against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular
number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision
hereof, or in any way affect the interpretation of this Lease. 
 (f)    Not Binding Until Executed. The
submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by
both parties. 
 (g)    Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times
to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or
contracted for, charged, taken, 

 
reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the
applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the
necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 

(h)    Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

(i)    Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease
and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

48.    Landlord Consent. 

(a)    If, pursuant to the terms of this Lease, any consent or approval by Landlord or Tenant is not to be unreasonably
withheld or is subject to a specified standard, then in the event of a final determination that the consent or approval was unreasonably withheld or that such specified standard has been met (such that the consent or approval should have been
granted), the consent or approval shall be deemed granted but the granting of the consent or approval shall be the only remedy to the party requesting or requiring the consent or approval. 

(b)    If any matter which is the subject of a request for consent or approval hereunder by Tenant requires the consent or
approval by any Superior Party under the Superior Instruments (including, by way of example, proposed Alterations), Tenant shall submit in writing such request (together with any plans, specifications or other materials or documents necessary or
appropriate in connection therewith) to Landlord, and Landlord shall, provided Tenant is not then in monetary or material non-monetary default hereunder, in each instance, beyond the expiration of any
applicable notice “and/or cure period, promptly forward such request to such of the foregoing parties from whom consent is required and otherwise cooperate reasonably with Tenant in requesting and seeking to obtain such required consent; and,
in any such case, Landlord shall in no event be deemed to have unreasonably withheld or delayed any such request for consent or approval if any of the foregoing parties shall fail to respond to such request (unless such failure is deemed to
constitute consent under the applicable Superior Instrument) or shall deny same. If Landlord shall so determine that any such matter requires the consent or approval of any of the foregoing parties, Landlord shall use good faith reasonable efforts
to obtain from such parties such consent or approval (but without any obligation to pay any fee to such party unless Tenant agrees to pay the same); provided that Tenant shall submit to Landlord, upon Landlord’s request therefor, all
plans, specifications or other materials, information or documentation as may be reasonably required by such parties, under the Superior Instruments in connection with each such parties’ respective consideration of such request. Tenant shall
pay to Landlord, within thirty (30) days after demand therefor, as Additional Rent, all actual out-of-pocket fees, charges or other expenses Landlord may incur
arising out of any such request for consent or approval. In no event shall Tenant communicate (other than through Landlord) with any Superior Party in respect of any Alterations or any other matter pertaining to this Lease. 

 49.    Hazardous Activities. Notwithstanding any other provision of
this Lease, Landlord, for itself and its employees, agents and contractors, reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or
custom or prudent industry practices, require any form of protective clothing or equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for
all such repairs and services, and Landlord shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to
Tenant. 
 50.    Internet Service. It is currently anticipated that wireless internet service (“Internet
Service”) will be available in the Common Areas and Open Space in the Project. In the event that Internet Service is so available, Tenant shall have the right, on a non-exclusive basis in
common with other tenants and users of the Project, to use such Internet Service, subject to the further terms of this Section 50. 

(a)    Tenant acknowledges that Landlord is not the generator of Internet Service and that the availability and quality of
Internet Service consequently is subject to the provision of the same to the Project by the third party provider(s) responsible for delivering same to the Project. Landlord shall have no liability for the availability, capacity, quality, continuity
or character of service of Internet Service, and no abatement of Rent or other penalty shall arise due to, nor shall Landlord have any liability due to any loss, cost, claim, damage or expense arising from the availability, capacity, quality,
continuity or character of service of Internet Service or any interruption, deterioration or removal of Internet Service. Tenant acknowledges that the capacity of Internet Service available for use by Tenant (if any) is part of the overall capacity
of Internet Service available to the Project for use on a non-exclusive basis in common with all other tenants at the Project. Tenant agrees to limit Tenant’s use of Internet Service to Tenant’s
reasonable share of the then-existing capacity of Internet Service, and Tenant shall not use Internet Service in a manner that interferes with any other tenant’s or user’s use of such Internet Service. 

(b)    By accessing or using Internet Service, Tenant accepts and agrees to comply with all terms and conditions
applicable thereto (including any modifications and/or additions thereto provided in connection with accessing or using Internet Service from time to time). 

(c)    Tenant acknowledges and agrees that all information (including, without limitation, data files, written text,
computer software, music, audio files or other sounds, photographs, graphics, videos or other images) which Tenant may have access to as a part of, or through Tenant’s use of, Internet Service (collectively, “Content”)
is the sole responsibility of the person from whom such Content originated. Tenant acknowledges and agrees that by using Internet Service, Tenant may be exposed to Content that Tenant may find offensive, indecent or objectionable, and Tenant
uses the Internet Service at its own risk. Landlord and any third party provider(s) responsible for delivering Internet Service to the Project reserve the right (but shall have no obligation) to pre-screen,
review, flag, filter, modify, refuse or remove any or all Content from the Internet Service. Landlord does not control the Content posted via the Internet Service and, as such, does not guarantee the accuracy, integrity, or quality of such Content.
Under no circumstances shall Landlord or any Superior Parties be liable in any way for any Content, including, without limitation, any errors or omissions in any Content, or for any loss or damage arising out of or in connection with Tenant’s
use of the Internet Service (including, without limitation, damages for loss of use, lost profits or loss of data or information of any kind). 

 (d)    Tenant is solely responsible for maintaining Tenant’s account for
the use of Internet Service, and Tenant is fully responsible for all activities that occur under Tenant’s account and in connection with Tenant’s use of the Internet Service. Tenant agrees to notify Landlord and any third party provider(s)
responsible for delivering Internet Service to the Project immediately of any unauthorized use of Tenant’s account or any other breaches of security of which Tenant becomes aware. Tenant is solely responsible for, and shall indemnify, defend,
and hold harmless Landlord and the Superior Parties for, any Content created, uploaded, posted, emailed, transmitted, displayed or otherwise made available by Tenant via the Internet Service and for any and all consequences of Tenant’s use of
the Internet Service (including, without limitation, any loss or damage suffered by Landlord or any Superior Parties arising therefrom or in connection therewith). 

(e)    Tenant agrees not to use the Internet Service to: 

(i)    upload, post, email, transmit or otherwise make available any Content that is unlawful, harmful, threatening,
abusive, harassing, tortious, defamatory, vulgar, obscene, libelous, invasive of another’s privacy, hateful, or racially, ethnically or otherwise objectionable; 

(ii)    harm minors in any way; 

(iii)    impersonate any person or entity or falsely state or otherwise misrepresent Tenant’s affiliation with a
person or entity; 
 (iv)    forge headers or otherwise manipulate identifiers in order to disguise the origin of any
Content transmitted through the Internet Service; 
 (v)    upload, post, email, transmit or otherwise make available
any Content that Tenant does not have a right to make available under any law or under contractual or fiduciary relationships (such as inside information, proprietary and confidential information learned or disclosed as part of employment
relationships or under nondisclosure agreements); 
 (vi)    upload, post, email, transmit or otherwise make available
any Content that infringes any patent, trademark, trade secret, copyright or other proprietary or intellectual property rights of any party; 

(vii)    upload, post, email, transmit or otherwise make available any unsolicited or unauthorized advertising,
promotional materials, “junk mail,” “spam,” “chain letters,” “pyramid schemes,” or any other form of solicitation, except in those areas (such as shopping) that are designated for such purpose; 

(viii)    upload, post, email, transmit or otherwise make available any material that contains software viruses or any
other computer code, files or programs designed to interrupt, destroy or limit the functionality of any computer software or hardware or telecommunications equipment; 

 (ix)    disrupt the normal flow of dialogue, cause a screen to
“scroll” faster than other users of the Internet Services are able to type, or otherwise act in a manner that negatively affects other users’ ability to engage in real time exchanges; 

(x)    interfere with or disrupt the Internet Services or servers or networks connected to the Internet Services, or
disobey any requirements, procedures, policies or regulations of networks connected to the Internet Services, including using any device, software or routine to bypass our robot exclusion headers; 

(xi)    intentionally or unintentionally violate any applicable local, state, national or international law, including,
but not limited to, regulations promulgated by the U.S. Securities and Exchange Commission, any rules of any national or other securities exchange, including, without limitation, the New York Stock Exchange, the American Stock Exchange or the
NASDAQ, and any regulations having the force of law; 
 (xii)    provide material support or resources (or to conceal or
disguise the nature, location, source, or ownership of material support or resources) to any organization(s) designated by the United States government as a foreign terrorist organization pursuant to Section 219 of the Immigration and
Nationality Act; 
 (xiii)    “stalk” or otherwise harass another; or 

(xiv)    collect or store personal data about other users in connection with the prohibited conduct and activities set
forth in clauses (i) through (xiii) above. 
 (f)    Tenant acknowledges, consents to and agrees that Landlord
and/or any third party provider(s) responsible for delivering Internet Service to the Project may access, preserve and disclose Tenant’s account information associated with the Internet Service if required to do so by applicable Legal
Requirements or in a good faith belief that such access, preservation or disclosure is reasonably necessary to (i) comply with legal process, (ii) comply with the directives of law enforcement officials, (iii) enforce the provisions
of this Section 50 and/or the terms and conditions applicable to the Internet Service from time to time, (iv) respond to claims that any Content violates the rights of third parties, (v) respond to Tenant’s
requests for customer service, and/or (vi) protect the rights, property or personal safety of Landlord, the Superior Parties, any third party provider(s) responsible for delivering Internet Service to the Project, any users of Internet Service,
any tenants or other occupants of the Project and the public. 
 (g)    Tenant acknowledges and agrees that the Internet
Service may include security components that permit digital materials to be protected, and that the use of these materials is subject to such usage rules as may be set by Landlord, any third party provider(s) responsible for delivering Internet
Service to the Project, and/or any Content provider(s). Tenant shall not attempt to override or circumvent any of such usage rules, and any unauthorized reproduction, publication, further distribution or public exhibition of the materials provided
on the Internet Service, in whole or in part, is strictly prohibited. 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first
above written. 
  

			
	 TENANT:

	
	 MEIRAGTX, LLC,

a Delaware limited liability company

		
	By:	 	 /s/ Rich Giroux

	Its:	 	Chief Operating Officer

  

							
	 LANDLORD:

	
	 ARE-EAST RIVER SCIENCE PARK,
LLC,
 a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	a Delaware limited partnership,
		 	managing member
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland Corporation
		 		 	general partner
				
		 		 	By:	 	 /s/ Gary Dean

		 		 	Name:	 	Gary Dean
		 		 	Its:	 	Senior Vice President RE Legal Affairs

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 

[See Attached] 

 

 

 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
 PARCEL.
OF LAND 
 BEING NEW TAX LOT 99 IN TAX BLOCK 962 

IN THE BOROUGH OF MANHATTAN 
 CITY OF NEW YORK 

NEW YORK COUNTY, NEW YORK 
 All that certain plot, piece
or parcel of land situate, lying and being In the Borough of Manhattan, City, County, and Stale of Now York, being more particularly bounded and described as follows: 

LOT 99 (PARCEL 3) 
 BEGINNING at a point on the southerly
side of former East 30th Street (60 feet side); said point being 416.74 feel distant easterly from the corner formed by the Intersection of the easterly side of First Avenue (100 feet wide) with the southerly side of former East 30th Street, discontinued and closed; 
 Running thence easterly along southerly side of former East 30th
Street, discontinued and closed, a distance of 44.48 feet to a point; 
 Running thence southerly through lands now or formerly Bellevue Hospital (tax
Lot 100), a distance of 154.73 feet to a point; said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence easterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 208.30 feet to a point of curvature; said line
forming an interior angle of 90 degrees 00 minutes 39 seconds with the last-mentioned course; 

Running thence southeasterly through lands now or formerly Bellevue Hospital (tax Lot 100) on a curve bearing to the left with a radius of 166.00 feet
and a central angle of 00 degrees 49 minutes 52 seconds, an arc distance of 2.26 feet to a point of tangential reverse curve; the northerly side of the radial line of said curve forming an angle of 160 degrees
06 minutes 40 seconds with the northerly side of the last mentioned course; 
 Running thence southeasterly through lands now or formerly Bellevue
Hospital (tax Lot 100) on a curve bearing to the right side with a radius of 1823.85 feet and a central angle of 04 degrees 26 minutes 04 seconds, an arc distance of 142.22 feet to a point of compound curve; 

Running thence southeasterly through lands now or formerly Bellevue Hospital (tax Lot 100) on a curve bearing to the right with a radius of 931.43 feet
and a central angle of 03 degrees 09 minutes 25 seconds, an arc distance of 50.77 feet to a point of reverse curve; 

 Running thence southeasterly through lands now or formerly Bellevue Hospital (tax Lot 100), on a curve bearing to
the left with a radius of 264.50 feet and a central angle of 02 degrees 27 minutes 42 seconds, an arc distance of 11.36 feet to a point; 

Running thence southeasterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 29.81 feet to a point; said line forming an
exterior angle of 90 degrees 00 minutes 00 seconds with a radial line of the last-mentioned course; 

Running thence southwesterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 22.98 feet to a point; said line forming an
interior angle of 89 degrees 09 minutes 05 seconds with the last-mentioned course; 
 Running thence
southerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 12.82 feet to a point; said line forming an interior angle of 255 degrees 18 minutes 20 seconds with the
last-mentioned course; 
 Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a
distance of 12.33 feet to a point; said line forming an interior angle of 90 degrees 01 minutes 30 seconds with the last-mentioned course; 

Running thence southerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 7.95 feet to a point; said line forming an interior
angle of 269 degrees 58 minutes 12 seconds with the last-mentioned course; 
 Running thence westerly
through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 174.41 feet to a point; said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the
last-mentioned course; 
 Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a
distance of 53.17 feet to a point; said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 100.91 feet to a point; said line forming an
interior angle of 270 degrees 00 minutes 00 seconds with the last-mentioned course; 
 Running thence
westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 141.75 feet to a point; said line forming an interior angle of 179 degrees 52 minutes 00 seconds with the
last-mentioned course; 
 Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a
distance of 49.25 feet to a point; said line forming an interior angle of 180 degrees 08 minutes 00 seconds with the last-mentioned course; 

Running thence southerly through land now or formerly of Bellevue Hospital (tax Lot 100), a distance of 0.60 feet to a point; said line forming an
interior angle of 270 degrees 00 minutes 00 seconds with the last-mentioned course; 

 Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of
83.53 feet to a point; said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 102.83 feet to a point; said line forming an
interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 
 Running thence
westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 152.62 feet to a point on the easterly side of First Avenue; said line forming an interior angle of 270 degrees 00 minutes 00 seconds with the last-mentioned course; 
 Running thence northerly along with easterly side of First Avenue, a distance of 53.87 feet
to a point; said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence easterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 398.90 feet to a point of curvature, said line
forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence northeasterly through lands now or formerly Bellevue Hospital (tax Lot 100) on a curve bearing to the left with a radius of 107.00 feet
and a central angle of 02 degrees 56 minutes 57 seconds, an arc distance of 5.51 feet to a point, the radial line of said curve forming an exterior angle of 58 degrees 29 minutes 28 seconds with the last-mentioned course; 
 Running thence northeasterly through lands now or formerly Bellevue Hospital (tax Lot 100), a
distance of 16.46 feet to a point, said line forming an exterior angle of 90 degrees 00 minutes 00 seconds with the radial line of the last-mentioned course; 

Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 48.42 feet to a point, said line forming an
interior angle of 233 degrees 32 minutes 31 seconds with the last-mentioned course; 
 Running thence
easterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 3.08 feet to a point, said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the
last-mentioned course; 
 Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a
distance of 76.00 feet to a point, said line forming an interior angle of 270 degrees 00 minutes 00 seconds with the last-mentioned course; 

Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 2.98 feet to a point, said line forming an interior
angle of 270 degrees 00 minutes 00 seconds with the last-mentioned course; 

 Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of
61.14 feet, said line forming an interior angle of 90 degrees 00 minutes 00 seconds with the last-mentioned course to the place and point of beginning; 

Together with the benefit of the easements set forth in that certain Temporary and Permanent Easement Agreement made between The City of New York, New York
City Health and Hospitals Corporation and ARE-East River Science Park, LLC, dated December 29, 2006 to be recorded in the Office of the City Register, New York County. 

THE FOLLOWING IS THE “OPTION LAND” UNDER THE GROUND LEASE, AND WILL BE INCLUDED IN THE “LAND” IF THE OPTION UNDER THE GROUND LEASE IS
EXERCISED. 
 A LEASE PARCEL OF LAND 
 BEING A
PORTION OF TAX LOT 100 IN TAX BLOCK 962 
 IN THE BOROUGH OF MANHATTAN 

CITY OF NEW YORK 
 NEW YORK COUNTY, NEW YORK 

All that certain plot, piece or parcel of land situate, lying in tax Block 962 as laid out on the Borough President of Manhattan Borough Survey Maps Nos. 34
and 39 and laid out on the Borough President of Manhattan Final Sectional Maps Nos. 44 and 45 and being a portion of tax Lot 100, Borough of Manhattan, City, County, and State of New York, being more particularly bounded and described as follows:

 PARCEL 2 
 BEGINNING at a point on the southerly side
of former East 30th Street (60 feet wide), discontinued and closed; said point have 461.22 feet distant from the corner formed by the Intersection of the easterly side of First Avenue with the southerly side of former East 30th Street
(60 feet wide), discontinued and closed; 
 Running thence easterly along said southerly side of former East 30th Street, discontinued and closed, a
distance of 156.64 feet to a point on the westerly side of Franklin D. Roosevelt Drive (width varies); 
 Running thence southerly along the westerly
side of Franklin D. Roosevelt Drive, a distance of 0.02 feet to a point; said line forming an interior angle of 99 degrees 26 minutes 57 seconds with the last-mentioned course; 

Running thence easterly along the westerly side of Franklin D. Roosevelt Drive, a distance of 10.10 feet to a point; said line forming an interior angle
of 260 degrees 33 minutes 03 seconds with the last-mentioned course; 
 Running thence southeasterly
through lands now or formerly Bellevue Hospital (tax Lot 100) on a curve bearing to the right with a radius of 24.00 feet and a central angel of 19 degrees 03 minutes 15 seconds, an arc distance of 7.98 feet to a point of
tangent, the northerly side of the radial line of said curve forming an angle of 40 degrees 56 minutes 00 seconds with the southerly side of the last-mentioned course; 

 Running thence southeasterly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of
42.30 feet to a point of curvature; 
 Running thence southerly on a curve bearing to the right with a radius of 144.00 feet and a central angle
of 22 degrees 15 minutes 45 seconds, an arc distance of 55.95 feet to a point of reverse curve; 
 Running thence southerly through
lands now or formerly Bellevue Hospital (tax Lot 100) on a curve bearing to the left with a radius of 156.00 feet and a central angle of 20 degrees 15 minutes 42 seconds, an arc distance of 55.17 feet to a point; 

Running thence westerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 206.30 feet to a point; said line forming an angle
of 160 degrees 08 minutes 40 seconds on its northerly side with the northerly side of the radial line of the last-mentioned course; 

Running thence northerly through lands now or formerly Bellevue Hospital (tax Lot 100), a distance of 154.73 feet to the place and point of Beginning;
said line forming an interior angle of 90 degrees 00 minutes 39 seconds with the last-mentioned course, 

Containing 29,680.05 square feet or 0.6787 acre. 
 Together
with a Construction and Permanent Easement Agreement and Exhibits. 

 EXHIBIT C TO LEASE 

INTENTIONALLY OMITTED 

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made as of this             
day of              , 20    , between ARE-East River Science Park, LLC a Delaware limited liability company
(“Landlord”), and MeiraGTx, LLC, a Delaware limited liability company (“Tenant”), and is attached to and made a part of that certain Lease Agreement, dated as of
            , 20    , (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the
meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement
Date of the Base Term of the Lease is              , 20     and the termination date of the Base Term of the Lease shall be midnight on
                 , 20    . In case of a conflict between this Acknowledgment of Commencement Date and the Lease, this Acknowledgment of Commencement
Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be
effective on the date first above written. 
  

