Document:

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                                                                   Exhibit 10.23

DATED 20th May, 1999.

                  LE GALLAIS' REAL ESTATES (0VERSEAS) LIMITED)

                                      AND

                           OCULAR SCIENCES UK LIMITED

                                      AND

                              OCULAR SCIENCES INC.

                                     LEASE

                                  RELATING TO

                              PREMISES AT UNIT ONE

                       (FORMER HENDY POWER PRODUCTS UNIT)

                  SCHOOL LANE CHANDLERS FORD INDUSTRIAL ESTATE
                                 CHANDLERS FORD
                                   HAMPSHIRE

                              Burton Woolf & Turk
                                22-24 Ely Place
                                     London
                                    ECIN GTE

                             DX: 0004 Chancery Lane
                               Tel: 0171 831 6478
                               Fax: 0171 405 4181
                                Ref: 5574/CMS/KH

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THIS LEASE is made the 20th day of May One thousand nine hundred and
ninety-nine BETWEEN the parties specified in Item 1.1 of Clause 1 of this Lease

WITNESSETH THAT:

Clause 1       PARTICULARS

1.1     THE LANDLORD

        LE GALLAIS' REAL ESTATES (OVERSEAS) LIMITED whose registered office is
        at 60 Bath Street St Helier Jersey Channel Islands

        THE TENANT

        OCULAR SCIENCES UK LIMITED whose registered office is at Reliant Close
        Chandlers Ford Hampshire SO53 4ND

        THE GUARANTOR

        OCULAR SCIENCES INC of 475 Eccles Avenue South San Francisco California
        CA 94080 in the United States of America whose address for service in
        England and Wales is at Reliant Close Chandlers Ford aforesaid

1.2     THE PREMISES

        Unit One (Former Hendy Power Products Unit) School Lane Chandlers Ford
        Hampshire which premises are for the purpose of identification only
        shown edged red on the Plan annexed hereto

1.3     THE TERM

        A term commencing on the 18th May 1999 and expiring on the 23rd day of
        December 2010

1.4     THE RENT

        ONE HUNDRED AND TWENTY-TWO THOUSAND POUNDS (L.122,000.00) per annum plus
        Value Added Tax at the current rate until the

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        First Review Date and thereafter 'The Rent' shall mean the revised rent
        ascertained in accordance with the provisions of Schedule (1) hereto and
        the Rent shall by payable by equal quarterly payments in advance on the
        usual quarter days in each year with the first payment being for the
        period from the date hereof to the next following quarter day to be made
        on the date hereof

        1.5    THE USE: Uses falling within Classes B1 B2 and/or B8 of the
                Schedule to the Town and Country Planning (Use Classes) order
                1987

1.6     THE RESTRICTIONS

        The covenants and matters contained or referred to in the registered
        freehold title number HP253048

Clause 2      INTERPRETATION

In this Lease (including any Schedule) where the context admits:-

2.1     "the Particulars" means the Particulars as set out in Clause 1 of this
        Lease and references to numbered items of the Particulars are references
        to the numbered sub-clauses of that Clause

2.2     "the Landlord" means the person named as the Landlord in item 1.1 of the
        Particulars and includes any other person for the time being entitled to
        the immediate reversion expectant on the determination of the term
        granted by this Lease

2.3     "the Tenant" means the person named as the Tenant in item 1.1 of the
        Particulars and includes the successors in title to the term created by
        this Lease

2.4     "the Guarantor" means the person (if any) named as the Guarantor in item
        1.1 of the Particulars

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2.5     "the Premises" means the premises as is described in item 1.2 of the
        Particulars and includes all Landlord's fixtures and fittings in or
        forming part of the Premises and all additions to the Premises and all
        pipes sewers conduits cables wires and other conducting media now or
        hereafter in or about the same and exclusively serving the same

2.6     "The First Review Date" means the 23rd day of December 2004 and the Next
        Review Date means the 23rd December 2009 and any other date from time
        to time specified under Schedule {1}-4

2.7     "this Lease" means this Lease and includes any Schedule hereto any
        license granted pursuant to this Lease and any deed of variation of the
        provisions hereof and any deed or instrument supplemental hereto

2.8     "Term" means the Term specified in item 1.3 of the Particulars and
        shall include where appropriate any extension thereof or of the tenancy
        hereby created whether by agreement of the Landlord and Tenant or by or
        pursuant to any statute for the time being in force

2.9     "Termination of the Term" means the determination of the Term whether
        by the effluxion of time re-entry or otherwise under the provisions
        hereof by notice by surrender by operation law or otherwise or by any
        other means or cause whatsoever

2.10    "the Rent" means the sum specified as the Rent in item 1.4 of the
        Particulars

2.11    "Insured Risks" means fire lighting explosion storm tempest flood
        aircraft or articles dropped from aircraft (other than hostile
        aircraft) riot civil commotion bursting and overflowing of water pipes
        tanks and apparatus impact by road vehicles and subsidence heave and
        slip and such other risks as the Landlord in its reasonable discretion
        may require that the Tenant shall insure against

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     pursuant to the covenant on the Tenant's part in that respect contained in
     herein

2.12 "the Landlord's Surveyor" shall mean (at the Landlord's absolute
     discretion) a chartered surveyor in the employment of the Landlord or a
     surveyor or firm of surveyors appointed by the Landlord from time to time
     for the purposes mentioned in this Lease

2.13 "Person" includes a company corporation or other body legally capable of
     holding land

2.14 "Prescribed Rate" means four per cent (4%) per annum above Lloyds Bank
     PLC's Base Rate (or any rate of interest published by Lloyds Bank PLC as a
     substitute for the aforesaid Base Rate for the purposes of this provision
     and any other provision by virtue of which rates of interest are to be
     calculated) in force at the date of commencement of the period in respect
     of which any payment of interest accrues due under this Lease

2.15 "the Planning Acts" means the Town & Country Planning Act 1990 the Planning
     (Listed Buildings and Conservation Areas) Act 1990 and the Planning
     (Hazardous Substances) Act 1990 and the Planning (Consequential Provisions)
     Act 1990 and all statutes referred to therein and all statutes regulations
     and orders included by virtue of Clause 2.19

2.16 "the Agreement" means the agreement for the grant of this Lease dated 29
     day of January 1999 made between the Landlord(1) and the Tenant(2)

2.17 "the Works" means the works contained or referred to in the Schedule of
     Works annexed to the Agreement

2.18 Reference to any right exercisable by the Landlord or any right exercisable
     by the Tenant in common with the Landlord is to be construed as including
     where

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      appropriate reference to the exercise of the right by and all persons
      authorised by the Landlord in common with all other persons having a like
      right

2.19  the masculine includes the feminine and the singular the plural and vice
      versa

2.20  Obligations undertaken by more than a single person are joint and several
      obligations

2.21  Any reference to an Act of Parliament shall include any modification
      extension or re-enactment thereof for the time being in force and shall
      include all instruments orders regulations permissions and directions for
      the time being made issued or given thereunder or drawing validity
      therefrom

2.22  Any covenant by the Tenant not to do an act or thing shall be construed as
      if it were a covenant not to do or knowingly permit or suffer such act or
      thing

2.23  Rights excepted reserved or granted to the Landlord shall be construed as
      excepted reserved or granted to the Landlord and all persons authorised by
      the Landlord.