			
	TENANT:
	
	 MeiraGTx, LLC,
 a Delaware
limited liability company

 
							
		
	By:	 	  

	Name:	 	  

	Its:	 	  

	LANDLORD:	 	
	
	 ARE-EAST RIVER SCIENCE PARK, LLC,

a Delaware limited liability company

 
							
		
	By:     	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	a Delaware limited partnership,
		 	managing member

 
							
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation,
		 		 	general partner

 
							
				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Its:	 	  

  

 EXHIBIT E TO LEASE 

RULES AND REGULATIONS 

1.    The sidewalks, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used
by them for any purpose other than ingress and egress to and from the Premises. 
 2.    Tenant shall not place any
objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 

3.    Except for animals assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the
Project. 
 4.    Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio
or musical instrument or by the making of loud or improper noises. 
 5.    If Tenant desires telegraphic, telephonic or
other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or
connection shall be made at Tenant’s expense. 
 6.    Tenant shall not install or operate any steam or gas engine
or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles
deemed extra hazardous shall not be brought into the Project. 
 7.    Parking any type of recreational vehicles is
specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48
hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking,
and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord. 

8.    Tenant shall maintain the Premises free from rodents, insects and other pests. 

9.    Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is
intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10.    Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the
preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.

 11.    Tenant shall give Landlord prompt notice of any defects in the water,
lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 

12.    Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and
other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

13.    All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash
enclosure areas, if any, provided for that purpose. 
 14.    No auction, public or private, will be permitted on the
Premises or the Project. 
 15.    No awnings shall be placed over the windows in the Premises except with the prior
written consent of Landlord. 
 16.    The Premises shall not be used for lodging, sleeping or cooking or for any
immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 

17.    Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the
Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment
shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
 18.    Tenant
assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
 19.    Tenant shall not
install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted
beyond the Premises. 
 20.    Landlord reserves the right to exclude any individuals from the Project at any time in
its sole and absolute discretion. Tenant acknowledges this right and agrees to cooperate with Landlord, subject to applicable law, in Landlord’s exercise of this right. 

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

None except as set forth below: 
 None. 

 EXHIBIT G TO LEASE 

[INTENTIONALLY OMITTED] 

 EXHIBIT H TO LEASE 

[INTENTIONALLY OMITTED] 

 EXHIBIT I TO LEASE 

SHARED LAB SYSTEMS 
 10th Floor Science Hotel: 
  

	 	•	 	Built-in Laboratory Sterilizer. 

  

	 	•	 	Built-in Glassware Washers. 

  

	 	•	 	Shared Vacuum system located in 7th Floor Mechanical Room. 

  

	 	•	 	Shared compressed air system located in 7th Floor Mechanical Room. 

  

	 	•	 	Shared RO/DI water system located in 7th Floor Mechanical Room. 

 EXHIBIT J TO LEASE 

ADDITIONAL INSUREDS 
 The East
River Science Park Condominium 
 Alexandria Real Estate Equities, Inc. 

New York City Health and Hospitals Corporation 
 New York City
Economic Development Corporation 
 New York City Industrial Development Agency 

City of New York 

 EXHIBIT K TO LEASE 

[INTENTIONALLY OMITTED] 

 EXHIBIT L TO LEASE 

OPEN SPACE DESCRIPTION 

  
 EXHIBIT L-1 

 

 

 

 

 

 

 EXHIBIT M TO LEASE 

SUPERIOR INSTRUMENT EXCERPTS 

  
 Exhibit M-1 

 LEASE AGREEMENT 

This LEASE AGREEMENT, made and entered into as of December 1, 2006 (this “Agreement”), by and between NEW YORK CITY INDUSTRIAL
DEVELOPMENT AGENCY, a corporate governmental agency constituting a body corporate and politic and a public benefit corporation of the State of New York, duly organized and existing under the laws of the State of New York (the “Agency”),
having its principal office at 110 William Street New York, New York 10038, party of the first part, and ARE-EAST RIVER SCIENCE PARK, LLC, a limited liability company duly organized and existing under the laws
of the State of Delaware (the “Lessee”), having its principal office at 385 East Colorado Boulevard, Suite 299, Pasadena, California 91101, party of the second part; 

WITNESSETH: 
 WHEREAS, the
New York State Industrial Development Agency Act, constituting Title 1 of Article 18-A of the General Municipal Law, Chapter 24 of the Consolidated Laws of New York, as amended (the “Enabling Act”),
authorizes and provides for the creation of industrial development agencies in the several counties, cities, villages and towns in the State of New York and empowers such agencies, among other things, to acquire, construct, reconstruct, lease,
improve, maintain, equip and furnish land, any building or other improvement, and all real and personal properties, including but not limited to machinery and equipment, deemed necessary in connection therewith, whether or not now in existence or
under construction, which shall be suitable for manufacturing, warehousing, research, commercial, industrial or civic purposes, to the end that such agencies may be able to promote, develop, encourage, assist and advance the job opportunities,
health, general prosperity and economic welfare of the people of the State of New York and to improve their prosperity and standard of living; and 

WHEREAS, pursuant to and in accordance with the provisions of the Enabling Act, the Agency was established by Chapter 1082 of the 1974 Laws of
New York, as amended (together with the Enabling Act, the “Act”), for the benefit of The City of New York (the “City”) and the inhabitants thereof; and 

WHEREAS, pursuant to a certain Agreement of Lease, dated as of December 29, 2006 (as the same has been and may hereafter be amended,
supplemented or assigned, the “Ground Lease”), between the New York City Health and Hospitals Corporation, as landlord (“HHC”), and foe Lessee, as tenant, HHC wishes to lease the hereinbelow defined Land to the Lessee for the
development of a commercial bioscience and scientific research and development facility in furtherance of tile City’s goal of creating additional space in the City for commercial bioscience companies; and 

WHEREAS, to accomplish the purposes of the Act, the Agency has entered into negotiations with the Lessee, an affiliate of Alexandria Real
Estate Equities, Inc. (the “Company”), for the development of the East River Science Park. a commercial bioscience park, on an approximately 2.8 acre site located between East 28th and East 30th Streets and First Avenue and the FDR Drive
in the Borough of Manhattan (collectively, the “Land”), and otherwise described in Exhibit A – “Description of Land” – attached hereto and made a part hereof; and 

 WHEREAS, the project will consist of the construction and equipping of two lab/office towers on
the Land (the “Facility”), totaling approximately 541,000 square feet, which buildings will primarily provide lab and related office space for commercial bioscience companies, and will also include a café, a conference
center, street-level retail, and office space for bioscience venture capital firms, and over an acre of publicly accessible open space (the “Project”); and 

 

	
	Text Redacted by a third party and not known to Registrant

 An Affiliate of a Person shall mean a Person that directly or indirectly through one or more
intermediaries controls, or is under common control with, or is controlled by, such Person. The term “control” (including the related terms “controlled by” and “under common control with”) means (i) the possession,
directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise, and (ii) the ownership, either directly or
indirectly, of at least 51% of the voting stock or other equity interest of such Person. 
 Agency shall mean the New York City
Industrial Development Agency, a corporate governmental agency constituting a body corporate and politic and a public benefit corporation of the State, duly organized and existing under the laws of the State, and any body, board, authority, agency
or other governmental agency or instrumentality which shall hereafter succeed to the powers, duties, obligations and functions thereof. 

Agreement shall mean this Lease Agreement, between the Agency and the Lessee, and shall include any and all amendments hereof and
supplements hereto hereafter made in conformity herewith. 
  

	
	Text Redacted by a third party and not known to Registrant

 Authorized Representative shall mean, (i) in the case of the Agency, the Chairperson, Vice
Chairperson, Treasurer, Assistant Treasurer, Secretary, Assistant Secretary, Executive Director, Deputy Executive Director, General Counsel or Vice President for Legal Affairs of the Agency, or any other officer or employee of the Agency who to
authorized to perform specific acts or to discharge specific duties hereunder and of whom another Authorized Representative of the Agency has given written notice to the Lessee; and (ii) in the case of the Lessee, any member or any other
employee who is authorized to perform specific acts or to discharge specific duties hereunder and of whom another Authorized Representative of the Lessee has given written notice to the Agency. 

Background Investigative Check shall mean the due diligence performed with the background investigative report then in current use by
The City of New York. 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 City shall mean The City of New York, New York. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Company shall mean Alexandria Real Estate Equities, Inc., a Maryland corporation, and its permitted
successors and assigns. 
  

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Facility shall mean, collectively, the Land and the improvements. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Ground Lease shall have the meaning set forth in the recitals hereto. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Improvements shall mean all buildings, structures, foundations, related facilities, fixtures and other
improvements existing on the Commencement Date or at any time made, erected or situated on the Land (including any improvements made as part of the Project pursuant to Section 2.2 hereof) and all replacements, improvements, extensions,
substitutions, restorations, repairs or additions thereto (other than those improvements in space occupied by a Tenant which, pursuant to the related Tenant Lease, is owned by such Tenant); provided, however, that the Improvements shall not include
those improvements in a space occupied by a municipality as defined in the Section 854(3) of the General Municipal Law of the State. 
  

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Land shall mean those certain lots, pieces or parcels of land located between East 28th and East 30th
Streets and First Avenue and the FDR Drive in the Borough of Manhattan within the Bellevue Hospital Center Campus and designated as Block 962, Lot 99, all as more particularly described in Exhibit A – “Description of the Land”
hereto, which is made a part hereof, together with all easements, rights and interests now or hereafter appurtenant or beneficial thereto; but excluding, however, any real property or interest therein released pursuant to Section 6.4 hereof and
any real property or interests therein being leased to or reserved for use by a municipality as defined in the Section 854(3) of the General Municipal Law of the State. 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Lessee shall mean ARE-East River Science Park, LLC, a Delaware
limited liability company, and its permitted successors and assigns pursuant to Sections 6.1 or 9.3 hereof. 
  

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Major Tenant shall mean a Tenant subject to a Major Tenant Lease. 

Major Tenant Lease shall mean any and all Tenant Leases that are for at least five (5) full floors or the equivalent of five
(5) full average floors at the Project. For purposes of determining whether a Tenant Lease is a Major Tenant Lease, any expansion rights of the Tenant shall be taken into account as if exercised in determining the rentable area leased by such
Tenant. 
  

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Person shall mean any individual, corporation, partnership, joint venture, association, joint stock
company, trust, unincorporated organization, general partnership, limited liability company or government or any agency or political subdivision thereof or other entity. 
  

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Prohibited Person shall mean (i) any Person (A) that is in default or in breach, beyond any
applicable grace period, of its obligations under any written agreement with the Agency or the City, or (B) that directly or indirectly controls, is controlled by, or is under common control with a Person that is in default or in breach, beyond
any applicable grace period, of its obligations under any written agreement with the Agency or the City, unless such default or breach has been waived in writing by the Agency or the City, as the case may be, and (ii) any Person (A) that
has been convicted in a criminal proceeding for a felony or any crime involving moral turpitude or that is an organized crime figure or is reputed to have substantial business or other affiliations with an organized crime figure, or (B) that
directly or indirectly controls, is controlled by, or is under common control with, a Person that has been convicted for a criminal proceeding for a felony or any crime involving moral turpitude or that is an organized crime figure or is reputed to
have substantial business or other affiliations with an organized crime figure. 
 Project shall have the meaning ascribed thereto in
the recitals hereto. 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 State shall mean the State of New York. 

Tenant shall mean any Person who shall lease, use or occupy any portion of the Facilities pursuant to a Tenant Lease. 

Tenant Lease shall mean any lease or sublease, including any Major Tenant Lease, by the Lessee (or by any other Person whose leasehold
estate in the Facility or any portion thereof is derivative of the Lessee) of property constituting all or say part of the Facility, any tenancy with respect to the Facility or any part thereof, whether or not in writing, any license or concession
agreement and any other agreement, by whatever name called, involving a transfer or creation of possessory rights or similar rights of use or occupancy, in the Facility or any part thereof without transfer of title, and any and all guarantees of any
of the foregoing, whether now existing or hereafter made; provided, however, any assignment by a Tenant of a Tenant Lease by the existing Tenant to a new Person shall be deemed a new Tenant Lease. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Section 6.9    Employment Information, Opportunities and Guidelines.
(A) The Lessee agrees to submit to the Agency on August 1st of each year a completed Employment and Benefits Report in the form of Schedule B – “Employment and Benefits Report” attached hereto to the extent that the Lessee
shall have received Financial Assistance (as such term is defined in the Employment and Benefits Report) from the Agency during the twelve-month period ending on the June 30th immediately preceding such August
1st. In addition, upon termination of this Agreement, the Lessee shall submit to the Agency an employment report with respect to both the Lessee and, where so stated, the Tenants, substantially in the form of Schedule B hereto, certified as
to accuracy by an Authorized Representative of the Lessee, and shall attach thereto a copy of the Lessee’s final payroll report evidencing the total number of employees employed by the Lessee during the most recent period commencing July 1
of the previous year and ending June 30 of the year of the obligation of filing such report. Annually, by July 31 of each year, commencing on July 1, 2007, until the termination of this Agreement, the Lessee shall submit to the Agency
the contact and location report substantially in the form attached hereto as Schedule C. 
 (a)    The
Lessee shall ensure that all employees and applicants for employment with the Lessee with regard to the Facility are afforded equal employment opportunities without discrimination. Except as is otherwise provided by collective bargaining contracts
or agreements, new employment opportunities created at the Lessee as a result of the Project shall be listed with the New York State Department of Labor Community Services Division, and with the administrative entity of the service delivery area
created by the Workforce Investment Act of 1998 (P.L. No. 105-220) in which the Facility is located. Except as is otherwise provided by collective bargaining contracts or agreements, the Lessee agrees,
where practicable, to consider first, and cause each of its Affiliates at the Facility to consider first, persons eligible to participate in the Workforce Investment Act of 1998 (P.L. No. 105-220)
programs who shall be referred by administrative entities of service delivery areas created pursuant to such act or by the Community Services Division of the New York State Department of Labor for such new employment opportunities. 

 (b)    The Lessee hereby authorizes any private or governmental entity,
including but not limited to The New York State Department of Labor (“DOL”), to release to the Agency and/or the New York City Economic Development Corporation (“EDC”), and/or to the successors and assigns of either
(collectively, the “Information Recipients”), any and all employment information under its control and pertinent to the Lessee and the employees of the Lessee to enable the Agency and/or EDC to comply with its reporting requirements
required by New York City Local Law 48 of 2005 and any other applicable laws, rules or regulations. In addition, upon the Agency’s written request, the Lessee shall provide to the Agency any employment information in the possession of the
Lessee which is pertinent to the Lessee and the employees of the Lessee to enable the Agency and/or EDC to comply with its reporting requirements required by New York City Local Law 48 of 2005 and any other applicable laws, rules or regulations.
Information released or provided to Information Recipients by DOL, or by any other governmental entity, or by any private entity, or by the Lessee, or any information previously released as provided by all or any of the foregoing parties
(collectively, “Employment Information”) may be disclosed by the Information Recipients in connection with the administration of the programs of the Agency, and/or EDC, and/or the successors and assigns of either, and/or The City of New
York, and/or as may be necessary to comply with law; and, without limiting the foregoing, the Employment Information may be included in (x) reports prepared by the Information Recipients pursuant to New York City Local Law 48 of 2005, (y) other
reports required of the Agency, and (z) any other reports required by law. This authorization shall remain in effect throughout the term of this Agreement. 

(c)    Nothing in this Section shall be construed to require the Lessee to violate any existing collective bargaining
agreement with respect to hiring new employees. 
 (d)    Additionally, the Lessee shall submit to the Agency, together
with Schedule B referred to above, a letter of representation that there are no existing tenants at the Project other than the Lessee and tenants authorized pursuant to this Agreement and the Ground Lease. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 Section 6.13 Subtenant Survey. The Lessee shall file with the Agency by January 1 and
July 1 of each year, commencing January 1, 2007, a certificate of an Authorized Representative of the Lessee with respect to all subtenancies in effect at the Facility, in the form attached hereto as Schedule D. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 (ii)    Promptly following the execution of each Tenant Lease, the Lessee shall deliver
to the Agency: 
 (1)    written notice of such Tenant Lease setting forth the name of the Tenant, the
square footage of the Facility which shall be demised under such Tenant Lease, the intended use of the demised premises, and the term of such Tenant Lease (including any renewal options); 

 (2)    a certificate of an Authorized Representative of the
Lessee to the effect that, to the best of its knowledge, and based in part upon a representation of such Tenant, either (A) such Tenant’s occupancy of the Facility will not result in the removal of a plant or facility of such Tenant
located outside of the City (but within the State) to the Facility or in the abandonment of one or more of such plants or facilities of such Tenant located outside of the City (but within the State), or (B) such Tenant’s location at the
Facility is reasonably necessary to discourage such Tenant from removing its business to a location outside of the State or is reasonably necessary to preserve such Tenant’s competitive position in its industry; 

(3)    a certificate of an Authorized Representative of the Lessee to the effect that the Tenant Lease
obligates the Tenant to timely provide to the Lessee the information that the Lessee needs in order to satisfy the reporting requirements of the Lessee under Sections 6.9 end 6.13 hereof and Sections 92(b)(ii)(2) and 9.2(b)(ii)(4) hereof; and 

(4)    a certificate of the Authorized Representative of the Lessee to the effect that, to the best of its
knowledge, and based in part upon a representation of such Tenant, neither such Tenant, nor any Person which controls such Tenant, nor any Principals of such Tenant, is a Prohibited Person. 

 

	
	  
 Text Redacted by a third party and not known to Registrant
  
  

 EMPLOYMENT AND BENEFITS REPORT 

FOR THE FISCAL YEAR JULY 1, 20[ ● ] TO JUNE 30, 20[ ● ] 

(THE “REPORTING YEAR”) 
 In order to
comply with State and Local Law reporting requirements, the Company is required to complete and return this form to NYCIDA, 110 William Street, Attention: Compliance, New York, NY 10038 no later than the next August 1 following
the Reporting Year. PLEASE SEE ATTACHED INSTRUCTIONS AND DEFINITIONS OF CAPITALIZED TERMS USED ON THIS PAGE. 
 Please provide your NAICS Code (see
                                         
                                         
                   
 If you cannot determine your NAICS Code,
please indicate industry type:
                                         
    
  

							
	1.	  	 Number of permanent Full-Time Employees

as of June 30 of the Reporting Year
	  		  	  

				
	2.	  	 Number of non-permanent Full-Time Employees

as of June 30 of the Reporting Year
	  		  	  

				
	3.	  	 Number of permanent Part-Time Employees

as of June 30 of the Reporting Year
	  		  	  

				
	4.	  	 Number of non-permanent Part-Time Employees

as of June 30 of the Reporting Year
	  		  	  

				
	5.	  	 Number of Contract Employees
 as of June 30
of the Reporting Year
	  		  	  

				
	6.	  	Total Number of employees of the Company and Its Affiliates included in items 1, 2, 3 and 4	  		  	  

 Please attach the NYS-45 Quarterly Combined Withholding, Wage Reporting and
Unemployment Insurance Return for the period including June 30 of the Reporting Year. 
  

							
	7.	  	Number of employees included in item 6 above who reside in the City of New York	  		  	  

				
	8.	  	Do the Company and its Affiliates offer health benefits to all Full-Time Employees?	  		  	Y        N (please circle Y or N)
				
		  	Do the Company and its Affiliates offer health benefits to all Part-Time Employees?	  		  	Y        N (please circle Y or N)

 If the answer to item 6 above is 250 or more employees, please complete items 9 through 13 below. 

 

							
				
	9.	  	Number of Employees in item 6 who are “Exempt”	  		  	  

				
	10.	  	Number of Employees in item 6 who are “Non-Exempt”	  		  	  

							
	 11.
	  	 Number of Employees in item 10 that earn up to

$25,000 annually
  
	  		  	  

	 12.
	  	 Number of Employees in item 10 that earn 
$25,001 - $40,000 annually

 
	  		  	  

	 13.
	  	Number of Employees in item 10 that earn 
$40,001 - $60,000 annually	  		  	  

 4 through 13 indicate the value of the benefits realized at Project Locations during the Reporting Period. 

 

							
	 14.
	  	 Value of sales and use tax exemption benefits

 
	  		  	
$                

	 15.
	  	 Value of Commercial Expansion Program (“CEP”) benefits

 
	  		  	 $

	 16.
	  	 Value of Relocation and Employment Assistance Program (“REAP”) benefits

 
	  		  	 $

	 17.
	  	Were physical improvements made to any Project Location during the Reporting Year at a cost exceeding 10% of the current, assessed value of the existing improvements at such Project Location?	  		  	 Y            N    (please
circle Y or N)

$

 If the Company and/or its Affiliates have applied for Industrial and Commercial Incentive Program (“ICIP”) benefits
for new physical improvements at Project Location(s), please provide the ICIP application number(s). 
 Certification: I, the undersigned, an authorized
officer or principal owner of the Company/Affiliate/Tenant, hereby certify to the best of my knowledge and belief, that all information contained in this report is true and complete. This form and information provided pursuant hereto may be
disclosed the New York City Economic Development Corporation (“NYCEDC”) and New York City Industrial Development Agency (“NYCIDA”) and may be disclosed by NYCEDC and NYCIDA in connection with the administration of the programs of
NYCEDC and/or NYCIDA and/or the City of New York; and, without limiting the foregoing, such information may be included in (x) reports prepared by NYCEDC pursuant to New York City Charter Section 1301 et. seq., (y) other reports required
of NYCIDA or NYCEDC, and (z) any other reports or disclosure required by law. 
  

							
	 Entity Name:
	 	  

	 Signature By:
	 	  
	  	Date:	  	  

	 Name (print):
	 	  
	  	Title:	  	  

 DEFINITIONS: 

“Affiliates” is (i) a business entity in which more than fifty percent is owned by, or is subject to a power or right of control of, or is
managed by, an entity which is a party to a Project Agreement, or (ii) a business entity that owns more than fifty percent of an entity which is a party to a Project Agreement or that exercises a power or right of control of such entity. 

“Company” includes any entity that is a party to a Project Agreement. 

“Contract Employee” is a person who is an independent contractor (i.e., a person who is not an “employee”), or is employed by an
independent contractor (an entity other than the Company, an Affiliate or a Tenant), who provides services at a Project Location. 
 “Financial
Assistance” is any of the following forms of financial assistance provided by or at the direction of NYCIDA and/or NYCEDC: a loan, grant, tax benefit and/or energy benefit pursuant to the Business Incentive Rates (BIR) program or New York City
Public Utility Service (NYCPUS) program. 
 “Full-Time Employee” is an employee who works at least 35
hours per week at a Project Location. 
 “Part-Time Employee” is an employee who works less than 35 hours
per week at a Project Location. 
 “Project Agreement” is any agreement or instrument, pursuant to which an entity received or receives Financial
Assistance. 
 “Project Location” is any location (a) with regard to which Financial Assistance has been provided to the Company and/or its
Affiliates during the fiscal year reporting period covered by the Employment and Benefits Report, or (b) that is occupied by the Company and/or its Affiliates at which such entities have employees who are eligible to be reported per the terms
of the Project Agreement with the Company and/or its Affiliates. 
 “Tenant” is a tenant or subtenant (excluding the Company and its Affiliates)
that leases or subleases facilities from the Company or its Affiliates (or from tenants or subtenants of the Company or its Affiliates) at any Project Location. 

ITEM INSTRUCTIONS For each Project Agreement, please submit one report that covers (i) the Company and its Affiliates and (ii) Tenants and
subtenants at all Project Locations covered by this Project Agreement. Each Tenant must complete items 1-5, 15 and 16 on this form with regard to itself and its subtenants and return it to the Company. The
Company must include in its report information collected by the Company from its Affiliates and Tenants. The Company must retain for six (6) years all forms completed by its Affiliates and Tenants and at NYCIDA’s request must permit NYCIDA
upon reasonable notice to inspect such forms and provide NYCIDA with a copy of such forms. The Company must submit to NYCIDA copies of this form completed by each Tenant. 

1-4.    Items 1, 2, 3 and 4 must be determined as of June 30 of the Reporting Year and must
include all permanent and non-permanent Full-Time Employees and Part-Time Employees at all

 
Project Locations, including, without limitation, those employed by the Company or its Affiliates and by Tenants and subtenants of Tenants at the Project Locations. Do not include Contract
Employees in items 1, 2, 3 and 4. 
 5.    Report all Contract Employees providing services to the Company and its Affiliates and
Tenants and subtenants of Tenants at all Project Locations. 
 6-14.    Report information
requested only with respect to the Company and its Affiliates at all Project Locations. For item 6, report only the permanent and non-permanent Full-Time Employees and Part-Time Employees of the Company and its Affiliates. Do not report employees of Tenants and subtenants of Tenants. Do not report Contract Employees. 

9.    Indicated the number of employees included in item 6 who are classified as “Exempt”, as defined in the federal Fair Labor
Standards Act. Generally, an Exempt employee is not eligible for overtime compensation. 
 10.    Indicate the number of employees
included in item 6 who are classified as “Non-Exempt”, as defined in the federal Fair Labor Standards Act. Generally, a Non-Exempt employee is eligible for
overtime compensation. 
 14.    Report all sales and use tax exemption benefits realized at all Project Locations by the Company and
its Affiliates and granted by virtue of the exemption authority of NYCIDA or the City of New York. Do not include any sales and use tax savings realized under the NYS Empire Zone Program. 

15.    Report all CEP benefits received by the Company and its Affiliates and any Tenants and subtenants of Tenants at all Project
Locations. CEP is a package of tax benefits designed to help qualified businesses to relocate or expand in designated relocation areas in New York City. For more information regarding CEP, please visit http://www.nyc.gov/dof. 

16.    Report all REAP benefits received by the Company and its Affiliates and any Tenants and subtenants of Tenants at all Project
Locations. REAP is designed to encourage qualified businesses to relocate employees to targeted areas within New Yok City. REAP provides business income tax credits based on the number of qualified jobs connected to the relocation of employees. For
more information regarding REAP, please visit http://www.nyc.gov/dof. 

 Transcript Document No. 1 

 
  
  

 
 LEASE AGREEMENT 

Dated as of December 1, 2006 

by and between 
 NEW YORK CITY
INDUSTRIAL DEVELOPMENT AGENCY 
 and 

ARE-EAST RIVER SCIENCE PARK, LLC 

(ARE-East River Science Park, LLC Project) 

Affecting certain Land within the 

Bellevue Hospital Center Campus designated as 

Block 962, Lot 99 
 in New York
County 
 City and State of New York 

as more particularly described in 

Exhibit A to this Lease Agreement 

on the Official Tax Map of New York County 
  

 
  

 
 Record and Return to: 

Nixon Peabody LLP 
 437 Madison
Avenue 
 New York, New York 10022 

Attention: Scott R. Singer, Esq. 

 or both, would constitute an Event of Default hereunder existing or specifying each such default or breach of
which such Authorized Representative has knowledge. 
 (c)    The Lessee shall immediately notify the Agency of the
occurrence of any Event of Default, or any event that with notice and/or lapse of time would constitute an Event of Default under any Project Document. Any notice required to be given pursuant to this subsection shall be signed by an Authorized
Representative of the Lessee and set forth a description of the default and the steps, if any, being taken to cure said default. If no steps have been taken, the Lessee shall state this fact on the notice. 

Section 6.9    Employment Information, Opportunities and Guidelines, (a) The Lessee agrees to submit to
the Agency on August 1st of each year a completed Employment and Benefits Report in the form of Schedule B – “Employment and Benefits Report” attached hereto to the extent that the Lessee shall have received Financial
Assistance (as such term is defined in the Employment and Benefits Report) from the Agency during the twelve-month period ending on the June 30th immediately preceding such August 1st. In addition, upon
termination of this Agreement, the Lessee shall submit to the Agency an employment report with respect to both the Lessee and, where so stated, the Tenants, substantially in the form of Schedule B hereto, certified as to accuracy by an
Authorized Representative of the Lessee, and shall attach thereto a copy of the Lessee’s final payroll report evidencing the total number of employees employed by the Lessee during the most recent period commencing July 1 of the previous
year and ending June 30 of the year of the obligation of filing such report. Annually, by July 31 of each year, commencing on July 1, 2007, until the termination of this Agreement, the Lessee shall submit to the Agency the contact and
location report substantially in the form attached hereto as Schedule C. 
 (b)    The Lessee shall ensure
that all employees and applicants for employment with the Lessee with regard to the Facility are afforded equal employment opportunities without discrimination. Except as is otherwise provided by collective bargaining contracts or agreements, new
employment opportunities created at the Lessee as a result of the Project shall be listed with the New York State Department of Labor Community Services Division, and with the administrative entity of the service delivery area created by the
Workforce Investment Act of 1998 (P.L. No. 105-220) in which the Facility is located. Except as is otherwise provided by collective bargaining contracts or agreements, the Lessee agrees, where
practicable, to consider first, and cause each of its Affiliates at the Facility to consider first, persons eligible to participate in the Workforce Investment Act of 1998 (P.L. No. 105-220) programs who
shall be referred by administrative entities of service delivery areas created pursuant to such act or by the Community Services Division of the New York State Department of Labor for such new employment opportunities. 

(c)    The Lessee hereby authorizes any private or governmental entity, including but not limited to The New York State
Department of Labor (“DOL”), to release to the Agency and/or the New York City Economic Development Corporation (“EDC”), and/or to the successors and assigns of either (collectively, the “Information Recipients”), any
and all employment information under its control and pertinent to the Lessee and the employees of the Lessee to enable the Agency and/or EDC to comply with its reporting requirements required by New York City Local Law 48 of 2005 and any other
applicable laws, rules or regulations. In addition, upon the Agency’s written request, the Lessee shall provide to the Agency any employment information in 

 
the possession of the Lessee which is pertinent to the Lessee and the employees of the Lessee to enable the Agency and/or EDC to comply with its reporting requirements required by New York City
Local Law 48 of 2005 and any other applicable laws, rules or regulations. Information released or provided to Information Recipients by DOL, or by any other governmental entity, or by any private entity, or by the Lessee, or any information
previously released as provided by all or any of the foregoing parties (collectively, “Employment Information”) may be disclosed by the Information Recipients in connection with the administration of the programs of the Agency, and/or EDC,
and/or the successors and assigns of either, and/or The City of New York, and/or as may be necessary to comply with law; and, without limiting the foregoing, the Employment Information may be included in (x) reports prepared by the Information
Recipients pursuant to New York City Local Law 48 of 2005, (y) other reports required of the Agency, and (z) any other reports required by law. This authorization shall remain in effect throughout the term of this Agreement. 

(d)    Nothing in this Section shall be construed to require the Lessee to violate any existing collective bargaining
agreement with respect to hiring new employees. 
 (e)    Additionally, the Lessee shall submit to the Agency, together
with Schedule B referred to above, a letter of representation that there are no existing tenants at the Project other than the Lessee and tenants authorized pursuant to this Agreement and the Ground Lease. 

Section 6.10    Further Assurances. The Lessee will do, execute, acknowledge and deliver or cause to be done,
executed, acknowledged and delivered such further acts, instruments, conveyances, transfers and assurances, including Uniform Commercial Code financing statements, at the sole cost and expense of the Lessee, as the Agency deems necessary or
advisable for the implementation, effectuation, correction, confirmation or perfection of this Agreement and any rights of the Agency hereunder. 

Section 6.11    Recording and Filing. A memorandum of this Agreement, shall be recorded by the Lessee in the
appropriate office of the Register of The City of New York, or in such other office as may at the time be provided by law as the proper place for the recordation thereof. 

Section 6.12    Further Encumbrances. The Lessee shall not create, permit or suffer to exist any mortgage,
encumbrance, lien, security interest, claim or charge against the Facility or any part thereof, or the interest of the Lessee in the Facility or this Agreement or the IDA Lease, except for Permitted Encumbrances. 

Section 6.13    Subtenant Survey. The Lessee shall file with the Agency by January 1 and July 1 of
each year, commencing January 1, 2007, a certificate of an Authorized Representative of the Lessee with respect to all subtenancies in effect at the Facility, in the form attached hereto as Schedule D. 

Section 6.14    Covenants with respect to the Ground Lease. 

(a)    The Lessee covenants and agrees that it shall not enter into an amendment, supplement or modification to the Ground
Lease that would materially and adversely affect the interests of the Agency under the Project Documents without the prior written consent of the Agency. 

 (b)    The Lessee agrees to observe and comply with all of its payments and
all of its material obligations, covenants and agreements set forth in the Ground Lease and further agrees to promptly transmit to the Agency copies of any termination or default notice it shall receive from, or deliver to, the City, HHC and/or EDC
under the Ground Lease. 
 (c)    The Lessee covenants and agrees that, subject to the provisions of Sections 6.1
and 9.3(a) hereof, it shall remain the tenant under the Ground Lease throughout the term of this Agreement. 

Section 6.15    Reporting as to Prohibited Persons. The Lessee shall file with the Agency by August 1 of
each year, commencing August 1, 2007, a certification, in the form set forth as Schedule E-l hereto, that (i) the Lessee is not a Prohibited Person, (ii) the Lessee does not
control a Prohibited Person, (iii) none of the members or Principals of any members of the Lessee is a Prohibited Person, and (iv) none of the Principals of the Lessee or any entity or Person which controls the Lessee or the Principals of
the Lessee is a Prohibited Person. The Lessee shall attach to such certification the certification, in the form attached hereto as Schedule E-2, delivered to the Lessee from every Major
Tenant pursuant to Section 9.3(c)(ii) hereof. 
 Section 6.16    Environmental Remediation. The Lessee
covenants and agrees to comply with Article 21 of the Ground Lease with respect to environmental remediation, and agrees to provide copies of all reports, remediation plans and notices provided, given or received by the Lessee to or from the City
pursuant to the Ground Lease or the New York City Department of Environmental Protection. 
 ARTICLE VII 

EVENTS OF DEFAULT; REMEDIES 

Section 7.1    Events of Default. Any one or more of the following events shall constitute an “Event of
Default” hereunder: 
 (a)    Failure of the Lessee to pay when due any Rental Payment and such failure shall
continue for a period of ten (10) Business days after notice thereof from Agency to Lessee; 
 (b)    (i) Failure
of the Lessee to observe and perform any covenant, condition or agreement on its part to be performed under Sections 2.4, 4.3, 4.4, 4.6, 4.7, 5.1, 6.1, 6.2, 6.3, 6.12, 6.13, 6.14, 7.6, 8.5, 9.3 or 9.14 hereof and continuance of such failure for a
period of thirty (30) days after receipt by the Lessee of written notice specifying the nature of such default from the Agency or such longer period as may be required so long as Lessee is diligently prosecuting cure to completion; or 

(ii)    Failure of the Lessee to observe and perform any covenant or agreement on its part to be performed
under Section 4.5 hereof and continuance of such failure for a period 

 
amount of $500.00 per day until the Lessee shall have recorded the termination of lease with respect to the Facility and terminated this Agreement in accordance with the provisions hereof.

 Section 8.5     Recapture of Agency Benefits. It is understood and agreed by the parties to this Agreement
that the Agency is entering into this Agreement in order to provide financial assistance to the Lessee for the Project and to accomplish the public purposes of the Act. In consideration therefor, the Lessee hereby agrees as follows: 

(a)    If there shall occur a Recapture Event after the earlier to occur of (i) the receipt by the Lessee of a
temporary certificate of occupancy with respect to the Second Building of the Facility or (ii) the execution and delivery by the Lessee and the Agency of the Mortgage (the “Recapture Commencement Date”), the Lessee shall pay to the
Agency as a return of public benefits conferred by the Agency, the following amounts: 
 (A)    one
hundred percent (100%) of the Benefits (as defined below) if the Recapture Event occurs within the first (6) years after the Recapture Commencement Date; 

(B)    eighty percent (80%) of the Benefits if the Recapture Event occurs during the seventh (7th) year
after the Recapture Commencement Date; 
 (C)    sixty percent (60%) of the Benefits if the Recapture
Event occurs during the eighth (8th) year after the Recapture Commencement Date; 
 (D)    forty percent
(40%) of the Benefits if the Recapture Event occurs during the ninth (9th) year after the Recapture Commencement Date; or 

(E)    twenty percent (20%) of the Benefits if the Recapture Event occurs during the tenth (10th) year
after the Recapture Commencement Date. 
 The term “Benefits” shall mean any exemption from any applicable mortgage recording tax.

 The term “Recapture Event” shall mean any of the following events: 

(1)    The Lessee or the Company shall have liquidated its operations and/or assets (absent a showing of
extreme hardship); 
 (2)    The Lessee shall have ceased all or substantially all of its operations at
the Buildings (whether by relocation to another facility or otherwise, within or outside of the City) except in connection with a transfer to a Permitted Transferee in accordance with Section 9.3 hereof; 

(3)    The Lessee shall have terminated this Agreement in accordance with Section 8.1 hereof or the
Agency shall have terminated this Lease in accordance with Section 7.2 hereof; 

 or manufacturing plant or for the purpose of advertising or promoting materials which depict
elected or appointed government officials in either print or electronic media, nor shall any funds of the Agency be given hereunder to any group or organization which is attempting to prevent the establishment of an industrial or manufacturing plant
within the State. 
 (k)    This Agreement and the other Project Documents constitute the legal, valid and binding
obligations of the Lessee enforceable against the Lessee in accordance with their respective terms. 
 (l)    The Lessee
is in compliance, and will continue to comply, with all Federal, State and local laws or ordinances (including rules and regulations) relating to zoning, building, safety and environmental quality applicable to the Project and the operation of the
Facility. 
 (m)    The Project Cost Budget attached as Exhibit B to this Agreement is true, correct and complete
in all material respects, representing as of the Commencement Date, the Lessee’s anticipated costs to construct the Project. 

(n)    Except as permitted by Section 9.3 hereof and the Ground Lease, no Person other than the Lessee is or will be
in use, occupancy or possession of any portion of the Project. 
 (o)    The Project will be designed, and the operation
of the Facility will be, in compliance with all applicable Federal, State and local laws or ordinances (including rules and regulations) relating to safety and environmental quality. 

(p)    The Lessee hereby represents that: (i) the Lessee and the Company are not Prohibited Persons, (ii) the
Lessee or the Company do not control a Prohibited Person, (iii) none of the members or Principals of any members of the Lessee is a Prohibited Person, and (iv) none of the Principals of the Lessee or the Company or any entity or Person
which controls the Lessee or the Company or the Principals of the Lessee or the Company is a Prohibited Person. 

(q)    The rentable square footage of the Improvements constituting the Project portion of the Facility is anticipated to
be approximately 716,000 rentable square feet. 
 (r)    The aggregate acreage of the Land is approximately
2.8 acres. 
 (s)    The fiscal year of the Lessee is the 365 or 366 day period, as the case may be, commencing on
January 1, and ending on December 31 of each calendar year. 
 ARTICLE II 

CONVEYANCE TO THE AGENCY; THE PROJECT; AND TITLE INSURANCE 

Section 2.1     The IDA Lease. Pursuant to the IDA Lease, the Company has subleased the Facility as in
existence on the Commencement Date to the Agency, free and clear of all Liens, claims, charges, encumbrances, security interests and servitudes other than Permitted Encumbrances. 

Section 2.2     The Project. 

 EXHIBIT N TO LEASE 

SHARED LAB AREA 

[See Attached] 

  
  
 

 

 FIRST AMENDMENT TO LEASE 

This FIRST AMENDMENT TO LEASE (this “First Amendment”) is made as of this 3 day of January, 2017, by and
between ARE-EAST RIVER SCIENCE PARK, LLC, a Delaware limited liability company (“Landlord”), and MeiraGTx, LLC, a Delaware limited liability company
(“Tenant”). 
 RECITALS: 

WHEREAS, Landlord and Tenant have entered into that certain Lease Agreement dated as of June 29, 2016 (the
“Existing Lease”), whereby Landlord leases to Tenant approximately 5,342 rentable square feet in Suites 1020 and 1030 on the tenth (10th) floor of the Building (as defined
in the Existing Lease) located at 430 East 29th Street, New York, New York 10016 (the “Premises”); 
 WHEREAS,
Landlord and Tenant have entered into that certain Lease Agreement dated as of December 15, 2016 (the “14th Floor Lease”), whereby Landlord leases to
Tenant approximately 15,517 rentable square feet on the fourteenth (14th) floor of the Building located at 430 East 29th Street, New York, New
York 10016 (the “14th Floor Premises”); and that certain Project Management Agreement dated as of December 15, 2016 (the “14th Floor Project Management Agreement”; the 14th Floor Project Management Agreement, together with the 14th Floor Lease, collectively, the “14th Floor Agreements”), whereby Tenant engaged Landlord to supervise and
manage the design and construction of certain improvements in the 14th Floor Premises to be constructed pursuant to the Work Letter attached to the
14th Floor Lease; 
 WHEREAS, the 14th Floor Premises have not yet been issued a temporary certificate of occupancy (the “14th Floor TCO”); and

 WHEREAS, Landlord and Tenant desire to amend the Existing Lease on the terms and conditions set forth in this First
Amendment. 
 NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt
and adequacy of which are hereby conclusively acknowledged, the parties hereto agree as follows: 
  

	1.	Definitions. Each capitalized term used herein but not defined herein shall have the respective meaning ascribed to such term in the Existing Lease. From and after the date hereof, all references to
the “Lease” shall mean the Existing Lease, as modified by this First Amendment. 