2.24  The clause headings herein are for reference only and shall not be deemed
      to form part of this Lease nor shall they affect the construction thereof

Clause 3    DEMISE

3.1.  THE LANDLORD LETS with full title guarantee the Premises to the Tenant
      TOGETHER with the rights set out in the Second Schedule hereto EXCEPT AND
      RESERVED the rights specified in the Third Schedule hereto for the TERM
      specified in item 1.3 of the Particulars THE TENANT PAYING yearly and
      proportionately for any fraction of a year the Rent at the times and in
      the manner specified in items 1.4 of the Particulars

Clause 4    TENANT'S COVENANTS

THE TENANT COVENANTS WITH THE LANDLORD as follows:-
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4.1   To pay the Rent at the times and in the manner described in item 1.4 of
      the Particulars such payment if required by the Landlord to be made by
      Banker's Order or Credit Transfer to such bank and account as the
      Landlord shall from time to time nominate

4.2   To pay all existing and future rates taxes assessments impositions and
      outgoings assessed or imposed on or in respect of the Premises (whether
      assessed or imposed on the Landlord or the Tenant) PROVIDED THAT if the
      Premises shall have been left unoccupied during the whole or part of
      the period of three months immediately preceding the Termination of the
      Term and there is in force in the rating district within which the
      Premises are situated any legislation making payable any general void
      or other rates for unoccupied premises for any period the Tenant shall
      upon the Termination of the Term pay to the Landlord a sum equal to the
      general rats for the said period of three months or for the proportion
      of such period during which the Premises shall have been left
      unoccupied

4.3   If any rent or other sums payable by the Tenant to the Landlord under
      this Lease shall be due but unpaid for seven (7) days to pay on demand
      to the Landlord (if the Landlord shall so require) interest at the
      Prescribed Rate from time to time (after as well as before any
      judgment of the Courts) on such money from the due date until payment
      PROVIDED THAT this sub-clause shall not prejudice any other right or
      remedy in respect of such money

4.

      4.4.1  Subject to clause 4.4.1.3 at all times to keep the Premises
             including all parts of the roof main structure and foundations
             thereof and all other parts thereof and the appurtenances
             thereof including the doors plate

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            glass and other windows fixtures fittings fastenings wires waste
            water drain and other pipes and sanitary and water apparatus
            therein and the painting papering and decoration thereof in good
            and substantial repair and condition throughout the term (damage
            by fire and such other risks against which the Landlord shall
            have insured save where the insurance moneys shall be
            irrecoverable in consequence of any act or default of the Tenant
            only excepted) and to renew and replace from time to time all
            Landlord's fixtures fittings and appurtenances in the Premises
            which may become or be beyond repair at any time during or at the
            expiration or sooner determination of the Term PROVIDED THAT:-

            4.4.1.1  the Tenant shall not allow the Premises to fall below
                     the state of repair and condition as evidenced by the
                     Schedule of Condition to be prepared by the Tenant's
                     surveyor such Schedule to be prepared after the initial
                     completion of the Landlord's refurbishment works and
                     such Schedule shall be amended by the Tenant's Surveyor
                     to delete any items which are rectified to the Tenant's
                     Surveyor's satisfaction after the initial completion of
                     the refurbishment works

            4.4.1.2  such Schedule of Condition shall be subject to the
                     approval of the Landlord's Surveyor (such approval not
                     to be unreasonably withheld or delayed) but if no such
                     approval has been given within 28 days (such time period
                     not being unreasonable) of the receipt by the Landlord's
                     Surveyor of the Schedule of Condition then either party
                     may apply to the President of the Royal Institute of
                     Chartered Surveyors for an independent

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                     surveyor to be appointed to settle the Schedule of
                     Condition and such independent surveyor shall act as an
                     expert and his decision shall be final and binding upon
                     the Landlord and the Tenant

            4.4.1.3  the Tenant shall not be responsible for any defects
                     which appear in the Works within six (6) months of the
                     date of practical completion thereof and which the
                     Landlord is liable to have made good under clause 5.2

      4.2.2 Completely to redecorate the exterior of the Premises in every
            fourth year and in the last three months of the Term (however
            determined) (but not if such redecoration has taken place within
            the previous twelve months) preparing and painting those parts
            previously or usually painted with at least two coats of good and
            suitable paint with tints or colours on each occasion where it
            differs from the previous tint or colour to be approved in
            writing by the Landlord such approval not to be unreasonably
            withheld or delayed

      4.4.3 Completely to re-decorate the interior of the premises in every
            fifth year and in the last three months of the Term (however
            determined) (but not if such redecoration has taken place within
            the last twelve months) preparing and painting those parts
            previously or usually painted with at least two coats  of good
            and suitable paint with tints or colours on each occasion where
            it differs from the previous tint or colour to be approved in
            written by the Landlord such approval not to be unreasonably
            withheld or delayed

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     4.4.4     As often as may be necessary to clean and treat in an
               appropriate manner to the approval of the Landlord's Surveyor
               (acting reasonably) all materials surfaces and finishes of the
               interior of the Premises and in particular all wood plastic metal
               and stonework of the interior of the Premises not requiring
               painting or polishing and to wash all surfaces requiring washing

     4.4.5     At the end of Term to give up the Premises and the Landlord's
               fixtures and fittings therein and to remove the Tenant's trade
               fixtures and fittings from the Premises leaving the Premises
               duly repaired and decorated in accordance with the provisions of
               this sub-clause and clear of any furniture goods or refuse

               PROVIDED THAT:-

               4.4.5.1   All work referred to in this sub-clause shall be done
                         in a good and workmanlike manner and to the reasonable
                         satisfaction of the Landlord's Surveyor or architect

               4.4.5.2   Painting in the last three months of the Term shall be
                         done in colours first approved in writing by the
                         Landlord such approval not to be unreasonably withheld
                         or delayed

               4.4.5.3   Damage by any of the Insured Risks is excepted from
                         the Tenant's liability under this sub-clause unless
                         the whole or any part of the insurance money is
                         irrecoverable by reason of any act or default of the
                         Tenant or the Tenant's invitees reasonably expected to
                         be under the control of the Tenant
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               4.4.5.4  The Tenant shall pay the Landlord's Surveyor's or
                        architect's reasonable fees incurred as a result of any
                        breach by the Tenant of this sub-clause