  

	2.	Amendment to the Lease. The following shall be added as a new subsection (d) to Section 2 of the Existing Lease: 

(d)    Option to Terminate. Tenant shall have the
one-time right to terminate this Lease (the “Termination Option”) upon receipt of the 14th Floor TCO (the “TCO
Date”), such termination to become effective on the final day of the month that is ninety (90) days after the Termination Notice Date (as defined below) (the “Termination Date”), provided that
(i) Landlord receives written notice of Tenant’s election to terminate this Lease (the 

 
“Termination Notice”) on or before thirty (30) days after the TCO Date (time being of the essence) (the “Termination Notice Date”), (ii) no
Default shall exist under this Lease or the 14th Floor Agreements, or would exist but for the pendency of any cure period provided for in Section 20 herein,
Section 20 of the 14th Floor Lease, or Section 7 of the 14th Floor Project Management Agreement, as applicable,
as of the Termination Notice Date or as of the TCO Date, and (iii) Tenant shall pay to Landlord, with the Termination Notice, a termination fee (the “Termination Fee”) in an amount equal to the sum of all unamortized
brokerage commissions, and unamortized Base Rent Abatement incurred by Landlord in connection with this Lease. Failure by Tenant to timely pay the Termination Fee shall render any exercise of the Termination Option void and of no further effect. In
the event that Tenant has not fulfilled any of the conditions to the exercise by Tenant of the Termination Option or to the Termination Option being valid and effective, Tenant’s right to terminate this Lease, and any purported exercise of the
Termination Option, shall lapse and shall be void and of no further force and effect. In such event, any sums which Tenant has paid to Landlord on account of the Termination Fee shall be applied by Landlord to the Base Rent and Additional Rents
which thereafter shall become due under this Lease, less any costs incurred by Landlord in connection with Tenant’s attempt to exercise the Termination Option. In addition to the Termination Fee, Tenant shall be obligated to pay all Rent due to
and through the Termination Date and shall surrender the Premises to Landlord on or before the Termination Date in the manner and in the condition as herein provided. Tenant shall permit Landlord or Landlord’s Related Parties (as hereinafter
defined), at any time upon reasonable notice, to enter the Premises, without charge therefore to Landlord and without diminution of Rent, to exhibit the same to prospective tenants after the Termination Notice Date. The Termination Fee shall not be
deemed to be Rent payable under the terms of the Lease, but rather shall be deemed liquidated damages payable by Tenant to Landlord in consideration of Landlord’s agreement to terminate the Lease as herein provided. Upon termination in
accordance with this Section 2(d), neither party shall have any obligations to the other under this Lease except for those obligations that survive expiration or earlier termination of this Lease as expressly set forth in
this Lease. Notwithstanding a termination of this Lease in accordance with this Section 2(d), the 14th Floor Agreements shall remain unmodified and in full force and
effect. 
  

	3.	Miscellaneous 

  

	 	(a)	Except as specifically modified in this First Amendment, all covenants, terms and conditions contained in the Lease remain unmodified and in full force and effect and are hereby ratified and confirmed in all respects.
The Lease, as amended by this First Amendment, constitutes the entire understanding between the parties hereto with respect to the Premises and supersedes any prior or contemporaneous written or oral statements, agreements or representations made by
either party or any of its representatives. Each party represents and warrants to the other party hereto that it has no knowledge of any default by the other party under the Lease through the date of the execution of this First Amendment.

  

	 	(b)	If any clause or provision of this First Amendment is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this First
Amendment shall not be affected thereby. 

	 	(c)	This First Amendment shall be binding on and inure to the benefit of the successors and permitted assigns of the respective parties. 

 

	 	(d)	Landlord and Tenant each represent and warrant that it has not dealt with any broker, agent or other person (collectively, “Broker”) in connection with this transaction, and that no Broker
brought about this transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction.

  

	 	(e)	This First Amendment shall be governed by and construed in accordance with the internal laws of the State of New York applicable to agreements made and to be performed entirely within New York, without regard to
conflict of laws principles, and shall be resolved in a proceeding within the State of New York. 

  

	 	(f)	This First Amendment may be signed in counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument. 

 

	 	(g)	The Lease may not be modified, amended, changed or terminated orally, but only by an agreement in writing signed by the party against whom enforcement of the modification, amendment, change or termination is sought.

  

	 	(h)	Tenant represents and warrants that (i) the Lease is in full force and effect and has not been modified except as expressly set forth in this First Amendment, (ii) to Tenant’s actual knowledge, neither
Landlord nor Tenant is in default of any of its respective obligations under the Lease, and no event has occurred that, with the passage of time and/or the giving of notice would constitute a default by either Landlord or Tenant thereunder, and
(iii) all Base Rent and Additional are paid in full through the date hereof, and as of the date hereof, Tenant claims no offsets, setoffs, rebates, concessions or defenses against or with respect to the payment of Base Rent, Additional Rent or
any other sums payable by Tenant under the Lease. 

 [SIGNATURES APPEAR ON THE FOLLOWING PAGE] 

 IN WITNESS WHEREOF, the parties have caused their duly authorized representatives to execute this
First Amendment as of the date first written above. 
  

							
	LANDLORD:
	
	 ARE-EAST RIVER SCIENCE PARK, LLC,

a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE
		 	EQUITIES, L.P., a Delaware limited
		 	partnership,
		 	managing member
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation,
		 		 	general partner
				
		 		 	By:	 	 /s/ Gary Dean

		 		 	Name:	 	Gary Dean
		 		 	Title:	 	Senior Vice President RE
		 		 		 	Legal Affairs

  

			
	TENANT:
	
	 MEIRAGTX, LLC,
 a Delaware
limited liability company

		
	By:	 	 /s/ Rich Giroux

	Name:	 	Rich Giroux
	Title:	 	Chief Operating Officer

 SECOND AMENDMENT TO LEASE 

This SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of this 4 day of January, 2017, by and
between ARE-EAST RIVER SCIENCE PARK, LLC, a Delaware limited liability company (“Landlord”), and MEIRAGTX, LLC, a Delaware limited liability company
(“Tenant”). 
 RECITALS: 

WHEREAS, Landlord and Tenant have entered into that certain Lease Agreement dated as of June 29, 2016, as amended by that
certain First Amendment to Lease, dated as of January 3, 2017 (collectively, the “Existing Lease”), whereby Landlord leases to Tenant approximately 5,342 rentable square feet in Suites 1020 and 1030 on the
tenth (10th) floor (the “Existing Premises”), of the Building (as defined in the Existing Lease) located at 430 East 29th Street, New York, New York 10016; 

WHEREAS, Tenant desires to license from Landlord the 545 square feet of space in Suite
1060-C on the tenth (10th) floor of the Building as shown on Exhibit A attached hereto (the “Office Space”); and 

WHEREAS, Landlord and Tenant desire to amend the Existing Lease on the terms and conditions set forth in this Second Amendment.

 NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and adequacy
of which are hereby conclusively acknowledged, the parties hereto agree as follows: 
  

	1.	Definitions. Each capitalized term used herein but not defined herein shall have the respective meaning ascribed to such term in the Existing Lease. From and after the date hereof, all references to
the “Lease” shall mean the Existing Lease, as modified by this Second Amendment. 

  

	2.	License of Office Space. Landlord hereby licenses to Tenant the Office Space, subject to the terms and conditions hereinafter described (the “License”). 

 

	3.	Rent. There shall not be any additional Base Rent payable on account of the License. 

  

	4.	Permitted Use. Tenant shall use the Office Space solely as an office and not for any other purpose. Tenant shall use the Office Space in accordance with all of the applicable terms and conditions of
the Existing Lease. 

  

	5.	License Term. The License is effective as of January 1, 2017, and shall terminate on the earlier of June 30, 2017 and the 30th day
following any written notice of termination delivered by Landlord, which notice of termination may be given at any time in Landlord’s sole discretion. On or before the date of termination of the License, Tenant shall vacate and surrender the
Office Space to Landlord vacant and in the same condition as received. 

	6.	Insurance. Tenant shall amend all of the existing insurance policies maintained by it pursuant to the provisions of the Existing Lease, or acquire new insurance policies which provide the same
coverage as if required to be maintained under the provisions of the Existing Lease, to provide coverage for the Office Space, any activities conducted therein, and any liability of or to any licensee, occupant, invitee or guest in the Office Space,
or in the common areas of the Building or the Project, in accordance with the insurance requirements described in Section 17(a) of the Existing Lease. 

  

	7.	Indemnification. Tenant agrees that its obligations to indemnify Landlord under any provision of the Existing Lease shall include, incorporate and extend to, for any and all purposes, the Office
Space, any activities conducted therein, and any liability of or to any licensee, occupant, invitee or guest in the Office Space, or in the common areas of the Building or the Project, in accordance with the indemnification provisions set forth in
Section 16 of the Existing Lease. 

  

	8.	Miscellaneous. 

  

	 	(a)	Except as specifically modified in this Second Amendment, all covenants, terms and conditions contained in the Existing Lease remain unmodified and in full force and effect and are hereby ratified and confirmed in all
respects. The Existing Lease, as amended by this Second Amendment, constitutes the entire understanding between the parties hereto with respect to the Premises and supersedes any prior or contemporaneous written or oral statements, agreements or
representations made by either party or any of its representatives. Each party represents and warrants to the other party hereto that it has no knowledge of any default by the other party under the Lease through the date of the execution of this
Second Amendment. 

  

	 	(b)	If any clause or provision of this Second Amendment is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Second
Amendment shall not be affected thereby. 

  

	 	(c)	This Second Amendment shall be binding on and inure to the benefit of the successors and permitted assigns of the respective parties. 

 

	 	(d)	Landlord and Tenant each represent and warrant that it has not dealt with any broker, agent or other person (collectively, “Broker”) in connection with this transaction, and that no Broker
brought about this transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction.

  

	 	(e)	This Second Amendment shall be governed by and construed in accordance with the internal laws of the State of New York applicable to agreements made and to be performed entirely within New York, without regard to
conflict of laws principles, and shall be resolved in a proceeding within the State of New York. 

	 	(f)	This Second Amendment may be signed in counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument. 

 

	 	(g)	The Lease may not be modified, amended, changed or terminated orally, but only by an agreement in writing signed by the party against whom enforcement of the modification, amendment, change or termination is sought.

  

	 	(h)	Tenant represents and warrants that (i) the Existing Lease is in full force and effect and has not been modified except as expressly set forth in this Second Amendment, (ii) to Tenant’s actual knowledge,
neither Landlord nor Tenant is in default of any of its respective obligations under the Lease, and no event has occurred that, with the passage of time and/or the giving of notice would constitute a default by either Landlord or Tenant thereunder,
and (iii) all Base Rent and Additional Rent are paid in full through the date hereof, and as of the date hereof, Tenant claims no offsets, setoffs, rebates, concessions or defenses against or with respect to the payment of Base Rent, Additional
Rent or any other sums payable by Tenant under the Lease. 

 [SIGNATURES APPEAR ON THE FOLLOWING PAGE] 

 IN WITNESS WHEREOF, the parties have caused their duly authorized representatives to execute this
Second Amendment as of the date first written above. 
  

							
	LANDLORD:
	
	 ARE-EAST RIVER SCIENCE PARK, LLC,

a Delaware limited liability company

		
	By:	 	ALEXANDRIA REAL ESTATE
		 	EQUITIES, L.P., a Delaware limited
		 	partnership,
		 	managing member
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation,
		 		 	general partner
				
		 		 	By:	 	 /s/ Gary Dean

		 		 	Name:	 	Gary Dean
		 		 	Title:	 	Senior Vice President RE
		 		 		 	Legal Affairs

  

			
	TENANT:
	
	 MEIRAGTX, LLC,
 a Delaware
limited liability company

		
	By:	 	 /s/ Rich Giroux

	Name:	 	Rich Giroux
	Title:	 	Chief Operating Officer

 EXHIBIT A 

DESCRIPTION OF OFFICE SPACE 

[See Attached] 

 Exhibit A 

Description of Suite 1060-C PremisesEX-10.6

 Exhibit 10.6 

Dated 
  

MOORFIELDS EYE HOSPITAL NHS FOUNDATION TRUST 

and 
 MEIRAGTX LIMITED

 and 
 KADMON
CORPORATION LLC 
  
  

UNDERLEASE 
 of Pharmacy
Manufacturing Unit 
 34 Nile Street 

London N1 
  

 
 © Bevan Brittan LLP 

Toronto Square | Toronto Street | Leeds LS1 2HL 
 T 0370 194 1000
F 0370 194 1001 
 Fleet Place House 2 Fleet Place Holborn Viaduct London EC4M 7RF 

T 0370 194 1000 F 0370 194 7800 
 Kings Orchard 1 Queen Street
Bristol BS2 0HQ 
 T 0370 194 1000 F 0370 194 1001 

Interchange Place Edmund Street Birmingham B3 2TA 
 T 0370 194
1000 F 0370 194 5001 

 Contents 
  

 

							
	 Item
  
	 	  	  	 Page

 
	 
	 1
	 	INTERPRETATION	  	 	3	 
			
	 2
	 	DEMISE	  	 	11	 
			
	 3
	 	TENANT’S COVENANTS	  	 	11	 
			
	 4
	 	LANDLORD’S COVENANT	  	 	22	 
			
	 5
	 	RIGHTS EXCEPTED AND RESERVED	  	 	22	 
			
	 6
	 	INSURANCE PROVISIONS	  	 	22	 
			
	 7
	 	PROVISOS	  	 	24	 
			
	 8
	 	NEW TENANCY	  	 	25	 
			
	 9
	 	EXCLUSION OF CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999	  	 	26	 
			
	 10
	 	GOVERNING LAW	  	 	26	 
			
	 11
	 	JURISDICTION	  	 	26	 
			
	 12
	 	EXCLUSION OF SECTIONS 24-28 OF THE 1954 ACT	  	 	26	 
			
	 13
	 	GUARANTEE AND INDEMNITY	  	 	26	 
			
	 14
	 	OPTION TO RENEW	  	 	27	 
		
	 SCHEDULE 1 – ENCUMBRANCES
	  			
		
	 SCHEDULE 2 – GUARANTEE AND INDEMNITY
	  			

  
  

  
 1 

 PARTICULARS 

DATE: 
  

			
	 Landlord:
	  	MOORFIELDS EYE HOSPITAL NATIONAL HEALTH SERVICE FOUNDATION TRUST of City Road London EC1V 2PD
		
	Tenant:	  	MEIRAGTX LIMITED incorporated and registered in England and Wales with company number 09501998 whose registered office is c/o Legalinx Limited, 1 Fetter Lane, London EC4A 1BR
		
	Guarantor:	  	KADMON CORPORATION LLC a limited liability company formed under the laws of the State of Delaware, USA whose head office is at 450 East 29th Street, 16th Floor, New York, NY 10016, United States of America and whose address for service in England is The Pharmacy Manufacturing Unit, 34 Nile Street, London N1 (or such other address in England as may be
notified by the Guarantor to the Landlord in writing from time to time)
		
	Premises:	  	The pharmacy manufacturing unit comprising part of the ground floor of Block E, the basement and sub-basement levels, the Fresh Air Inlet, the fire escape forming part of Block B and the Service Tower as shown edged red on Plans
3 to 10 attached to the Superior Lease and as more specifically defined in Clause 1.2 of this Lease
		
	Contractual Term:	  	5 years from and including the Term Commencement Date
		
	Term Commencement Date:	  	the date of this Lease
		
	Rent Commencement Date:	  	the date of this Lease
		
	Rent:	  	two hundred and fifteen thousand six hundred pounds (£215,600) per annum
		
	Permitted Use:	  	as a pharmacy manufacturing unit with ancillary offices, loading and storage space or any other use subject to the Landlord’s and Superior Landlord’s consent
		
	Service Charge:	  	the Service Charge payable by the Landlord pursuant to the Superior Lease

 THIS LEASE is made as a deed on the date and between the parties specified in the Particulars 

 

	1.	INTERPRETATION 

  

	1.1	Particulars 

 In this Lease the words and expressions contained in the Particulars have
the meanings specified in the Particulars but as further defined (if applicable) in Clause 1.2 and elsewhere in this Lease. 
  

	1.2	Definitions 

 In this Lease (unless the context otherwise requires) the following words
and expressions have the following meanings: 
 1954 Act means the Landlord and Tenant Act 1954; 

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

Act of Insolvency means any of the following: 
  

	 	(a)	the taking of any step in connection with any voluntary arrangement or any other compromise or arrangement for the benefit of any creditors of the Tenant or any guarantor; 

 

	 	(b)	the making of an application for an administration order or the making of an administration order in relation to the Tenant or any guarantor; 

 

	 	(c)	the giving of any notice of intention to appoint an administrator, or the filing at court of the prescribed documents in connection with the appointment of an administrator, or the appointment of an administrator, in
any case in relation to the Tenant or any guarantor; 

  

	 	(d)	the appointment of a receiver or manager or an administrative receiver in relation to any property or income of the Tenant or any guarantor; 

 

	 	(e)	the commencement of a voluntary winding-up in respect of the Tenant or any guarantor, except a winding-up for the purpose of amalgamation or reconstruction of a solvent company in respect of which a statutory
declaration of solvency has been filed with the Registrar of Companies; 

  

	 	(f)	the making of a petition for a winding-up order or a winding-up order in respect of the Tenant or any guarantor; 

  

	 	(g)	the striking-off of the Tenant or any guarantor from the Register of Companies or the making of an application for the Tenant or any guarantor to be struck-off; 

 

	 	(h)	the Tenant or any guarantor otherwise ceasing to exist (but excluding where the Tenant or any guarantor dies); or 

  

	 	(i)	the presentation of a petition for a bankruptcy order or the making of a bankruptcy order against the Tenant or any guarantor. 

The paragraphs above shall apply in relation to a partnership or limited partnership (as defined in the Partnership Act 1890 and the Limited
Partnerships Act 1907 respectively) subject to the modifications referred to in the Insolvent Partnerships Order 1994 (SI 1994/2421) (as amended) and a 

 
limited liability partnership (as defined in the Limited Liability Partnerships Act 2000) subject to the modifications referred to in the Limited Liability Partnerships Regulations 2001 (SI
2001/1090) (as amended). 
 Act of Insolvency includes any analogous proceedings or events that may be taken pursuant to the legislation
of another jurisdiction in relation to a tenant or guarantor incorporated or domiciled in such relevant jurisdiction. 
 Authorised
Guarantee Agreement means an authorised guarantee agreement as defined in section 16 of the 1995 Act; 
 Authorised Guarantor
means any person who enters into an Authorised Guarantee Agreement pursuant to this Lease; 
 Block E means the ground to fifth floor
building shown for identification only shaded yellow on Plan 2 attached to the Superior Lease but which for the avoidance of doubt excludes the Service Tower; 

Common Parts means those parts of the Superior Landlord’s Estate which are designated by the Superior Landlord in its reasonable
discretion for use and capable of use by the Tenant in common with the Superior Landlord and all other tenants and occupiers and those authorised by them shown for the purpose of identification only edged green and hatched green on Plan 2 attached
to the Superior Lease (including (without limitation) the Courtyard) and the area of paving beside Block E shown edged and hatched brown on Plan 5 attached to the Superior Lease and the Conduits (other than those Conduits exclusively serving the
Premises); 
 Completion Date means the date determined in accordance with clause 14.10. 

Conduits means sewers drains gutters ducts pipes wires cables watercourses high pressure water mains and other conducting media and
also manholes inspection chambers tanks pumps transformer substations and apparatus used in conjunction with them; 
 Courtyard means
the internal courtyard shown edged green on Plan 2 attached to the Superior Lease; 
 CRC Scheme means the carbon trading scheme
established by the CRC Energy Efficiency Scheme Order 2010, and includes any similar scheme that replaces or supplements it; 
 Estimated
Service Charge as defined in the Superior Lease; 
 Fresh Air Inlet means the fresh air inlet exclusively serving the Premises
shown edged red on Plan 2 attached to the Superior Lease including any part or parts above ground level in the Courtyard. 
 Group
Company means a company that is a member of the same group within the meaning of section 42 of the 1954 Act; 
 Guarantor means a
person who guarantees any or all of the Tenant’s Obligations in this Lease including an Authorised Guarantor and including any personal representative of them; 

 Insurance Rent means the sum payable by the Landlord to the Superior Landlord pursuant to
clause 5 of the Superior Lease. 
 Insured Risks means fire, storm, tempest, lightning, explosion, earthquake, (fire and shock)
aircraft and articles falling from them except in times of war, riot, civil commotion, malicious damage, impact by road vehicles, flood, burst and overflow of water pipes tanks or apparatus and such other risks as the Superior Landlord may insure
against from time to time (subject in each case to such exclusions limitations conditions and excesses as the Superior Landlord from time to time reasonably agrees with the Insurers) but excluding any risk against which the Superior Landlord does
not insure because cover is not ordinarily available in the London insurance market or is only available in that market subject to conditions or at a premium which the Superior Landlord considers unacceptable; 

Insurers means the insurers from time to time of the Premises; 

Interest means interest at the Interest Rate (both before and after judgment) accruing on a daily basis and compounded with quarterly
rests on the Quarter Days; 
 Interest Rate means 3% above the base lending rate from time to time of Lloyds TSB plc or such other
bank (being a member of the Committee of London and Scottish Bankers) as the Landlord may from time to time nominate in writing or (if base lending rates of banks forming such Committee cease to be published or the Committee ceases to exist) such
other comparable rate of interest as the Landlord reasonably specifies; 
 Landlord’s Expenses means solicitors’
counsels’ surveyors’ and other consultants’ and professionals’ fees and costs bailiffs’ fees including all disbursements; 

Landlord’s Financial Year means 1 April in any year to 31 March in the year following or such other period of twelve
months as the Superior Landlord may from time to time decide provided that the last financial year shall determine upon termination of this Lease; 

Landlord’s Conveyancer means Bevan Brittan LLP of Fleet Place House, 2 Fleet Place, Holborn Viaduct, London EC4M 7RF,
(Reference: 63863.154/Ian Caplan) or any other conveyancer whose details may be notified in writing from time to time by the Landlord to the Tenant; 

Landlord’s Representative means the Landlord’s Surveyor or any other appropriately qualified person the Landlord from time to
time appoints to represent it with regard to this Lease; 
 Law means Act of Parliament, statutory instrument, regulation, bye-law,
requirement of a competent authority, statutory body, utility company or authority, common law or regulation, directive or mandatory requirement of the European Union; 

this Lease means this lease as varied from time to time together with any document which is supplemental to or collateral with or
entered into pursuant to it; 

 Liability means all actions proceedings costs claims demands losses expenses and
liabilities; 
 Loading Bay means the loading bay shown hatched orange and shaded green on Plan 5 attached to the Superior Lease;

 New Lease: the lease of the Property (the terms of which are set out in Clause 14.5) to be granted upon the exercise of the
Option; 
 Normal Business Hours means 8.00 am to 7.00 pm Mondays to Fridays and 8.00 am to 1.00 pm on Saturdays (excluding all
public holidays); 
 Option means the option granted by the Landlord to the Tenant by Clause 14; 

Option Notice means written notice exercising the Option in accordance with Clause 14; 

Option Period means the period from and including the date of this lease up to and including the last day of the fourth year of the
Contractual Term; 
 Outgoings means all present and future rates taxes duties charges assessments impositions and outgoings (whether
or not of a capital or nonrecurring nature and including any of a novel nature); 
 Plans means the plans 1 – 10 annexed to the
Superior Lease; 
 Premises means the Premises as defined in the Particulars including: 

 

	 	(a)	the interior fascias of all walls and columns in the lower basement and upper basement and the lower basement floor slab and the upper basement floor/ceiling slab and the ceiling slab forming the roof of the basement
(including the part forming the floor of the Courtyard) and of the room at upper and lower basement levels housing the cavity drainage pump and the waste water sump pump referred to in (i) below and of the fire escape stairwell at upper and
lower a basement level (but not at ground floor level) forming part of Block B (the upper and lower basement being shown edged red on Plans 3 and 4 attached to the Superior Lease); and 

 

	 	(b)	the interior fascias of all walls columns and the floor and ceiling slabs of Block E at ground floor level (the ground floor level being edged red on Plan 5 attached to the Superior Lease); and 

 

	 	(c)	the interior fascias of all walls columns of and the floor and ceiling slabs of the Service Tower; and 

  

	 	(d)	the interior fascia of the roof of the flammable waste store at first floor level of the Service Tower; and 

  

	 	(e)	all fixtures and fittings from time to time; and 

  

	 	(f)	any carpets and blinds provided by the Landlord; and 

  

	 	(g)	all improvements alterations and additions to the Premises and 

	 	(h)	all Conduits which are within or (to the extent within the Landlord’s Estate and which have not been publicly adopted) exclusively serve the Premises; and 

 

	 	(i)	all plant and machinery within or exclusively serving the Premises including without limitation lifts central heating lighting air conditioning fresh air venting systems and the cavity drainage pump under Block B and
the waste water sump pump under Block B and the fire alarm and sprinkler systems; and 

  

	 	(j)	all doors windows glass door and window furniture; and 

  

	 	(k)	raised floors; and 

  

	 	(l)	suspended ceilings their means of attachment and voids above them; and 

  

	 	(m)	the hoist lift shaft from the lower basement to the first floor of the Service Tower and the stairwell from the lower basement level to ground level shown at ground level shaded yellow and purple respectively on Plan 5
attached to the Superior Lease; and 

  

	 	(n)	the Loading Bay and the air space above it from ground to second floor level; and 

  

	 	(o)	all internal non-structural walls and partitioning 

 and any reference to the Premises includes
any part of them (except where the word is used in Clause 3.11 and 3.12) 
 President means the president of the RICS or any person
authorised to act on his behalf; 
 Quarter Days means 25th March, 24th June, 29th September and 25th December in each calendar year and
“Quarter Day” means any one of them; 
 Rents means all sums made payable by Clause 2; 

Review Date means the first day of the term of the New Lease; 

RICS means the Royal Institution of Chartered Surveyors or any institution association or other body of which (by reason of
amalgamation or otherwise and whether or not retaining a separate identity) the RICS may become a constituent part or which may replace it; 

Service Tower means the service tower adjacent to Block E at the ground to fifth floors shown edged red on Plans 5 and 6 attached to
the Superior Lease and shown edged green on Plans 7-10 attached to the Superior Lease; 
 Structure means the structure comprises:

  

	 	(a)	the structural framework structural floors structural walls and external walls of all floor levels and the foundations and roof of Block E including the canopy of the Loading Bay but excluding the Service Tower; and

	 	(b)	the structural framework and structural walls and floor and external cavity wall abutting the stairwell on the southern elevation of the Courtyard and the flank walls comprising a single skin of blockwork and the
cladding of the stairwell walls of the Service Tower including the ventilation louvres and the roof of the flammable waste store at first floor level of the Service Tower; and 

 

	 	(c)	any structural parts of the lower basement and upper basement shown respectively with red edging on Plans 3 and 4 attached to the Superior Lease including the lower basement floor slab, the upper basement floor slab and
roof slab forming the roof of the basement immediately below ground level including internal supporting columns and the block and concrete wall enclosure below ground including for the avoidance of doubt the party wall with the Landlord’s Car
Park; and 

  

	 	(d)	the Conduits, which serve the Premises jointly with other premises; and 

  

	 	(e)	any plant and machinery serving the Premises jointly with other premises; and 

  

	 	(f)	the structural parts of the Fresh Air inlet and including the louvres in the flank wall; 

 but
excluding the Premises; 
 Superior Landlord means the landlord for the time being of the Superior Lease; 

Superior Landlord’s Car Park means the car park at basement level immediately adjacent to the Premises at basement level and the
access ramp; 
 Superior Landlord’s Covenants means the obligations in the Superior Lease to be observed by the Superior
Landlord; 
 Superior Landlord’s Estate means the freehold land at Nile Street Britannia Walk Ebenezer Street and Vestry Street
in the London Borough of Hackney shown edged blue on Plan 1 attached to the Superior Lease and registered at the Land Registry under title number EGL249920; 

Superior Landlord’s Surveyor means any suitably qualified person from time to time appointed by the Landlord to carry out
surveying and/or management functions relating to the Premises; 
 Superior Lease means the lease by virtue of which the Landlord
holds the Property, which is dated 12 October 2001 and made between (1) Islington and Shoreditch Housing Association Limited and (2) Moorfields Eye Hospital NHS Trust and any documents made supplemental to it; 

Superior Rent means the annual rent payable by the Landlord under clause 2.1 of the Superior Lease; 

Tenant’s Default means a breach by the Tenant of covenant warranty or obligation in this Lease; 

Tenant’s Obligation means a covenant or obligation of a tenant; 

 Term means the Contractual Term and any period of continuation holding over or extension
of it; 
 Third Party Rights means all the matters referred to in Schedule 1 of this Lease; 

Utilities means any of foul and surface water drainage air water gas steam electricity communication and other similar services and
supplies; 
 VAT means Value Added Tax or any tax or duty of a similar nature substituted for or in addition to it. 

 

	1.3	Miscellaneous 

 In this Lease: 

 

	 	1.3.1	“Landlord” includes any person from time to time entitled to the immediate reversion to this Lease; 

  

	 	1.3.2	“Tenant” includes the Tenant’s successors in title and assigns and (if an individual) his personal representative; 

 

	 	1.3.3	“Guarantor” includes (if an individual) his personal representative; 

  

	 	1.3.4	a reference to an Act of Parliament includes all derivative instruments orders regulations and other matters and in each case any re-enactment amendment consolidation or modification from time to time of that Act and
any derivative instruments orders regulations or other matters (except in the case of a reference to the Town & Country Planning (Use Classes) Order 1987 and the reference to the Value Added Tax Act 1994 in Clause 3.19.2 which shall be read
as amended as at 1 August 2000); 

  

	 	1.3.5	an obligation owed by more than one person is owed by them jointly and severally; 

  

	 	1.3.6	a reference to the Tenant or a Guarantor includes a reference to each person comprising them; 

  

	 	1.3.7	an obligation by the Tenant or the Landlord not to do something includes an obligation not to permit or allow it to be done; 

  

	 	1.3.8	a reference to an act or omission of the Tenant includes an act or omission of any undertenant and any other person deriving title under the Tenant and includes an act or omission of their respective employees and
visitors and anyone at the Premises with the express or implied authority of any one or more of them; 

  

	 	1.3.9	a reference to a Clause or to a Schedule is a reference to a Clause or Schedule of this Lease and a reference to a paragraph is a reference to a paragraph of the relevant Schedule of this Lease; 

 

	 	1.3.10	any area or thing shown or marked on the Plans shall be shown or marked for the purpose of identification only; 

  

	 	1.3.11	a reference to the end of the Term is to the end of the Term however it determines; 

  

	 	1.3.12	a consent or approval of the Landlord or the Tenant to be valid must be in writing; 

	 	1.3.13	references to any consent or approval required from the Landlord shall be construed as also including a requirement to obtain the consent or approval of the Superior Landlord, where such consent or approval is required
under the terms of the Superior Lease except that nothing in this lease shall be construed as imposing on the Superior Landlord any obligation (or indicating that such an obligation is imposed on the Superior Landlord by the terms of the Superior
Lease) not unreasonably to refuse any such consent; 

  

	 	1.3.14	any notice given to the Landlord to be valid must be in writing and must (unless the Landlord specifies otherwise) be given before the event or action to which it relates; 

 

	 	1.3.15	where the Landlord is not lawfully entitled unreasonably to withhold any licence consent approval or acknowledgement required under the terms of this Lease the Landlord shall not unreasonably withhold or delay the issue
of the same nor proffer the same subject to unreasonable conditions; 

  

	 	1.3.16	a right of the Landlord to have access to or entry upon the Premises extends to any superior landlord and any mortgagee of the Building and to anyone properly authorised by the Landlord or any superior landlord or
mortgagee and includes a right of entry with workmen equipment and materials; 

  

	 	1.3.17	a right of the Tenant to have access or entry upon any part of the Landlord’s Estate extends to any lawful undertenant or occupier of the Premises and to anyone properly authorised by the Tenant or such undertenant
or occupier and includes a right of entry with workmen equipment and materials; 

  

	 	1.3.18	the table of contents and headings to Clauses, paragraphs and Schedules do not affect the construction of this Lease; 

  

	 	1.3.19	a right granted by the Landlord is granted in common with all other persons entitled to it and/or authorised by the Landlord to exercise it; 

 

	 	1.3.20	a right excepted or reserved to the Landlord is also reserved to any other person entitled to it and/or properly authorised by the Landlord; 

 

	 	1.3.21	where the Landlord is entitled to enter the Premises (whether by virtue of a covenant by the Tenant or rights reserved) it shall only do so on reasonable written notice to the Tenant save where access is required
immediately in the event of an emergency in which case the Landlord on giving notice, may break and enter if it reasonably considers it necessary; 

  

	 	1.3.22	nothing entitles the Tenant to enforce any obligation given by anyone to the Landlord; 

  

	 	1.3.23	any works (whether of repair, decoration, alteration or otherwise) that the Landlord or Tenant is permitted or obliged to carry out in accordance with this Lease must be carried out with good quality materials and to a
reasonable standard and in accordance with good modern practice; 

  

	 	1.3.24	a Landlord’s Representative may be an employee of the Landlord or a Group Company of the Landlord; 

  

	 	1.3.25	any payment or other consideration to be provided by one party to the other is exclusive of VAT; 

  

	 	1.3.26	any termination of this Lease is without prejudice to any then accrued claims of any party against any other; 

	 	1.3.27	a provision of this Lease which is void or unenforceable shall be severed from all other provisions of this Lease and the remaining provisions shall continue to have effect; 

 

	 	1.3.28	if a provision of this Lease extends beyond the limitations set by any Law or rule of law but if it were not so extended would remain unaffected by the Law or rule of law, the provision is deemed to be varied so as not
to extend beyond the limitations; 

  

	 	1.3.29	if any matter is referred to arbitration pursuant to this Lease: 

  

	 	(a)	it is to be conducted in accordance with the Arbitration Act 1996; and 

  

	 	(b)	the arbitrator has no power to order a rectification of this Lease or direct that the recoverable costs of the arbitration or any parts of the arbitral proceedings will be limited to a specific amount;

  

	 	1.3.30	if any matter in this Lease is to be determined by an expert or an arbitrator: 

  

	 	(a)	he is to be appointed by agreement between the Landlord and the Tenant or at the request and option of either of them is to be nominated by the President; 

 

	 	(b)	if he dies, delays or declines to act, the President may on the application of either the Landlord or the Tenant discharge him and appoint another to act in his place in the same capacity; and 

 

	 	(c)	if either the Landlord or the Tenant pays his fees and expenses, it may recover the proportion (if any) the other party was obliged to pay from that other party as a debt recoverable on demand; 

 

	 	1.3.31	“assign” includes “transfer”; 

  

	 	1.3.32	“decorate” includes paint paper and otherwise treat as appropriate and applies to all areas usually or previously painted papered or treated and any requirement to paint is a requirement to paint with at least
two coats of good quality paint and “decoration” is interpreted in a similar manner; 

  

	 	1.3.33	any reference to a “fair proportion” is to a fair and reasonable proportion as reasonably and properly determined by the Landlord or a Landlord’s Representative; 

 

	 	1.3.34	“include” “includes” and “Including” are deemed to be followed by the words “without limitation”; 

 

	 	1.3.35	“on demand” means within 5 days of written demand; 

  

	 	1.3.36	general words introduced by “other” do not have a restrictive meaning; 

  

	 	1.3.37	“sign” includes notice, display, flagpole, hoarding, aerial, satellite dish and advertisement (whether illuminated or not). 

 

	 	1.3.38	Notwithstanding anything to the contrary in this Lease the Tenant (so long as it is a Health Service Body) shall not be obliged to pay the Rents or any other payment due under this Lease unless it has received a proper
invoice for the relevant rent or payment at least 30 days beforehand and any such rent or payment shall be deemed not to be due under this Lease until 30 days after receipt by the Tenant of such invoice. 

 

	 	1.3.39	Where a circumstance or condition is stated to be determined by the Landlord or by any other person then the power to determine is to be exercised reasonably and properly unless otherwise stated; 

	2.	DEMISE 

  

	2.1	The Landlord with full title guarantee demises the Premises to the Tenant for the Contractual Term together with (but to the exclusion of all other rights) the rights set out in Schedule 1 of the Superior Lease except
and reserving to the Landlord and the Superior Landlord the rights set out in Schedule 2 of the Superior Lease subject to the Third Party Rights yielding and paying to the Landlord by way of rent: 

 

	 	2.1.1	the Rent by four equal instalments in advance on or before the Quarter Days; 

  

	 	2.1.2	the Insurance Rent payable on demand; 

  

	 	2.1.3	the Service Charge payable at the times and in the manner specified in Clause 3.3; 

  

	 	2.1.4	any VAT payable by the Tenant in accordance with Clause 3.19; 

  

	 	2.1.5	any sums payable in accordance with Clause 3.21 

  

	3.	TENANT’S COVENANTS 

 The Tenant covenants with the Landlord as follows: 

 

	3.1	Rents 

 To pay the Rents in accordance with Clause 2; 

 

	3.2	Outgoings and Utilities 

  

	 	3.2.1	Promptly to pay all Outgoings at any time charged or assessed on or in respect of the Premises and in the absence of any direct assessment to pay to the Landlord on demand a fair proportion of them; 

 

	 	3.2.2	The obligation in Clause 3.2.1 excludes any taxes payable by the Landlord (other than VAT) on receipt of Rents or which arise from a dealing with the Landlord’s interest in the Premises or any other payment which
the Landlord as the person entitled to the reversion on determination of this Lease is bound by law to pay; 

  

	 	3.2.3	If the Landlord or Superior Landlord loses rating relief at any time because it has been allowed to the Tenant or anyone else to make good the loss to the Landlord or the Superior Landlord (as appropriate) on demand;

  

	 	3.2.4	To pay the suppliers for and indemnify the Landlord and the Superior Landlord (as the case may be) against all charges for Utilities supplied to the Premises and to pay all equipment rents for equipment which
exclusively serve the Premises; 

  

	 	3.2.5	To comply with the requirements and regulations of any company or authority supplying Utilities to the Premises; 

  

	 	3.2.6	To pay the whole or (if applicable) a fair proportion of the costs and expenses incurred by the Landlord (or, if relevant, any other person who is registered under the CRC Scheme as being responsible for the Landlord)
in connection with its participation in the CRC Scheme. 

  

	3.3	Service Charge 

  

	 	3.3.1	The Landlord will notify the Tenant before or during any Service Charge Period of the Estimated Service Charge payable by the Tenant during that Service Charge Period. 

	 	3.3.2	The Tenant shall pay on account of the Service Charge for each Landlord’s Financial Year the Estimated Service Charge by four equal quarterly instalments on the Quarter Days PROVIDED that in the event the
Landlord’s Financial Year shall not comprise a full calendar year the Landlord shall make such adjustments to the foregoing arrangements as are reasonably required in order to ensure that the Tenant shall not pay more than the Estimated Service
Charge in respect of the relevant Landlord’s Financial Year. 

  

	 	3.3.3	The Landlord shall on receipt from the Superior Landlord serve on the Tenant a notice containing a summary of the Superior Landlord’s expenses and outgoings and a statement of the amount of the Service Charge for
such year. 