               4.4.5.5  The Tenant shall make good any damage caused to the
                        Premises by any removal of the Tenant's fixtures
                        fittings furniture and effects

               4.4.5.6  The Tenant shall pay a sum equivalent to the loss of
                        rent incurred by the Landlord during such period as is
                        reasonably required for the expeditious carrying out of
                        works after the end of the Term by reason of any breach
                        of this sub-clause

4.5

     4.5.1  To keep the drains and pipes which solely serve the Premises clear
            and unobstructed and not to do anything which causes an obstruction
            in any drain or pipe in or serving the Premises

     4.5.2  To take all reasonable precautions against frost damage to any pipes
            or water apparatus in the Premises

4.6

     4.6.1  To make good any defect in repair or decoration of the Premises for
            which the Tenant is liable in accordance with the Tenant's covenants
            and of which the Landlord has given notice in writing such making
            good to be completed as quickly as reasonably practicable and in any
            event to commence works within a period of two (2) months from the
            date of the Landlord's notice or sooner if considered necessary by
            the Landlord's Surveyor and to use reasonable endeavours to complete
            such works within a reasonable time being no longer than four (4)
            months after commencement of works
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     4.6.2  If the Tenant shall not comply with sub-clause 4.6.1 hereof the
            Landlord may (but shall not be obliged to) enter the Premises and
            make good such defects and the proper expense of doing so
            (including reasonable surveyors' or architects' fees) shall be
            repaid by the Tenant on demand

4.7

     4.7.1  To execute all works and to do all things on or in respect of the
            Premises which are required by the Offices Shops and Railway
            Premises Act 1963 the Fire Precautions Act 1971 the Health and
            Safety at Work Act 1974 or any other present or future Act of
            Parliament and which are or shall be directed or are necessary to
            be done or executed upon or in respect of the Premises or any part
            thereof or in respect of the user thereof by the owner lessee tenant
            or occupier thereof and at all times to save harmless and to keep
            indemnified the Landlord against all claims demands costs expenses
            and liability in respect thereof

     4.7.2  To comply with all requirements of current and future Acts of
            Parliament orders byelaws or regulations as to the user of or
            otherwise concerning the Premises

4.8  To permit the Landlord and the Landlord's agents and workmen on reasonable
     prior notice (except in emergency when no notice shall be required) at
     reasonable hours to enter the Premises for the purpose of:-

     4.8.1  viewing and recording the condition of the Premises

     4.8.2  repairing maintaining alerting or cleaning any part of any
            adjoining or neighbouring premises of the Landlord
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     4.8.3  repairing maintaining cleaning altering replacing or adding to any
            pipes wires flues channels drains or apparatus which serve any
            adjoining or nearby premises of the Landlord

     4.8.4  complying with any of its obligations under this Lease or for any
            other reasonable purpose connected with the management of the
            Premises

     PROVIDED that the Landlord shall make good as quickly as reasonably
     practicable all damage to the Premises caused by such entry

4.9  During the last six months of the Term (unless negotiations have commenced
     under the provisions of the Landlord and Tenant Act 1954 with regard to
     the renewal of this lease) to allow a letting board or notice to be
     displayed on the Premises and at any time during the whole of the Term to
     allow a sale board or notice to be displayed on the Premises (but not so
     that any board or notice unnecessarily obstructs the light to the
     Premises) and to allow prospective tenants or purchasers to view the
     Premises at all reasonable times on reasonable notice

4.10

     4.10.1 Not to assign underlet mortgage charge or share or part with the
            possession of part only of the Premises nor share the use or
            occupation or part with possession of the Premises or any part
            thereof nor permit any person deriving title from the Tenant to do
            so (save by way of assignment or underletting of the whole as
            hereinafter mentioned) PROVIDED always that the Tenant may part
            with or share occupation of the whole or any part of the Premises
            with a company that is a member of the same group as the Tenant
            (within the meaning of Section 42 of the Landlord and Tenant Act
            1954) for

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               so long as both companies remain members of the same group and in
               a manner that does not create a legal interest in the Premises

     4.10.2    Not without the Landlord's prior written consent (which shall not
               be unreasonably withheld or delayed) nor without first satisfying
               and complying with the circumstances and conditions set out in
               sub-clause 4.10.3 hereof (which are specified for the purposes of
               the Landlord & Tenant Act 1927 Section 19A(1));

               4.10.2.1       to assign or part with possession of the Premises
                              as a whole

     4.10.3    The circumstances and conditions referred to in sub-clause 4.10.2
               hereof are that:-

               4.10.3.1       In the case of an assignment the assignee is a
                              Qualifying Person; and

               4.10.3.2       Upon or before any assignment the Tenant enters
                              into a Deed of Covenant with the Landlord under
                              which the Tenant:-

               4.10.3.2.1     Guarantees the performance by the proposed
                              assignee of all of the tenant covenants (as
                              defined in Section 28 of the Landlord & Tenant
                              (Covenants) Act 1995 ("the 1995 Act")) throughout
                              the period for which the proposed assignee is
                              bound by the tenant covenants

               4.10.3.2.2     Is liable to the Landlord as principal debtor and
                              is not released even if the Landlord gives the
                              proposed assignee extra time to comply with any

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                                     obligation or does not insist upon strict
                                     compliance with the terms of this Lease

                         4.10.3.2.3  Agrees that in the event that this Lease is
                                     disclaimed and if so required by the
                                     Landlord he will accept the grant of a new
                                     tenancy of the Premises on the same terms
                                     and conditions as this Lease at the date of
                                     disclaimer and for a term expiring on the
                                     term expiry date of this Lease

               4.10.3.3  If so required by the Landlord upon or before any
                         assignment the assignee shall join in the licence to
                         assign and shall covenant with the Landlord to pay the
                         rent reserved by this Lease and any damages accruing
                         to the Landlord by reason of any failure to observe
                         and perform the covenants and conditions on the part
                         of the Lessee herein contained and if reasonably
                         requested by the Landlord the assignee (if a private
                         limited company but not otherwise) shall obtain not
                         more than two guarantors acceptable to the Landlord
                         who covenant by way of indemnity and guarantee (and if
                         more than one jointly and severally) with the Landlord
                         that the assignee will pay the rents reserved by this
                         Lease and will observe and perform the Tenant's
                         Covenants in this Lease and that they will indemnify
                         the Landlord against any loss resulting from a default
                         by the assignee and if this Lease is disclaimed by a
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                         liquidator of the company the guarantors will if the
                         Landlord shall so require take from the Landlord a
                         lease of the Premises for the residue of the term
                         which would have remained had there been no such
                         disclaimer at the rent then being paid hereunder and
                         subject to the same covenants and conditions as in
                         this Lease such new lease to take effect from the date
                         of disclaimer and in such case the guarantors shall
                         pay the reasonable costs of such new Lease and execute
                         and deliver to the Landlord a counterpart thereof

          4.10.4    "Qualifying Person" means an assignee who together with any
                    guarantors and other security for the performance by the
                    assignee of the Tenant's Covenants under this Lease (other
                    than any Authorised Guarantee Agreement described in
                    Section 16 of the 1995 Act) is in the reasonable opinion of
                    the Landlord no less likely to pay the rent than the Tenant
                    (and the Guarantor if any) were (or are) in aggregate
                    (after taking into account the value at the date of the
                    application for licence to assign or the value at the date
                    on which this Lease was granted or assigned to the Tenant
                    (whichever value is or was higher) of any other security
                    for the performance of the tenant covenants of this Lease
                    by the Tenant) and the Landlord shall adjudge such
                    likelihood by reference in particular to the financial
                    strength of the proposed tenant which shall be satisfactory
                    if the proposed tenant can show pre-tax profits equal to
                    three times the annual rent in the last three years'
                    accounts
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          4.10.5    The Tenant must not sublet the whole of the Premises without
                    the consent of the Landlord such consent not to be
                    unreasonably withheld or delayed

          4.10.6    The Tenant must not sublet the whole of the Premises unless
                    he obtains and produces to the Landlord before the grant of
                    the sublease an order of the appropriate court authorising
                    an agreement between the parties to the sublease excluding
                    the operation of the Landlord and Tenant Act 1954 sections
                    24-28 inclusive in relation to the tenancy created by it and
                    includes in the terms of the sublease a clause excluding the
                    operation of those sections from it

          4.10.7    Every permitted sublease must be granted without a fine or
                    premium at a rent not less than the current rent payable
                    under this Lease in respect of the Premises to be approved
                    by the Landlord before the sublease (such approval not to be
                    unreasonably withheld or delayed) to be payable in advance
                    on the days on which the Rent is payable under this Lease

          4.10.8    Every permitted sublease must contain provisions approved by
                    the Landlord (such approval not to be unreasonably withheld
                    or delayed) as follows:-

                    4.10.8.1  for the upwards only review of the rent reserved
                              by it on the basis set out in Schedule 1 THE RENT
                              AND RENT REVIEW and on the Review Dates

                    4.10.8.2  prohibiting the subtenant from doing or allowing
                              anything in relation to the Premises inconsistent
                              with or in breach of the provisions of this Lease,
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               4.10.8.3  for re-entry by the sub-landlord on breach of any
                         covenant by the subtenant

               4.10.8.4  imposing an absolute prohibition against all dealings
                         with the Premises other than assignment or charging of
                         the whole or underletting

               4.10.8.5  prohibiting assignment or charging of the whole of the
                         Premises or underletting without the consent of the
                         Landlord under this Lease such consent not to be
                         unreasonably withheld or delayed

               4.10.8.6  requiring the assignee on any assignment of the
                         sublease to enter into direct covenants with the
                         landlord to the same effect as those contained in
                         clause 4.10.9

               4.10.8.7  requiring on each assignment of the sublease that the
                         assignor enters into an authorized guarantee agreement
                         in favour of the Landlord

               4.10.8.8  prohibiting the subtenant from holding on trust for
                         another or permitting another to share or occupy the
                         whole or any part of the Premises save that the
                         subtenant may part with or share occupation of the
                         whole or any part of the Premises with a Company that
                         is a member of the same group as the Tenant (within the
                         meaning of Section 42 of the Landlord and Tenant act
                         1954) for so long as both companies remain members of
                         the same group and in a manner that does not create a
                         legal interest in the Premises

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                 4.10.8.9    imposing in relation to any permitted assignment or
                             charge the same obligations for registration with
                             the Landlord as are contained in this Lease in
                             relation to dispositions by Tenant and

                 4.10.8.10   excluding the provisions of sections 24-28 of the
                             1954 Act from the letting created by the sublease

        4.10.9   Before any permitted subletting the Tenant must ensure that the
                 subtenant enters into a direct covenant with the Landlord that
                 while he is bound by the tenant covenants of the sublease and
                 while the subtenant is bound by an authorised guarantee
                 agreement the subtenant will observe and perform the tenant
                 covenants contained in this Lease - except the covenant to pay
                 the rent reserved by this Lease - and in that sublease

        4.10.10  Upon every application for consent required by this
                 sub-clause to disclose to the Landlord such information as to
                 the terms of the proposed transaction as the Landlord shall
                 reasonably require

        4.10.11  Within one month after its date to produce to the Landlord
                 every assignment or document evidencing a devolution of this
                 Lease or the Premises paying a reasonable fee therefor (being
                 not less than Twenty Five Pounds (L25.00)) for each such
                 registration and at the same time to provide the Landlord with
                 a certified copy of such assignment

4.11.
        4.11.1   Not to make any structural alterations or additions
                 whatsoever to the Premises or the exterior thereof PROVIDED
                 THAT the Tenant may

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                make non-structural alterations in the Premises with the
                Landlord's prior written consent (such consent not to be
                unreasonably withheld or delayed) and the Tenant covenants to
                carry out any such alterations in a good and workman-like
                manner using good materials suitable for the alterations

        4.11.2  At the end of the Term if so required by the Landlord acting
                reasonably substantially to reinstate the Premises to the same
                condition as they were at the date of the grant of this Lease
                such reinstatement to be carried out under the supervision and
                to the reasonable satisfaction of the Landlord's Surveyor or
                architect

4.12

        4.12.1  Not without the Landlord's written consent such consent not to
                be unreasonably withheld or delayed to place or display outside
                the Premises or inside the Premises so as to be visible from the
                outside any poster notice advertisement name or sign except the
                name of the Tenant displayed in a position and in a manner first
                approved in writing by the Landlord at the entrance to the
                Premises and for the avoidance of doubt the Landlord confirms
                its approval of all signs existing at the Premises at the date
                hereof

        4.12.2  Not to fix any aerial or other device to the exterior of the
                Premises or in any way interfere with the exterior of the
                Premises without first obtaining the Landlord's approval (such
                approval not be unreasonably withheld or delayed)

4.13

        4.13.1  To comply with all requirements and regulations of the
                electricity supply authority as to the electrical installation
                in the Premises

<PAGE>   21
        4.13.2  Not without the Landlord's written consent (which shall not be
                unreasonably withheld or delayed) to alter or extend the
                electrical installation or wiring in the Premises