  

	 	3.3.4	An amount equal to the difference between the Service Charge for the relevant Landlord’s Financial Year and all payments made on account of the Service Charge by the Tenant for that year shall be paid by the Tenant
to the Landlord within seven days of the service of the notice referred to in Clause 3.3.3 or allowed by the Landlord to the Tenant against the payment or payments on account of the Service Charge due from the Tenant next following the service of
such notice. 

  

	 	3.3.5	Any omission by the Superior Landlord to include in any summary of the Superior Landlord’s said expenses and outgoings for any Landlord’s Financial Year or in the statement of the amount of the Service Charge
for any such year a sum expended or a liability incurred in that year shall not preclude the Superior Landlord from including such sums or the amount of such liability in any subsequent Landlord’s Financial Year. 

 

	 	3.3.6	If at any time during the Landlord’s Financial Year the Superior Landlord shall reasonably consider it necessary to incur any expenses in complying with the obligations of the Landlord contained in Clause 4 of the
Superior Lease or in respect of the other matters mentioned in Schedule 2 of the Superior Lease for which no adequate provision shall have been made in calculating the payments on account of the Service Charge the Landlord may require the Tenant at
any time to pay to the Landlord within fourteen days the Service Charge Contribution of the amount of the deficit. 

  

	3.4	Repair 

  

	 	3.4.1	To keep such part or parts of the Premises in good and substantial repair and condition as are not the Superior Landlord’s obligation to repair and maintain pursuant to Clause 4 of the Superior Lease including
for the avoidance of doubt the cavity drainage pump and the waste water sump pump under Block B; 

  

	 	3.4.2	The obligation in Clause 3.4.1 includes an obligation to renew and rebuild when necessary; 

  

	 	3.4.3	Subject to Clause 3.8.11 to replace and renew any Landlord’s fixtures and fittings (including carpets and other floor-coverings) and/or Superior Landlord’s fixtures and fittings in or forming part of the
Premises which are or become missing broken damaged stained or destroyed and which are not the Superior Landlord’s obligation to repair and maintain pursuant to Clause 4 of the Superior Lease with new ones of equivalent quality to the
reasonable satisfaction of the Landlord and/or the Superior Landlord; 

  

	 	3.4.4	Damage by Insured Risks is excepted from the obligations in this Clause 3.4 save to the extent that any insurance money is irrecoverable by reason of a Tenant’s Default and the Tenant has not paid such
unrecoverable monies to the Landlord; 

	3.5	Decoration and Upkeep 

  

	 	3.5.1	In the last six months before the end of the Term to decorate the exterior of those parts of the Premises which are above ground and which are normally decorated; and which are not the Superior Landlord’s
obligation to repair and maintain pursuant to Clause 4 of the Superior Lease; 

  

	 	3.5.2	All decoration must be in such colours and with such materials as the Landlord and/or Superior Landlord may reasonably require; 

  

	 	3.5.3	To keep the Premises clean and tidy; 

  

	 	3.5.4	To clean the inside and outside of the windows of the Premises when required; 

  

	 	3.5.5	To replace immediately all broken or damaged glass in or forming part of the Premises with glass of similar tint and specification; 

  

	 	3.5.6	To cause all gas electric hydraulic and other mechanical installations and equipment forming part of the Premises to be used and maintained in a reasonable manner; 

 

	 	3.5.7	To carry out all works of repair and cleaning of the Premises in a reasonable manner; 

  

	3.6	Yield Up 

  

	 	3.6.1	By the end of the Term (and subject to Clause 3.8.11): 

  

	 	(a)	to remove from the Premises all signs (other than those installed by or on behalf of the Landlord and/or the Superior Landlord) and all tenant’s fixtures and fittings furniture and effects and to make good to the
reasonable satisfaction of the Landlord and the Superior Landlord all damage caused by the removal; 

  

	 	(b)	unless otherwise required by the Landlord and/or Superior Landlord in writing, to re-instate and restore the Premises to their state and condition prior to the carrying out of any works or alterations to the Premises
during the Term; 

  

	 	(c)	to hand over to the Landlord any health and safety files and maintenance records relating to the Premises; 

  

	 	3.6.2	At the end of the Term to yield up the Premises to the Landlord with vacant possession and in compliance with all the Tenant’s Obligations in this Lease; 

 

	3.7	Rights of Entry and to Ensure Repair 

  

	 	3.7.1	To permit the Landlord and/or Superior Landlord to enter the Premises to carry out its obligations under this Lease and to exercise any rights excepted and reserved in this Lease and/or the Superior Lease;

  

	 	3.7.2	To commence all works which are a Tenant’s Obligation in this Lease within one month (or sooner if necessary) after service of notice by the Landlord and/or Superior Landlord requiring them to be carried out and to
complete the works and to remedy any Tenant’s Default specified in a notice given by the Landlord and/or Superior Landlord as quickly as reasonably practicable; 

 

	 	3.7.3	If the Tenant does not complete such works and remedy any specified Tenants Default within a reasonable period after service of such notice to permit the Landlord (without prejudice to its rights of re-entry contained
in this Lease) and/or Superior Landlord to enter the Premises to carry out any uncompleted works and to do anything to remedy 

	 	 	the Tenant’s Default and the Tenant will reimburse the Landlord or Superior Landlord (as the case may be) on demand the cost of doing so (including all Landlord’s Expenses); 

 

	 	3.7.4	To give immediate written notice to the Landlord on becoming aware of any defects in the Premises which may give rise to a liability or duty on the Landlord and/or Superior Landlord under any Law and to allow the
Landlord and/or Superior Landlord to display any notice on the Premises it may require in relation to those defects; 

  

	3.8	Alterations 

  

	 	3.8.1	Not to make any alterations or additions to the Premises unless allowed by the following parts of this Clause 3.8; 

  

	 	3.8.2	The Tenant may install and remove non-structural, demountable partitioning without the consent of the Landlord provided that the Tenant makes good any damage caused to the Premises by such installation and removal;

  

	 	3.8.3	Not to make any structural alterations or additions to the Premises or to make any changes to the external appearance of the Premises without the Landlord’s prior written consent (which shall not be unreasonably
withheld or delayed) and the Superior Landlord’s consent in accordance with the terms of the Superior Lease. 

  

	 	3.8.4	Not to make any internal non-structural alteration to the Premises without the Landlord’s prior written consent (which shall not be unreasonably withheld or delayed); 

 

	 	3.8.5	Not to carry out any alteration or addition which hinders reasonable access to a Conduit or a fire exit PROVIDED that where reasonable to do so the Tenant may reroute any Conduit provided that reasonable access to such
Conduit and fire exit is maintained; 

  

	 	3.8.6	To supply to the Landlord and the Superior Landlord all plans and specifications the Landlord and/or the Superior Landlord may reasonably require to identify any proposed works and to carry out all works only in
accordance with such approved plans and specifications and to the reasonable satisfaction of the Landlord and the Superior Landlord; 

  

	 	3.8.7	After commencing any permitted works of alteration to complete them by the earliest of: 

  

	 	(a)	a date which is a reasonable period after they have been commenced; 

  

	 	(b)	the end of the Term; 

  

	 	3.8.8	Any consent for alterations may be on such conditions and on such terms as the Landlord and/or the Superior Landlord may reasonably require; 

 

	 	3.8.9	Not to carry out any alteration except by a reputable contractor; 

  

	 	3.8.10	Not to alter any electrical wiring in the Premises except in accordance with the recommendations of the Institute of Electrical Engineers or any other appropriate body reasonably specified by the Landlord and/or the
Superior Landlord; 

  

	 	3.8.11	The Tenant shall remove any alterations or additions or works to the Premises carried out during the Term or prior to commencement of the Term by or on behalf of the Tenant (including for the avoidance of doubt such
works or parts as may have become part of the Premises or the Landlord’s fixtures and fittings or the Superior Landlord’s 

	 	fixtures and fittings) and shall make good to the reasonable satisfaction of the Landlord and the Superior Landlord all damage caused by their removal; 

	 	3.8.12	Not to affix any additions fixtures or fittings or plant or machinery to or make any alterations to or which might adversely affect the Structure without first obtaining the Landlord’s prior written consent (such
consent not to be unreasonably withheld or delayed) and the consent of the Superior Landlord. 

  

	3.9	Signs 

  

	 	3.9.1	Not to exhibit or erect any sign which is visible from outside the Premises; 

  

	 	3.9.2	To permit the Landlord and/or the Superior Landlord to fix and retain upon any part of the outside of the Premises (but so as not to obscure the windows thereof or interfere with the Tenant’s use thereof) a sign
(during the last six months of the Term) for the reletting of the Premises and (at any time) for the sale of the Premises and to permit the Landlord and/or the Superior Landlord to show the Premises to prospective tenants, mortgagees and purchasers
or their agents at reasonable times by prior appointment; 

  

	 	3.9.3	Not to erect a sign identifying the name of the building forming Block E of which the Premises forms part other than with a name selected and designated by the Landlord and the Superior Landlord. 

 

	3.10	Use 

  

	 	3.10.1	Not to use the Premises other than for the Permitted Use; 

  

	 	3.10.2	To ensure at all times the safe handling and storage of chemicals radioactive and other like materials 

  

	 	3.10.3	Not to do anything which causes a nuisance annoyance disturbance or inconvenience loss or damage to the Landlord and/or the Superior Landlord or any other person PROVIDED that the use of the Premises for the Permitted
Use in a reasonable manner so as not to cause an unlawful nuisance to the Landlord and/or the Superior Landlord or other tenants and occupiers of the Superior Landlord’s Estate shall not be a breach of this covenant PROVIDED FURTHER that if any
complaint is made by the Landlord and/or the Superior Landlord or any other tenant of the Superior Landlord’s Estate the Tenant will investigate such complaint and if substantiated and it is reasonable to do so will diligently and expeditiously
take all reasonable steps to rectify, mitigate and resolve the source of the complaint 

  

	 	3.10.4	Not to leave the Premises unoccupied for more than one month without first giving notice to the Landlord and the Superior Landlord; 

  

	 	3.10.5	Not knowingly to allow any encroachment or new easement to be made on or against the Premises; 

  

	 	3.10.6	Not to give any acknowledgement that an easement or right benefiting the Premises is enjoyed by consent or otherwise; 

  

	 	3.10.7	Not to stop-up darken or obstruct any window light or way belonging to the Premises; 

  

	 	3.10.8	To give immediate notice to the Landlord and the Superior Landlord on becoming aware of: 

  

	 	(a)	an encroachment on or circumstance which might result in the acquisition of an easement or other right over the Premises; or 

	 	(b)	the obstruction of a right of which the Premises has the benefit; and to take or join in such proceedings or take such other steps as the Landlord may reasonably require in connection with the same at the cost of the
Landlord; 

  

	 	3.10.9	To observe and perform the regulations set out in Clause 3.22. 

  

	3.11	Underletting 

  

	 	3.11.1	In this Clause 3.11 the following words and expressions have the following meanings: 

  

	 	(a)	“Permitted Underlease”: an underlease of the whole of the Premises which fulfils all of the following criteria: 

  

	 	(i)	its yearly rent is not less than the open market rental value (without taking a fine or premium or other valuable consideration) reasonably obtainable for the premises underlet at the time of the grant and subject to
rent review to the open market rental value at intervals of not more than five years; 

  

	 	(ii)	its rent is not commuted or payable for more than one quarter in advance; 

  

	 	(iii)	no fine or premium is reserved or taken; 

  

	 	(iv)	it contains covenants by the undertenant: 

  

	 	(a)	not to assign or charge any part of the premises underlet as distinct from the whole; 

  

	 	(b)	not to sub-underlet any part of the premises underlet nor part with or share the occupation of the whole or any part of the premises underlet except by way of an assignment or charge of the whole; 

 

	 	(c)	not to assign or charge the whole of the premises underlet without first obtaining the Landlord’s consent (which is not to be unreasonably withheld) and the Superior Landlord’s consent; and 

 

	 	(d)	otherwise consistent with the Tenant’s Obligations in this Lease; 

  

	 	(v)	its form is approved by the Landlord and the Superior Landlord prior to its grant (but the approval will not be unreasonably withheld); 

 

	 	3.11.2	The Tenant will not part with or share possession or occupation of the whole or any part or parts of the Premises unless allowed by this Clause 3.11; 

 

	 	3.11.3	The Tenant will not hold the whole or any part of the Premises on trust for another; 

  

	 	3.11.4	The Tenant may underlet the whole of the Premises only: 

  

	 	(a)	by a Permitted Underlease; and 

  

	 	(b)	with the Landlord’s consent (which will not be unreasonably withheld or delayed); and, of the Superior Landlord in accordance with the terms of the Superior Lease and 

	 	(c)	provided that if the Landlord so requires the undertenant first executes a deed (in such form as the Landlord and/or the Superior Landlord may reasonably require) containing a direct covenant with the Landlord and the
Superior Landlord to perform and observe the obligations on the part of the tenant in the Underlease and any document that is supplemental or collateral to it and the tenant covenants in this Lease, except the covenants to pay the rents reserved by
this Lease; 

  

	 	3.11.5	For the purposes of the Landlord’s consent in Clause 3.11.4(b), it is reasonable (but not by way of limitation) for the Landlord to stipulate as a condition of giving that consent that it may be revoked if:

  

	 	(a)	after the consent but before the grant of the underlease a material to the Tenant which would enable the Landlord to withhold its consent if a fresh application were then made; or 

 

	 	(b)	the underlease is not completed and a certified copy of it given to the Landlord within 2 months of the consent; 

  

	 	3.11.6	Once an underlease is granted the Tenant will: 

  

	 	(a)	not without the prior consent of the Landlord and the Superior Landlord vary or waive the terms of or accept any surrender of the Underlease (except for a surrender of the whole with the Landlord’s consent which
will not be unreasonably withheld or delayed and the Superior Landlord’s consent in accordance with the terms of the Superior Lease); 

  

	 	(b)	take all reasonable steps to enforce the obligations of the parties to the underlease including (if the Landlord requires) exercising any right of re-entry; 

 

	 	(c)	not knowingly permit any breach of any Tenant’s Obligation in the underlease; 

  

	 	3.11.7	The Tenant will on written request at any time by the Landlord give to the Landlord in writing the full names and addresses of everyone in occupation of the Premises together with the area occupied and a certified copy
of all documents permitting the occupation or (if none) a written memorandum of any relevant agreement; 

  

	 	3.11.8	The Tenant will reply to any notice served under section 40 of the 1954 Act by or on behalf of the Landlord within the time prescribed by the 1954 Act; 

 

	 	3.11.9	The Tenant will not unreasonably withhold its consent to any request by the Landlord or any predecessor to be released from its obligations in this Lease after it has transferred its interest in the Premises.

  

	3.12	Assignment 

  

	 	3.12.1	Assignment 

  

	 	(a)	The Tenant shall not assign the whole of this Lease without the consent of the Landlord, such consent not to be unreasonably withheld. 

 

	 	(b)	The Tenant shall not assign part only of this Lease. 

  

	 	(c)	 The Landlord and the Tenant agree that for the purposes of section 19(1A) of the Landlord and Tenant Act 1927 the
Landlord may give its consent to an assignment subject to a condition that the assignor (and any former tenant who because of section 11 of the Landlord and Tenant (Covenants) Act 1995 has

	 	
not been released from the tenant covenants of this Lease) enters into an authorised guarantee agreement which: 

 

	 	(i)	is in respect of all the tenant covenants of this Lease; 

  

	 	(ii)	is in respect of the period beginning with the date the assignee becomes bound by those covenants and ending on the date when the assignee is released from those covenants by virtue of section 5 of the Landlord and
Tenant (Covenants) Act 1995; 

  

	 	(iii)	imposes principal debtor liability on the assignor (and any former tenant); 

  

	 	(iv)	requires (in the event of a disclaimer of liability under this Lease) the assignor (or former tenant as the case may be) to enter into a new tenancy for a term equal to the unexpired residue of the Contractual Term; and

  

	 	(v)	is otherwise in a form reasonably required by the Landlord. 

  

	 	(d)	The Landlord and the Tenant agree that for the purposes of section 19(1A) of the Landlord and Tenant Act 1927 the Landlord may refuse its consent to an assignment if any Rent or other money due under this Lease is
outstanding. 

  

	 	(e)	Nothing in this clause 3.12.1 shall prevent the Landlord from giving consent subject to any other reasonable condition, nor from refusing consent to an assignment in any other circumstance where it is reasonable to do
so. 

  

	3.13	Charging 

  

	 	3.13.1	The Tenant shall not charge the whole of this Lease without the consent of the Landlord, such consent not to be unreasonably withheld. 

 

	 	3.13.2	The Tenant shall not charge part only of this Lease. 

  

	3.14	Registration 

 Within one month after any disposition affecting the Premises to send to
the Landlord’s solicitors a certified copy of the document evidencing it and to pay such registration fee as the Landlord may reasonably require (being not less than £50 plus VAT) in respect of each such document; 

 

	3.15	Notices 

 Within 7 days (or sooner if necessary) of receipt to produce to the Landlord
and the Superior Landlord a certified copy of any notice order permission or proposal given issued or made to or on the Tenant in respect of the Premises by any competent authority pursuant to an Act of Parliament affecting the Premises or their use
and at the request of the Landlord and/or the Superior Landlord to make or join with the Landlord and/or the Superior Landlord in making such objections or representations in respect of it as the Landlord and/or the Superior Landlord may reasonably
require; 
  

	3.16	Laws 

  

	 	3.16.1	Not to breach any Law that applies to the Premises; 

	 	3.16.2	To comply with all Laws which at any time affect the Premises anti/or their use and/or the employment of people in them; 

  

	 	3.16.3	To supply to the Landlord and the Superior Landlord on reasonable request from time to time a copy of the current fire certificate for the Premises and thereafter any amendments or endorsements thereto.

  

	3.17	Planning and Environmental 

  

	 	3.17.1	In this Clause 3.17 “Planning Acts” means the Acts of Parliament defined as the “consolidating Acts” in section 1(1) of the Planning (Consequential Provisions) Act 1990 and the Planning and
Compensation Act 1991 and any other Laws from time to time in force relating to town and country planning; 

  

	 	3.17.2	To comply with the Planning Acts; 

  

	 	3.17.3	Not to make any application under the Planning Acts without the Landlord’s consent which shall not be unreasonably withheld or delayed and the consent of the Superior Landlord; 

 

	 	3.17.4	To supply the Landlord and the Superior Landlord with a copy of any application made or permission granted under the Planning Acts as soon as it is made with copies of any plans or drawings relating to it and to keep
the Landlord and the Superior Landlord informed of the progress of the application and its result; 

  

	 	3.17.5	Not to commence any development permitted under the Planning Acts without the Landlord’s consent which shall not be unreasonably withheld or delayed and the consent of the Superior Landlord; 

 

	 	3.17.6	Not to enter into any agreement or obligation or serve any purchase notice under the Planning Acts without the Landlord’s consent which shall not be unreasonably withheld or delayed and the consent of the Superior
Landlord; 

  

	 	3.17.7	If the Landlord and/or the Superior Landlord reasonably so requires, before the end of the Term to complete any works authorised under the Planning Acts which were commenced but not finished by the Tenant or any
undertenant or anyone on their behalf; 

  

	 	3.17.8	Not to permit any substance which causes or might cause harm to human health or the environment or which affects the Superior Landlord’s Estate or neighbouring property to be brought onto the Premises or to pass
through any Conduits in or serving the Premises provided that the use of the Premises for the Permitted Use in a reasonable manner and in accordance with the covenants on the part of the Tenant contained in Clause 3.10.2 and Clause 3.22 shall not be
a breach of this covenant. 