        4.13.3  Not to use any apparatus which overloads the electrical
                installation in the Premises or the Building

4.14    Not to do anything upon the Premises which is or may become a nuisance
        damage or annoyance to the Landlord or to the tenant or occupier of any
        adjoining or nearby premises

        4.14.1  Not to use the whole or any part of the Premises:

                4.14.1.1  for any illegal or immoral purpose

                4.14.1.2  for any offensive noisy or dangerous trade business or
                          manufacture

                4.14.1.3  for any purpose other than the Use

        4.14.2  Not to allow any person to reside or sleep on the Premises

4.15

        4.15.1  Not (by act or omission) to do anything which may invalidate any
                insurance policy effected by the Tenant in respect of the
                Premises or increase the premium for it

        4.15.2  Without prejudice to the rights of the Landlord in respect of
                any breach of sub-clause 4.15.1 of this Clause to repay to the
                Landlord on demand all losses or damages suffered by the
                Landlord by reason of any breach by the Tenant of the said
                sub-clause 4.15.1

        4.15.3  To notify the Landlord in writing within forty-eight (48) hours
                of any outbreak of fire in the Premises or other event likely to
                lead to a
<PAGE>   22
                        claim on the Tenant's insurance relating to the Premises
                        (of which the Tenant has knowledge)

                4.15.4  At all times during the Term to comply with all
                        requirements and recommendations from time to time of
                        the appropriate authority in relation to fire
                        precautions affecting the Premises

        4.16    Not to use (except in the case of fire or other emergency) or
                obstruct the fire escapes in the Premises and to comply with the
                Fire Authority's regulations relating to their use

        4.17    Not to overload the floors or structure of the Premises and not
                to bring any excessively heavy article into the Premises without
                first obtaining the Landlord's written consent such consent not
                to be unreasonably withheld or delayed

        4.18    Not to play or use any musical instrument loudspeaker tape
                recorder gramophone wireless television set or other equipment
                which reproduces music or speech in the Premises so that it can
                be heard outside the Premises or in adjoining premises

        4.19    Not to keep any animal fish reptile or bird in the Premises

        4.20

                4.20.1  To supply the Landlord with a copy of any notice order
                        or proposal for a notice or order affecting the Premises
                        served on the Tenant by any competent authority (or
                        received by the Tenant from any undertenant or other
                        person) as soon as reasonably practicable after it is
                        received by the Tenant and without delay to take all
                        reasonable or necessary steps to comply with any such
                        notice or order

<PAGE>   23
          4.20.2    At the request of the Landlord to make or join with the
                    Landlord in making such objections or representations
                    against or in respect of any such notice or order or
                    proposal for the same as the Landlord shall reasonably
                    require at the joint expense of the Landlord and the Tenant
                    provided such obligation or representation does not
                    conflict with the Tenant's interests

     4.21

          4.21.1    To comply with all requirements under the Planning Acts
                    which affect the Premises

          4.21.2    Not without the Landlord's written consent such consent not
                    to be unreasonably withheld or delayed to make any
                    application for planning permission affecting the Premises
                    or to implement any such permission

     4.22 To preserve so far as the Tenant is able all rights of light and other
          easements enjoyed by the Premises and at all times to afford to the
          Landlord such reasonable facilities and assistance as may enable the
          Landlord to prevent anyone acquiring any right of light or other
          easement over the Premises

     4.23 To pay to the Landlord on an indemnity basis all reasonable costs
          fees charges disbursements and expenses (including without prejudice
          to the generality of the foregoing those payable to Counsel
          Solicitors or Surveyors and Bailiffs) properly incurred by the
          Landlord in relation or incidental to:

          4.23.1    every application made by the Tenant for a consent or
                    license required or made necessary by the provisions of
                    this Lease whether the same be granted or refused or
                    proffered subject to any qualification or condition or
                    whether the application be withdrawn
<PAGE>   24
        4.23.2  the preparation and service of a notice under Section 146 of
                the Law of Property Act 1925 or incurred by or in proper
                anticipation of proceedings under Section 146 or 147 of the Act
                notwithstanding that forfeiture is avoided otherwise than by
                relief granted by the Court

        4.23.3  the recovery or attempted recovery of arrears of rent or other
                sums lawfully due from the Tenant (including without prejudice
                to the generality of the foregoing any reasonable bailiffs'
                fees or commission of any description payable or incurred by
                the Landlord) and

        4.23.4  any steps taken in connection with the preparation and service
                of a Schedule of Dilapidations during or within 3 months after
                the expiration of the Term

4.24    At the end of the Term to give up all keys of the Premises to the
        Landlord and to remove all lettering and signs put up by the Tenant in
        the premises and to make good any damage caused by such removal

4.25    In addition to the rents fees and other payments payable by the Tenant
        under this Lease to the Landlord or any other person or company upon
        production of a valid VAT invoice to pay any Value Added Tax which is
        now or becomes payable in respect of such rents fees and other payments

4.26    At all times during the Term to observe and perform the restrictions
        (if any) specified in sub-clause 1.6 of the Particulars

4.27    To indemnify the Landlord from and against all losses any actions
        proceedings claims damages costs expenses arising from any breach
        non-observance or non-performance of the Tenant's covenants and
        conditions contained in this Lease and sub-clause 1.6 of the Particulars
<PAGE>   25
Clause 5        LANDLORD'S COVENANTS

THE Landlord COVENANTS with the Tenant as follows:-

5.1     That the Tenant may enjoy the Premises peaceably and quietly during the
        Term and any continuation thereof without any interruption or
        disturbance by the Landlord or any person lawfully claiming under or in
        trust for the Landlord

5.2     To procure that the contractor employed to carry out the Works shall
        rectify (as soon as practicable and in any event fully in accordance
        with the terms of the building contract for the Works made between the
        Landlord (1) and such contractor (2)) any defects in the Works which
        come to the Landlord's knowledge within six (6) months of the date of
        practical completion of the Works

Clause 6        PROVISOS

THE Parties AGREE that the Lease is subject to the following provisos:-

6.1     If at any time during the Term:

        6.1.1   the Rent (or any part thereof) shall be in arrears and unpaid
                for twenty-one days after becoming payable (whether formally
                demanded or not) or

        6.1.2   there shall be any substantial breach non-performance or
                non-observance by the Tenant or the Guarantor of any of the
                covenants and conditions contained in this Lease or

        6.1.3   in respect of a Tenant who is an individual then on an
                application being made for an Interim Order or on a Bankruptcy
                Petition being presented or if a Bankruptcy Order is made
                against him or where a Tenant makes an individual voluntary
                arrangement with his Creditors or in the case of the Tenant
                being a company if the company goes into liquidation
<PAGE>   26

            (whether compulsory or voluntary) but not a voluntary winding-up for
            the amalgamation or reconstruction of a solvent company or if the
            company has a Receiver Administrative Receiver or provisional
            Liquidator appointed or if the company has a petition presented for
            an Administration Order or a proposal made for a voluntary
            arrangement or a scheme of arrangement

      the Landlord may at any time thereafter (and notwithstanding the waiver of
      any previous right of re-entry) re-enter the Premises or any part thereof
      in the name of the whole and thereupon the Term shall absolutely cease and
      determine but without prejudice to any rights or remedies which may then
      have accrued to either party against the other in respect of any
      antecedent breach (including the breach in relation to which re-entry is
      made) of any of the covenants and conditions contained in this Lease

6.2   The Landlord shall be entitled to alter add to and execute works on other
      parts of the Landlord's adjoining and nearby premises notwithstanding that
      the access of light and air to the Premises may be interfered with and the
      Landlord shall not be liable to pay any compensation by virtue of its
      exercising these rights

6.3   The Landlord shall not be responsible to the Tenant or the Tenant's
      licensees nor to any other person in the Premises for any:-

      6.3.1    accident happening or injury suffered in the Premises or

      6.3.2    damage to or loss of any goods or property sustained in the
               Premises or

      6.4.3    act omission or negligence of any employee of the Landlord
               or Tenant
<PAGE>   27

6.4   If at the end of the tenancy any furniture or effects belonging to the
      Tenant are left in the Premises for more than fourteen (14) days the
      Landlord shall have power to sell the same as agent for and on behalf of
      the Tenant and the Landlord shall pay or account to the Tenant on demand
      for any proceeds of sale (but not any interest thereon) less any
      reasonable costs of storage and sale reasonably incurred by the Landlord
      and any other sums still remaining lawfully due to the Landlord under the
      terms of this Lease

6.5   Subject to the provisions of Section 38(2) of the Landlord and Tenant Act
      1954 neither the Tenant nor any assignee shall be entitled to any
      compensation under Section 37 of that Act (or any corresponding provision
      in any Act amending or replacing it) upon quitting the Premises or any
      part of it

6.6   That no demand for or acceptance or receipt of any part of the Rent or
      additional rent or any payment on account thereof shall operate as a
      waiver by the Landlord of any right which the Landlord may have to forfeit
      this Lease by reason of any breach of covenant by the Tenant
      notwithstanding that the Landlord may know or be deemed to know of such
      demand acceptance or receipt and the Tenant shall not in any proceedings
      for forfeiture be entitled to rely on any such demand receipt or
      acceptance as aforesaid as a defence

7.1   Tenant to Insure

            The Tenant covenants with the Landlord to insure the Premises
            (excluding any fixed equipment or machinery fixtures or fittings
            installed by the Tenant) in the name of the Tenant and to the
            procure that the Landlord's interest is noted on the policy

      7.2   Details of the Insurance

            Insurance shall be effected:

<PAGE>   28
          7.2.1     in such insurance office or with such underwriters and
                    through such agency as the Landlord (acting reasonably) may
                    from time to time approve (such approval not to be
                    unreasonably withheld or delayed)

          7.2.2     for the following sums:

                    7.2.2.1   such sums as the Landlord shall from time to time
                              be properly advised as being the full cost of
                              rebuilding and reinstatement including architects'
                              surveyors' and other professional fees payable
                              upon any applications for planning permission or
                              other permits or consents that may be required in
                              relation to the rebuilding or reinstatement of the
                              Premises the cost of shoring-up debris removal
                              demolition site clearance any works that may be
                              required by statute incidental expenses and

                    7.2.2.2   the loss of Rent payable under this lease from
                              time to time (having regard to any review of the
                              rent which may become due under this lease) for
                              three years

          7.2.3     against damage or destruction by the Insured Risks to the
                    extent that such insurance may ordinarily be arranged for
                    properties such as the Premises with an insurer of repute
                    and subject to such excesses exclusions or limitations as
                    the insurer may require
<PAGE>   29
     7.3  Suspension of Rent

          7.3.1     If and whenever during the Term:

                    7.3.1.1   the Premises or any part of them are damaged or
                              destroyed by any of the Insured Risks except one
                              against which insurance may not ordinarily be
                              arranged with an insurer of repute for properties
                              such as the Premises unless the Tenant has in fact
                              insured against that risk so that the Premises or
                              any part of them are unfit for occupation or use
                              and

                    7.3.1.2   payment of the insurance money is not refused in
                              whole or in part by reason of any act or default
                              of the Tenant or anyone at the Premises expressly
                              or by implication with the Tenant's authority and
                              reasonably expected to be under the Tenant's
                              control the provisions of clause 7.4.2 shall have
                              effect

          7.3.2     When the circumstances contemplated in clause 7.4.1 arise
                    the Rent or a fair proportion of it according to the nature
                    and the extent of the damage sustained shall cease to be
                    payable until the Premises or the affected part shall have
                    been rebuilt or reinstated so that the Premises or the
                    affected part are made fit for occupation or use or until
                    the expiration of three years from the destruction or damage
                    whichever period is the shorter (the amount of such
                    proportion and the period during which the Rent shall cease
                    to be payable to be determined in accordance with the
                    Arbitration Act 1996 by an arbitrator to be appointed by
                    agreement between the parties
<PAGE>   30
7.4   Reinstatement or Termination If Prevented from Reinstatement

      7.4.1   If and whenever during the Term:

              7.4.1.1   the Premises or any part of them are damaged or
                        destroyed by any of the Insured Risks except one against
                        which insurance may not ordinarily be arranged with an
                        insurer of repute for properties such as the Premises
                        unless the Tenant has in fact insured against that risk
                        and

              7.4.1.2   the payment of the insurance money is not refused in
                        whole or in part by reason of any act or default of the
                        Tenant or anyone at the Premises expressly or by
                        implication with the Tenant's authority and reasonably
                        expected to be under the Tenant's control

              the Tenant shall use all reasonable and commercial endeavours to
              obtain all planning permissions and other permits and consents
              that may be required under the Planning Acts or other statutes (if
              any) to enable the Tenant to rebuild or reinstate ("the
              Permissions")

      7.4.2   Subject to the provisions of clauses 7.4.3 and 7.4.4 the Tenant
              shall as soon as the Permissions have been obtained or as soon as
              reasonably practicable where no Permissions are required apply all
              money received by the Tenant in respect of such insurance (except
              sums in respect of loss of Rent) in rebuilding or reinstating the
              Premises so destroyed or damaged
<PAGE>   31
      7.4.3   For the purposes of this clause the expression "Supervening
              Events" means any one or more of the following circumstances:

              7.4.3.1   the Tenant has failed despite using all reasonable and
                        commercial endeavours to obtain the Permissions