  

	3.18	Landlord’s Expenses 

  

	 	3.18.1	To pay to the Landlord on demand all reasonable Landlord’s Expenses reasonably and properly incurred charged or payable by the Landlord and/or the Superior Landlord in connection with the following:

  

	 	(a)	an application for consent or approval under this Lease unless such consent licence or approval is unreasonably withheld or is proffered subject to unreasonable conditions; 

 

	 	(b)	obtaining any necessary superior landlord’s and/or mortgagee’s consent arising from an application by the Tenant; 

  

	 	(c)	supervising any works carried out by or on behalf of the Tenant; 

	 	3.18.2	To pay to the Landlord on demand on an indemnity basis all Landlord’s Expenses properly incurred charged or payable by the Landlord in connection with or in contemplation of any of the following: 

 

	 	(a)	a notice under sections 146 or 147 of the Law of Property Act 1925 and/or the Leasehold Property (Repairs) Act 1938 and/or any proceedings pursuant to such notice (whether or not forfeiture is avoided otherwise than by
relief granted by a competent court); 

  

	 	(b)	a Tenant’s Default; 

  

	 	(c)	a schedule of dilapidations whenever it is served which relates to failure to repair, decorate, carry out works and/or remove works during or at the end of the Term (provided that no such Schedule shall be prepared more
than 6 months after the end of the Term); 

  

	 	(d)	supervising any works to remedy a Tenant’s Default; 

  

	3.19	VAT 

  

	 	3.19.1	To pay any VAT chargeable on any payment or other consideration due under or in connection with this Lease on the later of the date that the payment or other consideration is due and delivery of a valid VAT invoice to
the payer; 

  

	 	3.19.2	In every case where the Tenant has agreed to pay or indemnify the Landlord against any payment made by the Landlord under the terms of or in connection with this Lease the Tenant will also reimburse any VAT paid by the
Landlord on that payment insofar as the same is not recoverable by the Landlord as input tax; 

  

	 	3.19.3	In the event that the identity of the Tenant or its use of the Premises shall cause any Landlord’s election to waive exemption from VAT in respect of the Premises to be disapplied under paragraph 2 (2) and 2
(3AA) of Schedule 10 of the Value Added Act 1994 to pay to the Landlord on demand any repayment of VAT due and paid to Customs & Excise and any irrecoverable input VAT incurred by the Landlord in respect of the Premises as a
result of such disapplication 

  

	3.20	Indemnity 

 To indemnify the Landlord against Liability arising directly or indirectly
from a Tenant’s Default; 
  

	3.21	Interest 

 If any Rents or other sums due under this Lease are unpaid for a period of
more than 14 days to pay to the Landlord on demand Interest on them from and including the due date until payment; 
  

	3.22	Regulations 

  

	 	3.22.1	Not to deposit any rubbish in the Premises other than in proper receptacles and to ensure that they are regularly emptied; 

  

	 	3.22.2	Not to overload the Premises or damage overload or obstruct any Conduits plant machinery or equipment in or serving them; 

	 	3.22.3	Not to use the Premises for any illegal purpose nor allow anyone to reside or sleep at the Premises or to gamble or bet in them; 

  

	 	3.22.4	Not to use the Premises for any noisy offensive or dangerous purpose provided that the use of the Premises for the Permitted Use in a reasonable manner and in accordance with Clause 3.10.2 shall not be a breach of this
Clause 3.22.4; 

  

	 	3.22.5	Not to hold on the Premises a political meeting public show spectacle or sale by auction; 

  

	 	3.22.6	To exercise the rights in Schedule 1 of the Superior Lease strictly in accordance with the provisions of that Schedule; 

  

	 	3.22.7	To ensure that the Landlord and the Superior Landlord and the local police have written notice of the name address and home telephone number of at least two keyholders of the Premises; 

 

	 	3.22.8	Not to allow in the Premises any machinery or equipment which is not appropriate for the Permitted Use or which causes noise or vibration provided that the use of the Premises for the Permitted Use in a reasonable
manner and in accordance with Clause 3.10.2 shall not be a breach of this Clause 3.22.8; 

  

	 	3.22.9	Not to play any music in the Premises which can be heard outside them; 

  

	 	3.22.10	Not to allow any animals to be in the Premises; 

  

	 	3.22.11	To use all lifts in the Premises in accordance with their design capacities and operators’ instructions; 

  

	 	3.22.12	Without avoidable delay to give notice to the Landlord and the Superior Landlord of any right to be granted by or to the Tenant pursuant to the Telecommunications Act 1984 with full details of any works to be carried
out as a result of the grant of that right and (unless approved by the Landlord and the Superior Landlord under any other provision of this Lease) at the cost of the Superior Landlord to withhold any agreement to the right or works for so long as
the Tenant is reasonably able to do so or until the Landlord and/or the Superior Landlord otherwise reasonably stipulates; 

  

	 	3.22.13	To comply with such reasonable regulations as the Landlord or the Superior Landlord may from time to time prescribe for the conduct and/or management of the Common Parts; 

 

	 	3.22.14	Not to park load or unload vehicles except in the Loading Bay and not to load or unload any vehicles other than during Normal Business Hours PROVIDED THAT the Tenant will use all reasonable endeavours to ensure that
loading unloading and deliveries take place before 6.00 pm on Mondays to Fridays and not all at the weekends except between the hours of 8.00am - 1.00pm on Saturdays 

 

	3.23	Encumbrances 

 To comply with all covenants and other matters affecting the Premises set
out in the documents (if any) in Schedule 1. 
  

	3.24	Clinical and other Waste 

 To store remove and procure the disposal of all clinical
commercial and other waste safely and in accordance with Law; 

	3.25	Covenant to comply with covenants in the Superior Lease 

 The Tenant shall observe and
perform the tenant covenants in the Superior Lease except the covenants to pay the rents reserved by the Superior Lease but in the event of any conflict between the covenants by the Tenant in this Lease and the tenant covenants by the tenant
covenants in the superior Lease then the covenants by the tenant in this lease shall prevail. 
  

	4.	LANDLORD’S COVENANT 

 The Landlord covenants with the Tenant: 

 

	4.1	Quiet Enjoyment 

 That, so long as the Tenant pays the rents reserved by and complies
with its obligations in this Lease, the Landlord will allow the Tenant peaceably and quietly to use and enjoy the Premises without lawful interference by the Landlord or anyone who derives title from the Landlord or any person lawfully claiming
through under or in trust for the Landlord or by title paramount. 
  

	4.2	Superior Lease Rents 

 The Landlord shall pay the rents reserved by the Superior Lease.

  

	4.3	Superior Lease 

 At the request and cost of the Tenant, on a full indemnity basis the
Landlord shall use all reasonable endeavours to procure that the Superior Landlord complies with the Superior Landlord’s covenants during such period as the Superior Lease subsists and, if reasonable, the Landlord may require that the Tenant
pay it reasonable security in advance in respect of anticipated costs for enforcing such compliance. 
  

	5.	RIGHTS EXCEPTED AND RESERVED 

 The following rights are excepted and reserved from this
Lease to the Landlord for the benefit of the Landlord: 
  

	5.1	Car Parking Space 

 The right at all times to park a motor vehicle in one of the car
parking spaces at the Property. 
  

	6.	INSURANCE PROVISIONS 

  

	6.1	The Landlord shall use its reasonable endeavours to procure that the Superior Landlord complies with the covenants imposed on it regarding insurance contained in the Superior Lease save to the extent that the policy of
insurance has been vitiated or any insurance proceeds withheld in consequence of any act or omission of the Tenant or its workers, contractors or agents or any person on the Premises with the actual or implied authority of any of them. Neither the
Superior Landlord nor the Landlord shall be obliged to insure any part of the Premises installed by the Tenant. 

  

	6.2	The Tenant covenants with the Landlord: 

  

	 	6.2.1	to pay to the Landlord on demand after receipt of adequate details of the insurance for the Premises, the Insurance Rent; 

  

	 	6.2.2	to pay to the Landlord on demand any amount that is deducted or disallowed by the Superior Landlord’s insurers pursuant to any excess provision in the insurance policy; 

	 	6.2.3	if the payment of any insurance monies is refused due to a Tenant’s Default to pay on demand to the Landlord or the Superior Landlord the amount refused; 

 

	 	6.2.4	not to effect insurance of the Premises against any Insured Risk save to the extent that the Landlord and/or the Superior Landlord shall not have insured the Premises or any part thereof; 

 

	 	6.2.5	to apply all monies it receives from any insurance policy for the Premises or items in or attached to the Premises in making good the relevant loss or damage PROVIDED THAT the Tenant shall not be obliged to reinstate
any alterations or additions carried out by or on behalf of the Tenant or any person deriving title under it (including for the avoidance of doubt such works or part as may have become part of the Premises); 

 

	 	6.2.6	not to cause any policy of insurance relating to the Premises to become void or voidable PROVIDED THAT: 

  

	 	(a)	the Landlord shall request from the Superior Landlord copies or sufficient extracts of the policies of insurance on request by the Tenant and supply to the Tenant copies on receipt from the Superior Landlord; and

  

	 	(b)	the Tenant shall supply a copy of its public liability insurance cover in such amount as the Landlord and/or the Superior Landlord shall reasonably require (subject to such insurance being available on reasonable terms
in the London insurance market at a reasonable premium and subject to such excesses exclusions and conditions as are required by the insurers) and in the event of any breach of this covenant by the Tenant the same shall be deemed a Tenant’s
Default; 

  

	 	6.2.7	to pay any increased premium for any policy of insurance relating to the Premises arising solely from the Tenant’s use of the Premises in accordance with the Permitted Use; 

 

	 	6.2.8	to comply with the Insurers’ requirements notified to the Tenant and those of any competent authority notified to the Tenant regarding the Premises or use of them; 

 

	 	6.2.9	not to allow any dangerous or inflammable materials to be at the Premises provided that the use of the Premises for the Permitted Use in a reasonable manner and in accordance with the covenants on the part of the Tenant
contained in Clause 3.10.2 and Clause 3.22 shall not be a breach of this covenant; 

  

	 	6.2.10	once it becomes aware to give immediate notice to the Landlord and the Superior Landlord of any event or circumstance which may lead to or affect an insurance claim. 

 

	6.3	If the Premises are destroyed or so substantially damaged that the Landlord receives notice from the Superior Landlord that it will not be able to substantially rebuild or reinstate for any reason: 

 

	 	6.3.1	the Landlord shall forthwith serve notice on the Tenant; and 

  

	 	6.3.2	either party may subsequently determine this Lease by not less than one month’s written notice to the other such notice to be served within 12 months of the date of damage or destruction. 

 

	6.4	If the Premises are destroyed or substantially damaged and shall not have been substantially rebuilt or reinstated by a date three years after the date of damage or destruction either party may within one month after
such date serve on the other written notice of determination of this Lease and the Lease shall be determined with immediate effect 

	6.5	Determination of the Lease pursuant to Clause 6.3 or 6.2 shall be without prejudice to the antecedent rights either party may have against the other. 

 

	6.6	This Lease shall terminate immediately prior to termination of the Superior Lease if: 

  

	 	6.6.1	the Superior Landlord serves notice on the Landlord pursuant to clause 5.7 or 5.8 of the Superior Lease; or 

  

	 	6.6.2	the Landlord serves notice on the Superior Landlord pursuant to clause 5.8 of the Superior Lease. 

  

	6.7	If the Premises or any part shall be destroyed or damaged by any of the Insured Risks so as to be unfit for occupation or use then save to the extent that the insurance of the Premises shall have been vitiated by any
act neglect default or omission of the Tenant or any sub-tenant or their respective servants agents licensees or invitees the rents reserved or a fair and just proportion according to the nature and extent of the damage sustained (the amount of such
proportion if it cannot be agreed to be determined by a single arbitrator to be appointed on the application of either party by the President for the time being (or other next senior officer available) of the Royal Institution of Chartered Surveyors
whose decision shall be final and binding) shall be suspended until the Premises or the damaged portion shall have been reinstated or made fit for occupation and use. 

 

	7.	PROVISOS 

  

	7.1	Agreement and Declaration 

 PROVIDED THAT AND IT IS AGREED AND DECLARED as set out
in this Clause 7; 
  

	7.2	Re-Entry 

  

	 	7.2.1	If: 

  

	 	(a)	the Rents (other than the Rent) or any other sums payable under this Lease are not paid within 21 days after they become due ; or 

  

	 	(b)	a Tenant’s Default occurs; 

 then the Landlord may re-enter the Premises and the Term will
then end but without prejudice to any accrued claim of either party against the other; 
  

	7.3	Warranty concerning Use 

 The Landlord does not warrant that the Premises may be used for
the Permitted Use without breaching any Law. 
  

	7.4	Superior Landlord’s Estate 

  

	 	7.4.1	In this Clause 7.4 “Permitted Person” means the Superior Landlord, any Group Company of the Landlord and anyone authorised by either of them. 

 

	 	7.4.2	A Permitted Person may at any time carry out any works to the Superior Landlord’s Estate (excluding the Premises) and/or may use the Superior Landlord’s Estate as the Superior Landlord thinks fit in its
reasonable discretion and the Permitted Person shall not be liable to the Tenant nor shall the Tenant object or make a claim for disturbance 

	 	 	and inconvenience which results from the carrying out of those works in a reasonable manner or that use so long as any works are completed as soon as reasonably practicable PROVIDED THAT none of the developments
alterations and/or rebuilding permitted by this Clause shall adversely affect the Permitted Use of the Premises. 

  

	 	7.4.3	The rights granted in Schedule 1 of the Superior Lease a Permitted Person may develop alter or re-build any part of the Superior Landlord’s Estate whether or not this obstructs or interferes with light or air to
the Premises PROVIDED THAT no machinery producing noise or vibration shall be placed by the Landlord on the roof of the Premises AND PROVIDED FURTHER THAT none of the developments alterations and/or rebuilding permitted by this Clause shall
adversely affect the Permitted Use of the Premises. 

  

	 	7.4.4	The Tenant does not have and shall not acquire any easement right or privilege over the Superior Landlord’s Estate except for those (if any) granted in Schedule 1 of the Superior Lease and section 62 of the Law of
Property Act 1925 does not apply to this Lease. 

  

	7.5	Notices 

 The rules about serving notices in section 196 of the Law of Property Act 1925
(as amended by the Recorded Delivery Service Act 1962) apply to any notice given under this Lease (unless otherwise provided by statute) PROVIDED THAT so long as Moorfields Eye Hospital National Health Service Trust is the Landlord any notice shall
be served on it at its address contained in this Lease and marked for the attention of the Chief Executive or at such other address or to such other officer as is notified in writing by the Landlord to the Tenant from time to time. 

 

	7.6	Understanding and Representations 

  

	 	7.6.1	This Lease embodies the entire understanding of the parties. 

  

	 	7.6.2	The Tenant acknowledges that it has not entered into this Lease relying wholly or partly on any statement or representation made by or on behalf of the Landlord unless the statement: 

 

	 	7.6.3	was not capable of verification by search or enquiry of any statutory body; and 

  

	 	7.6.4	it was made in this Lease or in writing by the Landlord’s solicitors to the Tenant’s solicitors before its grant. 

  

	7.7	Suspension of Services 

 The Landlord and/or the Superior Landlord is entitled to suspend
any services or Utilities to the Premises or to stop or divert any Conduits while it carries out inspections or repairs provided that reasonable prior written notice is given to the Tenant and provided further that no such suspension diversion or
stopping up which has any material adverse effect on the Premises or any part thereof or on the use or enjoyment of or access to the same shall be effected unless it is unavoidable or avoidable only at a cost which the Landlord and/or the Superior
Landlord reasonably considers to be disproportionate and in any event the Landlord and/or the Superior Landlord shall use all reasonable endeavours to minimise such material adverse effect and the Landlord or the Superior Landlord (as the case may
be) shall ensure at all times that the Tenant has reasonable access and supply of services to and use of the Premises and that the Tenant’s enjoyment of the Premises is not unreasonably adversely affected. 

	7.8	Exclusion of liability 

 So far as allowed by Law, the Landlord is not responsible to the
Tenant for damage to the Premises or persons or property due to any neglect or default of any occupier of, visitor to or person working in the Premises or any statutory authority or the state or condition of the Premises save where due to the
Landlord’s negligence or breach of the Landlord’s obligations in this Lease; 
  

	7.9	Disputes between Occupants 

 The Superior Landlord’s Surveyor with the agreement of
the Tenant may determine any dispute between the Tenant and any owner occupier or tenant of the Superior Landlord’s Estate and the determination is conclusive and binding (save in the case of manifest error) on the Tenant. 

 

	7.10	Sale of Goods 

  

	 	7.10.1	The Tenant irrevocably appoints the Landlord as its agent to store or dispose of any items left by the Tenant or any other person at the Premises which are there more than 10 days after the end of the Term.

  

	 	7.10.2	The Landlord after that time may store or dispose of those items as it thinks fit without Liability to the Tenant. 

  

	8.	NEW TENANCY 

 This Lease is a new tenancy as defined in section 1 of the 1995 Act. 

 

	9.	EXCLUSION OF CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999 

 Save for the Superior
Landlord, no person shall be entitled to enforce any provisions of this Lease who would not have been so entitled but for the enactment of the Contracts (Rights of Third Parties) Act 1999. 

 

	10.	GOVERNING LAW 

 This lease and any dispute or claim arising out of or in connection with
it or its subject matter or formation (including non-contractual disputes or claims) shall be governed by and construed in accordance with the law of England and Wales. 
  

	11.	JURISDICTION 

 Each party irrevocably agrees that the courts of England and Wales shall
have exclusive jurisdiction to settle any dispute or claim arising out of or in connection with this lease or its subject matter or formation (including non-contractual disputes or claims). 

 

	12.	EXCLUSION OF SECTIONS 24-28 OF THE 1954 ACT 

  

	12.1	The parties confirm that: 

  

	 	12.1.1	the Landlord served a notice on the Tenant, as required by section 38A(3)(a) of the 1954 Act applying to the tenancy created by this Lease, {not less than fourteen days} before this Lease was entered into;

  

	 	12.1.2	{the Tenant} OR {name of declarant} who was duly authorised by the Tenant to do so} made a {statutory} declaration dated {date} in accordance with the requirements of section 38A(3)(b) of the 1954 Act; and

	 	12.1.3	there is no Agreement for Underlease to which this Lease gives effect. 

  

	12.2	The parties agree that the provisions of sections 24 to 28 of the 1954 Act are excluded in relation to the tenancy created by this Lease. 

 

	 	12.2.1	the Landlord served a notice on the Guarantor, as required by section 38A(3)(a) of the 1954 Act applying to the tenancy to be entered into by the Guarantor pursuant to paragraph 4 of Schedule 1, {not less than fourteen
days} before this Lease was entered into; and 

  

	 	12.2.2	{the Guarantor} OR {name of declarant} who was duly authorised by the Guarantor to do so} made a {statutory} declaration dated {date} in accordance with the requirements of section 38A(3)(b) of the 1954 Act.

  

	13.	GUARANTEE AND INDEMNITY 

  

	13.1	The provisions of Schedule 2 apply. 

  

	13.2	If an Act of Insolvency occurs in relation to the Guarantor or any guarantor, or if any guarantor (being an individual) dies or becomes incapable of managing his affairs the Tenant shall, if the Landlord requests,
procure that a person of standing acceptable to the Landlord, within 10 days of that request, enters into a replacement or additional guarantee and indemnity of the tenant covenants of this lease in the same form as that entered into by the former
guarantor. 

  

	13.3	Clause 12.2 shall not apply in the case of a person who is guarantor by reason of having entered into an authorised guarantee agreement. 

 

	13.4	For so long as the Guarantor or any guarantor remains liable to the Landlord, the Tenant shall, if the Landlord requests, procure that such guarantor joins in any consent or approval required under this Lease and
consents to any variation of the Tenant’s Covenants of this Lease. 

  

	14.	OPTION TO RENEW 

  

	14.1	The Landlord grants the Tenant, during the Option Period, an option to take the New Lease. 

  

	14.2	The Tenant may exercise the Option at any time during the Option Period by serving an Option Notice on the Landlord. The Option Notice must: 

 

	 	(a)	exercise the Option in respect of the whole of the Premises and not in respect of part only; and 

  

	 	(b)	be signed by the Guarantor, confirming its agreement to guarantee the Tenant’s obligations under the New Lease. 

  

	14.3	The Landlord covenants: 

  

	 	(a)	with the Tenant to use all reasonable endeavours to seek all necessary consents for the grant of the New Lease; and 

  

	 	(b)	to procure that the Landlord’s Conveyancer provides to the Tenant and the Guarantor the counterpart engrossment New Lease no less than 30 working days prior to the Completion Date. 

	14.4	The service of the Option Notice by the Tenant shall be of no effect if, at the Completion Date, there is a subsisting material breach of any of the tenant covenants of this Lease. 