              7.4.3.2   any of the Permissions have been granted subject to a
                        lawful condition with which in all the circumstances it
                        would be unreasonable and not financially viable to
                        expect the Tenant to comply

              7.4.3.3   some defect or deficiency in the site upon which the
                        rebuilding or reinstatement is to take place would mean
                        that the same could only be undertaken at a cost that
                        would be unreasonable and not financially viable in all
                        the circumstances

              7.4.3.4   the Tenant is unable to obtain access to the site for
                        the purposes of rebuilding or reinstating

              7.4.3.5   the rebuilding or reinstating is prevented by war, act
                        of God, Government action or

              7.4.3.6   any other circumstances beyond the control of the Tenant

      7.4.4   The Tenant shall not be liable to rebuild or reinstate the
              Premises if and for so long as such rebuilding or reinstating is
              prevented by one or more of the Supervening Events

      7.4.5   If upon the expiry of a period of three years commencing on the
              date of the damage or destruction the Premises have not been
              rebuilt or

<PAGE>   32
               reinstated so as to be fit for the Tenant's occupation and use
               either party may by notice served at any time within six months
               of the expiry of such period invoke the provisions of clause
               7.4.6

     7.4.6     Upon service of a notice in accordance with clause 7.4.5

               7.4.6.1   the Term will absolutely cease but without prejudice
                         to any rights or remedies that may have accrued to
                         either party against the other including (without
                         prejudice to the generality of the above) any right
                         that the Landlord might have against the Tenant for a
                         breach of the Tenant's covenants set out in clauses
                         7.4.1 and 7.4.2

               7.4.6.2   all the money received in respect of insurance
                         effected by the Tenant pursuant to this clause shall
                         belong to the Landlord save that the Tenant shall be
                         entitled to deduct therefrom the reasonable and proper
                         costs to it of seeking to procure or obtain the
                         Permissions and the cost of clearing the site (if
                         actually cleared) and all works already undertaken in
                         reasonable contemplation of obtaining the Permissions
                         and reinstating the Premises

7.5  Tenant's Insurance Covenants

     The Tenant agrees with the Landlord

     7.5.1     to comply with all the requirements and recommendations of the
               insurers

<PAGE>   33
     7.5.2     not to do or omit anything that could cause any policy of
               insurance on or in relation to the Premises to become void or
               voidable wholly or in part nor (unless the Tenant shall have
               previously notified the Landlord and have agreed to pay the
               increased premium) anything by which additional insurance
               premiums may become payable

     7.5.3     to keep the Premises supplied with such fire fighting equipment
               as the insurers and the fire authority may require and to
               maintain such equipment to their satisfaction and in efficient
               working order and at least once in every six months to cause any
               fire fighting equipment to be inspected by a competent person
               PROVIDED THAT this clause shall not oblige the Tenant to install
               a sprinkler system or make or undertake any substantial works for
               the prevention or extinguishment of fire

     7.5.4     not to store or bring onto the Premises any article substance or
               liquid of a specially combustible inflammable or explosive nature
               and to comply with the requirements and recommendations of the
               fire authority relating to the Premises PROVIDED ALWAYS that this
               shall not prohibit the Tenant from storing on the Premises any
               such articles or substances which it requires in connection with
               its business provided that they shall be stored in an appropriate
               container

     7.5.5     not to obstruct the access to any fire equipment or the means of
               escape from the Premises nor to lock any fire door while the
               Premises are occupied

     7.5.6     to give notice to the Landlord as soon as reasonably practicable
               upon becoming aware of the happening of any event which might
               affect any

<PAGE>   34
          insurance policy on or relating to the Premises or upon the happening
          of any event against which the Tenant may have insured under this
          lease

7.5.7     if at any time the Tenant shall be entitled to the benefit of any
          insurance relating to the Premises (which is not effected or
          maintained in pursuance of any obligations contained in this lease) to
          apply all money received by virtue of such insurance in making good
          the loss or damage in respect of which such money shall have been
          received

7.5.8     if and whenever during the Term the Premises or any part of them are
          damaged or destroyed by an Insured Risk and the insurance money
          under the policy of insurance effected by the Tenant pursuant to its
          obligations contained in this lease is by reason of any act or
          default of the Tenant or anyone at the Premises expressly or by
          implication with the Tenant's control wholly or partially
          irrecoverable as soon as reasonably practicable in every such case to
          rebuild and reinstate to its own expense the Premises or the part
          destroyed or damaged to the reasonable satisfaction of and under the
          supervision of the Landlord's Surveyor the Tenant being allowed
          towards the expense of so doing the amount (if any) actually received
          in respect of destruction or damage under any such insurance policy
<PAGE>   35
        7.5.10  The Tenant agrees with the Landlord in relation to the policy
                of insurance effected by the Tenant pursuant to its obligations
                in this lease:

                7.5.10.1   on renewal in every year to produce to the Landlord
                           reasonable evidence of the terms of the policy and
                           the fact that the last premium has been paid

                7.5.10.2   to procure (if requested in writing) that the
                           interest of the Landlord's mortgage is noted or is
                           endorsed on the policy

                7.5.10.3   to notify the Landlord of any material change in the
                           risks covered by the policy from time to time

8.      GUARANTOR'S COVENANTS

8.1

8.1.1

The Guarantor's covenants with the Landlord are given as sole or principal
debtor or covenant or with the landlord for the time being and with all his
successors in title without the need for any express assignment and the
Guarantor's obligations to the Landlord will last throughout the period during
which the original tenant is bound by the tenant covenants of this Lease and
for the avoidance of doubt shall last throughout any additional period during
which the original tenant is liable under an authorised guarantee agreement but
not further or otherwise

8.1.2   THE COVENANTS

The Guarantor covenants with the Landlord to observe the requirements of this
clause

<PAGE>   36
8.1.2.1 PAYMENT OF RENT AND PERFORMANCE OF THE LEASE

The Tenant must pay the Rent and VAT lawfully charged on them (subject to the
production of a valid VAT invoice) punctually and substantially observe and
perform the covenants and other terms of this Lease and if at any time during
the period while the Tenant is abound by the tenant covenants of this Lease the
Tenant defaults in paying the Rent or in substantially observing or performing
any of the covenants or other terms of this Lease then the Guarantor must pay
the Rent and substantially observe or perform the covenants or terms in respect
of which the Tenant is in default and make good to the Landlord on demand and
indemnify the Landlord against all losses resulting from such non-payment
non-performance or non-observance notwithstanding