 

	14.5	If the Option is exercised in accordance with the terms of this clause, the Landlord will grant to the Tenant and the Tenant will accept from the Landlord the New Lease, provided that: 

 

	 	(a)	the Tenant cannot require the Landlord to grant the New Lease to any person other than the Tenant; and 

  

	 	(b)	no premium is payable for the grant of the New Lease; and 

  

	 	(c)	subject to clause 14.3 above, the Tenant and Guarantor agree to execute and deliver the counterpart New Lease to the Landlord’s Conveyancer at least 10 working days prior to the Completion Date. 

 

	14.6	The New Lease shall: 

  

	 	(a)	include all of the terms, requirements, covenants and conditions contained in this lease except to the extent that they are inconsistent with the terms of this clause; 

 

	 	(b)	be for a term of years beginning on and including [DATE] and ending on and including [DATE]; 

  

	 	(c)	be at an annual rent per annum determined pursuant to clause 14 of this Lease and then as revised pursuant to the provisions for rent review in the New Lease; 

 

	 	(d)	not include an option to renew the New Lease; and 

  

	 	(e)	include clause 15 of this Lease. 

  

	14.7	The Landlord will grant the New Lease with full title guarantee. 

  

	14.8	The parties confirm that: 

  

	 	(a)	the Landlord served a notice on the Tenant, as required by section 38A(3)(a) of the LTA 1954 and which applies to the tenancy to be created by the New Lease, before this lease was entered into; and 

 

	 	(b)	[the Tenant] OR [NAME OF DECLARANT], who was duly authorised by the Tenant to do so], made a statutory declaration dated
[                    ] in accordance with the requirements of section 38A(3)(b) of the LTA 1954; and 

 

	 	(c)	the Landlord served a notice on the Guarantor, as required by section 38A(3)(a) of the LTA 1954 and which applies to the tenancy to be entered into by the Guarantor pursuant to the New Lease, [not less than 14 days]
before this lease was entered into; and 

  

	 	(d)	[the Guarantor] OR [NAME OF DECLARANT], who was duly authorised by the Guarantor to do so], made a [statutory] declaration dated
[                    ] in accordance with the requirements of section 38A(3)(b) of the LTA 1954. 

	14.9	If the Option is exercised, the Tenant will pay the Landlord’s reasonable legal costs and disbursements on a full indemnity basis incurred in connection with the grant of the New Lease on the Completion Date by
direct credit. 

  

	14.10	Completion of the New Lease will take place on or before 

  

	14.11	If the Option is not exercised in accordance with the terms of this clause then, immediately after the expiry of the Option Period, the Tenant will remove all entries relating to the Option registered against the
Landlord’s title to the Property. 

  

	15.	REVIEW OF THE RENT FOR THE NEW LEASE 

  

	15.1	In this clause, the President is the President for the time being of the Royal Institution of Chartered Surveyors or a person acting on his behalf (President), and the Surveyor is the independent valuer appointed
pursuant to clause 15.7 (Surveyor). 

  

	15.2	The Rent shall be reviewed on the Review Date to equal: 

  

	 	(a)	the Rent payable on the last day of the Contractual Term of the Previous Lease (being the lease dated [    ] made between Moorfields Eye Hospital NHS Foundation Trust (1) and Meiragtx Limited
(2) and Kadmon Corporation LLC (3)) (or which would then be payable but for any abatement or suspension of the Rent or restriction on the right to collect it) or, if greater; 

 

	 	(b)	the open market rent agreed or determined pursuant to this clause. 

  

	15.3	The open market rent may be agreed between the Landlord and the Tenant at any time before it is determined by the Surveyor. 

  

	15.4	If the open market rent is determined by the Surveyor, it shall be the amount that the Surveyor determines is the annual rent (exclusive of any VAT) at which the Property could reasonably be expected to be let:

  

	 	(a)	in the open market; 

  

	 	(b)	at the Review Date; 

  

	 	(c)	on the assumptions listed in clause 15.5; and 

  

	 	(d)	disregarding the matters listed in clause 15.6. 

  

	15.5	The assumptions are: 

  

	 	(a)	the Property is available to let in the open market: 

  

	 	(i)	by a willing lessor to a willing lessee; 

  

	 	(ii)	as a whole; 

  

	 	(iii)	with vacant possession; 

  

	 	(iv)	without a fine or a premium; 

  

	 	(v)	for a term of 5 years commencing on [                    ]; and 

 

	 	(vi)	otherwise on the terms of this lease other than as to the amount of the Rent but including the provisions for review of the Rent; 

	 	(b)	the willing lessee has had the benefit of any rent-free or other concession or contribution which would be offered in the open market at the relevant Review Date in relation to fitting out works at the Property;

  

	 	(c)	the Property may lawfully be used, and is in a physical state to enable it to be lawfully used, by the willing lessee (or any potential undertenant or assignee of the willing lessee) for any purpose permitted by this
lease; 

  

	 	(d)	the Landlord and the Tenant have fully complied with their obligations in this lease; 

  

	 	(e)	if the Property, or any means of access to it or any Service Media serving the Property, has been destroyed or damaged, it has been fully restored; 

 

	 	(f)	no work has been carried out on the Property that has diminished its rental value; 

  

	 	(g)	any fixtures, fittings, machinery or equipment supplied to the Property by the Landlord that have been removed by or at the request of the Tenant, or any undertenant or their respective predecessors in title (otherwise
than to comply with any law) remain at the Property; and 

  

	 	(h)	the willing lessee and its potential assignees and undertenants shall not be disadvantaged by any actual or potential exercise of an option to tax under Part 1 of Schedule 10 to the VATA 1994 in relation to the
Property. 

  

	15.6	The matters to be disregarded are: 

  

	 	(a)	any effect on rent of the fact that the Tenant or any authorised undertenant has been in occupation of the Property; 

  

	 	(b)	any goodwill attached to the Property by reason of any business carried out there by the Tenant or by any authorised undertenant or by any of their predecessors in business; 

 

	 	(c)	any effect on rent attributable to any physical improvement to the Property carried out after the date of this lease, by or at the expense of the Tenant or any authorised undertenant with all necessary consents,
approvals and authorisations and not pursuant to an obligation to the Landlord (other than an obligation to comply with any law); 

  

	 	(d)	any effect on rent of any obligation on the Tenant to reinstate the Property to the condition or design it was in before any alterations or improvements were carried out; and 

 

	 	(e)	any statutory restriction on rents or the right to recover them. 

  

	15.7	The Surveyor shall be an independent valuer who is a Member or Fellow of the Royal Institution of Chartered Surveyors. The Landlord and the Tenant may, by agreement, appoint the Surveyor at any time before either of
them applies to the President for the Surveyor to be appointed. Any application to the President may not be made earlier than three months before the relevant Review Date. 

 

	15.8	 The Surveyor shall act as an expert and not as an arbitrator. The Surveyor shall determine the open market rent
and shall have power to determine any issue involving the interpretation of any provision of this lease, his jurisdiction to determine the matters and issues referred to him 

	 	
or his terms of reference. The Surveyor’s decision shall be given in writing, and the Surveyor shall provide reasons for any determination. The Surveyor’s written decision on the
matters referred to him shall be final and binding in the absence of manifest error or fraud. 

  

	15.9	The Surveyor shall give the Landlord and the Tenant an opportunity to make written representations to the Surveyor and to make written counter-representations commenting on the representations of the other party to the
Surveyor. The parties will provide (or procure that others provide) the Surveyor with such assistance and documents as the Surveyor reasonably requires for the purpose of reaching a decision. 

 

	15.10	Either the Landlord or the Tenant may apply to the President to discharge the Surveyor if the Surveyor: 

  

	 	(a)	dies; 

  

	 	(b)	becomes unwilling or incapable of acting; or 

  

	 	(c)	unreasonably delays in making any determination. 

 Clause 15.7 shall then apply in relation to
the appointment of a replacement. 
  

	15.11	The fees and expenses of the Surveyor and the cost of the Surveyor’s appointment and any counsel’s fees, or other fees, reasonably incurred by the Surveyor shall be payable by the Landlord and the Tenant in
the proportions that the Surveyor directs (or if the Surveyor makes no direction, then equally). If either the Landlord or the Tenant does not pay its part of the Surveyor’s fees and expenses within ten working days after demand by the Surveyor
then: 

  

	 	(a)	the other party may pay instead; and 

  

	 	(b)	the amount so paid shall be a debt of the party that should have paid due and payable on demand to the party that actually made the payment. 

The Landlord and the Tenant shall otherwise each bear their own costs in connection with the rent review. 

 

	15.12	If the revised Rent has not been agreed by the Landlord and the Tenant or determined by the Surveyor on or before the relevant Review Date, the Rent payable from that Review Date shall continue at the rate payable at
the last day of the Contractual Term of the Previous Lease. No later than five working days after the revised Rent is agreed or the Surveyor’s determination is notified to the Landlord and the Tenant, the Tenant shall pay: 

 

	 	(a)	the shortfall (if any) between the amount that it has paid for the period from the Review Date of the New Lease until the Rent Payment Date following the date of agreement or notification of the revised Rent and the
amount that would have been payable had the revised Rent been agreed or determined on or before that Review Date; and 

  

	 	(b)	interest at the Interest Rate on that shortfall calculated on a daily basis by reference to the Rent Payment Dates on which parts of the shortfall would have been payable if the revised Rent had been agreed or
determined on or before that Review Date and the date payment is received by the Landlord. 

	15.13	Time shall not be of the essence for the purposes of this clause. 

  

	15.14	If at any time there is a guarantor, the guarantor shall not have any right to participate in the review of the Rent. 

  

	15.15	As soon as practicable after the amount of the revised Rent has been agreed or determined, a memorandum recording the amount shall be signed by or on behalf of the Landlord and the Tenant and endorsed on or attached to
this lease and its counterpart. The Landlord and the Tenant shall each bear their own costs in connection with the memorandum. 

 This Lease is
executed as a deed and delivered on the date set out at the beginning of this deed 

 SCHEDULE 1 – ENCUMBRANCES 

 

	1.	The matters referred to in the property register and charges register of title number EGL434767 

  

	2.	The matters referred to in the property register and charges register of title number EGL249920 

  

	3.	The deed of covenant made between National Car Parks Limited (1) the Landlord (2) 

  

	4.	An agreement dated 4 July 2000 made between London Borough of Hackney (1) and the Landlord (2) pursuant to S106 of the Town and Country Planning Act 1990 

 

	5.	A lease made between the Superior Landlord (1) and Propylion Limited of part of the Superior Landlord’s Estate comprising Block A 

 

	6.	A lease made between the Superior Landlord (1) and JF Miller Properties Limited of part of the Superior Landlord’s Estate comprising Block H 

 SCHEDULE 2 – GUARANTEE AND INDEMNITY 

 

	1.	Guarantee and indemnity 

  

	 	1.1	The Guarantor guarantees to the Landlord that the Tenant shall: 

  

	 	1.1.1	pay the rents reserved by this Lease and observe and perform the tenant covenants of this Lease and that if the Tenant fails to pay any of those rents or to observe or perform any of those tenant covenants, the
Guarantor shall pay or observe and perform them; and 

  

	 	1.1.2	observe and perform any obligations the Tenant enters into in an authorised guarantee agreement made in respect of this Lease (the “Authorised Guarantee Agreement”) and that if the Tenant fails to do so, the
Guarantor shall observe and perform those obligations. 

  

	 	1.2	The Guarantor covenants with the Landlord as a separate and independent primary obligation to indemnify the Landlord against any failure by the Tenant: 

 

	 	1.2.1	to pay any of the rents reserved by this Lease or any failure to observe or perform any of the tenant covenants of this Lease; and 

  

	 	1.2.2	to observe or perform any of the obligations the Tenant enters into in the Authorised Guarantee Agreement. 

  

	2.	Guarantor’s liability 

  

	 	2.1	The liability of the Guarantor under paragraphs 1.1.1 and 1.2.1 shall continue until the end of the term, or until the Tenant is released from the tenant covenants of this Lease by virtue of the Landlord and Tenant
(Covenants) Act 1995, if earlier. 

  

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

  

	 	2.2.1	any time or indulgence granted by the Landlord to the Tenant; or 

  

	 	2.2.2	any delay or forbearance by the Landlord in enforcing the payment of any of the rents or the observance or performance of any of the tenant covenants of this Lease (or the Tenant’s obligations under the Authorised
Guarantee Agreement) or in making any demand in respect of any of them; or 

  

	 	2.2.3	any refusal by the Landlord to accept any rent or other payment due under this Lease where the Landlord believes that the acceptance of such rent or payment may prejudice its ability to re-enter the Property; or

  

	 	2.2.4	the Landlord exercising any right or remedy against the Tenant for any failure to pay the rents reserved by this Lease or to observe or perform the tenant covenants of this Lease (or the Tenant’s obligations under
the Authorised Guarantee Agreement); or 

  

	 	2.2.5	the Landlord taking any action or refraining from taking any action in connection with any other security held by the Landlord in respect of the Tenant’s liability to pay the rents reserved by this Lease or observe
and perform the tenant covenants of the Lease (or the Tenant’s obligations under the Authorised Guarantee Agreement) including the release of any such security; or 

	 	2.2.6	a release or compromise of the liability of any one of the persons who is the Guarantor, or the grant of any time or concession to any one of them; or 

 

	 	2.2.7	any legal limitation or disability on the Tenant or any invalidity or irregularity of any of the tenant covenants of the Lease (or the Tenant’s obligations under the Authorised Guarantee Agreement) or any
unenforceability of any of them against the Tenant; or 

  

	 	2.2.8	the Tenant being dissolved, or being struck off the register of companies or otherwise ceasing to exist, or, if the Tenant is an individual, by the Tenant dying or becoming incapable of managing its affairs; or

  

	 	2.2.9	without prejudice to paragraph 4, the disclaimer of the Tenant’s liability under this lease or the forfeiture of this Lease; or 

 

	 	2.2.10	the surrender of part of the Property, except that the Guarantor shall not be under any liability in relation to the surrendered part in respect of any period after the surrender; or 

by any other act or omission except an express written release of the Guarantor by the Landlord. 

 

	 	2.3	The liability of each of the persons making up the Guarantor is joint and several. 

  

	 	2.4	Any sum payable by the Guarantor shall be paid without any deduction, set-off or counterclaim against the Landlord or the Tenant. 

  

	3.	Variations and supplemental documents 

  

	 	3.1	The Guarantor shall, at the request of the Landlord, join in and give its consent to the terms of any consent, approval, variation or other document that may be entered into by the Tenant in connection with this Lease
(or the Authorised Guarantee Agreement). 

  

	 	3.2	The Guarantor shall not be released by any variation of the rents reserved by, or the tenant covenants in, this Lease (or the Tenant’s obligations under the Authorised Guarantee Agreement) whether or not:

  

	 	3.2.1	the variation is material or prejudicial to the Guarantor; or 

  

	 	3.2.2	the variation is made in any document; or 

  

	 	3.2.3	the Guarantor has consented, in writing or otherwise, to the variation. 

  

	 	3.3	The liability of the Guarantor shall apply to the rents reserved by and the tenant covenants in this Lease (and the Tenant’s obligations under the Authorised Guarantee Agreement) as varied except to the extent that
the liability of the Guarantor is affected by section 18 of the Landlord and Tenant (Covenants) Act 1995. 

  

	4.	Guarantor to take a new underlease or make payment 

  

	 	4.1	If this Lease is forfeited or the liability of the Tenant under this Lease is disclaimed and the Landlord gives the Guarantor notice not later than three months after the forfeiture or the Landlord having received
notice of the disclaimer, the Guarantor shall enter into a new underlease of the Property on the terms set out in paragraph 4.2. 

	 	4.2	The rights and obligations under the new underlease shall take effect from the date of the forfeiture or disclaimer and the new underlease shall: 

 

	 	4.2.1	be granted subject to the right of any person to have this Lease vested in them by the court and to the terms on which any such order may be made and subject to the rights of any third party existing at the date of the
grant; 

  

	 	4.2.2	be for a term that expires at the same date as the end of the Contractual Term of this Lease had there been no forfeiture or disclaimer; 

 

	 	4.2.3	reserve as an initial annual rent an amount equal to the Rent payable under this Lease at the date of the forfeiture or disclaimer or which would be payable but for any abatement or suspension of the Rent or restriction
on the right to collect it (subject to paragraph 5) and which is subject to review on the same terms and date provided this Lease; 

  

	 	4.2.4	be excluded from sections 24 to 28 of the 1954 Act; and 

  

	 	4.2.5	otherwise be on the same terms as this Lease (as varied if there has been any variation). 

  

	 	4.3	The Guarantor shall pay the Landlord’s reasonable solicitor’s costs and disbursements (on a full indemnity basis) and any VAT in respect of them in relation to the new underlease and shall execute and deliver
to the Landlord a counterpart of the new underlease within one month after service of the Landlord’s notice. 

  

	 	4.4	The grant of a new underlease and its acceptance by the Guarantor shall be without prejudice to any other rights which the Landlord may have against the Guarantor or against any other person or in respect of any other
security that the Landlord may have in connection with this Lease. 

  

	 	4.5	The Landlord may, instead of giving the Guarantor notice pursuant to paragraph 4.1 but in the same circumstances and within the same time limit, require the Guarantor to pay an amount equal to the lower of six
months’ Rent and the time remaining of the Contractual Term of this lease and the Guarantor shall pay that amount on demand. 

  

	5.	Rent at the date of forfeiture or disclaimer 

 If at the date of the forfeiture or
disclaimer there is a rent review pending under this Lease, then the initial annual rent to be reserved by the new underlease shall be the greater of: 
  

	 	5.1	the Rent previously payable (or which would have been payable but for any abatement or suspension of the Rent or restriction on the right to collect it) under the Lease prior to forfeiture or disclaimer; and

  

	 	5.2	the open market rent of the Property at the relevant Review Date, as determined by the Landlord before the grant of the new underlease. 

 

	6.	Payments in gross and restrictions on the Guarantor 

  

	 	6.1	Any payment or dividend that the Landlord receives from the Tenant (or its estate) or any other person in connection with any insolvency proceedings or arrangement involving the Tenant shall be taken and applied as a
payment in gross and shall not prejudice the right of the Landlord to recover from the Guarantor to the full extent of the obligations that are the subject of this guarantee and indemnity. 

 

	 	6.2	The Guarantor shall not claim in competition with the Landlord in any insolvency proceedings or arrangement of the Tenant in respect of any payment made by the Guarantor pursuant to this guarantee and indemnity. If it
otherwise receives any money in such proceedings or arrangement, it shall hold that money on trust for the Landlord to the extent of its liability to the Landlord. 

	 	6.3	The Guarantor shall not, without the consent of the Landlord, exercise any right or remedy that it may have (whether against the Tenant or any other person) in respect of any amount paid or other obligation performed by
the Guarantor under this guarantee and indemnity unless and until all the obligations of the Guarantor under this guarantee and indemnity have been fully performed. 

 

	7.	Other securities 

  

	 	7.1	This guarantee and indemnity is in addition to any other security that the Landlord may at any time hold from the Guarantor or the Tenant or any other person in respect of the liability of the Tenant to pay the rents
reserved by this Lease and to observe and perform the tenant covenants of this Lease. It shall not merge in or be affected by any other security. 

  

	 	7.2	The Guarantor shall not be entitled to claim or participate in any other security held by the Landlord in respect of the liability of the Tenant to pay the rents reserved by this Lease or to observe and perform the
tenant covenants of this Lease. 

 SIGNATURE PAGE 

 

 Executed as a Deed by Moorfields Eye Hospital National Health Service Foundation Trust whose Corporate
common seal was hereunto affixed in the presence of: 
 Authorised Signatory: 

Authorised Signatory: 
 Executed as a Deed by
Meiragtx Limited acting by [Zandy Forbes], a director and [Stuart Naylor], a director: 
 Director: /s/ Zandy Forbes 

Director: /s/ Stuart Naylor

     

 

  

					
	Signed as a Deed on behalf of	 	 )
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	    	Signatures
	  
 Kadmon Corporation LLC
	 	    	
	  
 a limited liability company formed under the laws of the State of
Delaware, USA
	 	    	
	  
 by  Steve Gordon  
	 	    	/s/ Steve Gordon
	  
 and  Konstantin Poukalov  

 
	 	    	 /s/ Konstantin Poukalov

Authorised signatories

	being persons who in accordance with the laws of that territory are acting under the authority of the Company.

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