(a)     any time or indulgence granted by the Landlord to the Tenant or any
        neglect or forbearance of the Landlord in enforcing the payment of the
        Rent or the observance or performance of the covenants or other terms
        of this Lease or any refusal by the Landlord to accept rent tendered by
        or on behalf of the Tenant at a time when the Landlord is entitled - or
        will after the service of a notice under the Law of Property Act of 1925
        section 146 be entitled - to reenter the Premises

(b)     that the terms of this Lease may have been varied by agreement between
        the Landlord and the Tenant

(c)     that the Tenant has surrendered part of the Premises - in which event
        the liability of the Guarantor under this Lease is to continue in
        respect of the part of the Premises not surrendered after making any
        necessary apportionments under the Law of Property Act 1925 section 140
        and
<PAGE>   37
     (d)  anything else by which but for this clause 8.1.2.1 the Guarantor would
          be released

          8.1.2.2   If at any time during the period while the Tenant is bound
                    by the tenant covenants of this Lease any trustee in
                    bankruptcy or liquidator of the Tenant disclaims this Lease
                    the Guarantor must if so required by written notice served
                    by the Landlord within 90 days of such disclaimer take from
                    the Landlord forthwith a lease of the Premises for the
                    residue of the Term as at the date of the disclaimer at the
                    Rent then payable under this Lease and subject to the same
                    covenants and terms as in this Lease - except that the
                    Guarantor need not ensure that any other person is made a
                    party to that lease as guarantor - the new lease to
                    commence on the date of the disclaimer  The Guarantor must
                    pay the reasonable costs of the new lease and VAT lawfully
                    charged thereon and execute and deliver to the Landlord a
                    counterpart of the new lease

          8.1.2.3   If this Lease is disclaimed and the Landlord does not
                    require the Guarantor to accept a new lease of the Premises
                    in accordance with clause 8.1.2.2 the Guarantor must pay to
                    the Landlord on demand an amount equal to the difference
                    between any money received by the Landlord for the use or
                    occupation of the Premises and the Rent in both cases for
                    the period commencing with the date of the disclaimer and
                    ending on whichever is the earlier of the date 5 months
                    after the disclaimer or the date if any upon which the
                    Premises are re-let and the end of the contractual term

          8.1.2.4   If at any time during the period while the Tenant is bound
                    by an authorised guarantee agreement the Tenant defaults in
                    his obligations under that agreement the Guarantor must
                    make good to the Landlord on demand and indemnify the
                    Landlord against all losses resulting from that default
                    notwithstanding-
<PAGE>   38
        8.1.2.4.1 any time or indulgence granted by the Landlord to the Tenant
        or neglect or forbearance of the Landlord in enforcing the payment of
        any sum or the observance or performance of the covenants of the
        authorised guarantee agreement

        8.1.2.4.2 that the terms of the authorised guarantee agreement may have
        been varied by agreement between the landlord and the Tenant or anything
        else by which but for this clause 8.1.2.4 the Guarantor would be
        released

8.1.3

8.1.3.1

Any provision of this clause 8 rendered void by virtue of the Landlord and
Tenant (Covenants) Act 1995 section 25 is to be severed from all remaining
provisions and the remaining provisions are to be preserved

8.1.3.2

If any provision in this clause 8 extends beyond the limits permitted by the
Landlord and Tenant (Covenants) Act 1995 section 25 such provision is to be
varied so as not to extend beyond those limits

                   THE SCHEDULE (1): THE RENT AND RENT REVIEW

{1}-1  DEFINITIONS

For all purposes of this Schedule the terms defined in this paragraph {1}-1 have
the meanings specified:
<PAGE>   39
(1)-1.1         'THE ASSUMPTIONS'

'The Assumptions' means -

(1)-1.1.1       the assumption that no work has been carried out on the Premises
                during the Term by the Tenant, his subtenants or their
                predecessors in title or any occupiers that has diminished the
                rental value of the Premises

(1)-1.1.2       the assumption that if the Premises have been destroyed or
                damaged they have been fully rebuilt or reinstated,

(1)-1.1.3       the assumption that the covenants contained in this Lease on the
                part of the Tenant have been fully performed and observed,

(1)-1.1.4       the assumption that the Premises are available to let by a
                willing landlord to a willing tenant in the open market by one
                lease ('the Hypothetical Lease') without a premium being paid by
                either party and with vacant possession,

(1)-1.1.5       the assumption that the Premises have already been fitted out
                and equipped by and at the expense of the incoming tenant so
                that they are capable of being used by the incoming tenant from
                the beginning of the Hypothetical Lease for all purposes
                required by the incoming tenant that would be permitted under
                this Lease,

(1)-1.1.6       the assumption that the Hypothetical Lease contains the same
                terms as this Lease, except the amount of the Initial Rent and
                any rent-free period allowed to the Tenant for fitting out the
                Premises for his occupation and use at the commencement of the
                Term, but including the provisions for rent review on the Review
                Dates, and except as set out in paragraph (1)-1.1.7,
<PAGE>   40
     (1)-1.1.7 the assumption that the term of the Hypothetical Lease is equal
               in length to the term remaining unexpired at the relevant review
               date and that such term begins on the relevant review date, that
               the rent commences to be payable on that date, and that the years
               during which the tenant covenants to decorate the Premises are at
               the same intervals after the beginning of the term of the
               Hypothetical Lease as those specified in this Lease

     (1)-1.1.8 the assumption that every prospective willing landlord and
               willing tenant is able to recover VAT in full

     (1)-1.1.9 the [                      ] floor area of the Premises is the
               figure specified in the "Floor Area Memorandum" to be annexed to
               this Lease and Counterpart thereof in accordance with the terms
               of this Agreement

     (1)-1.2   'THE DISREGARDS'
     'The Disregards' means -

     (1)-1.2.1 disregard of any effect on rent of the fact that the Tenant, his
               subtenants, or their predecessors in title or any lawful occupier
               have been in occupation of the Premises,

     (1)-1.2.2 disregard of any goodwill attached to the Premises because the
               business of the Tenant, his subtenants, or their predecessors in
               title in their respective businesses is or was carried on there,
               and

     (1)-1.2.3 disregard of any increase in rental value of the Premises
               attributable at the relevant review date to any improvement to
               the Premises carried out, with consent where required, otherwise
               than in pursuance of an obligation to the Landlord or his
               predecessors in title either -

<PAGE>   41
     (a)  by the Tenant, his subtenants, or their predecessors in title or any
          lawful occupier during the Term or during any period of occupation
          before the Term, or

     (b)  by any tenant or subtenant of the Premises or any lawful occupier
          before the commencement of the Term, provided that the Landlord or his
          predecessors in title have not since the improvement was carried out
          had vacant possession of the relevant part of the Premises, and

{1}-1.2.4 disregard of the taxable status of the Landlord or the Tenant for the
          purpose of VAT

[1]-1.2.5 disregard of any rent obtained on any sub-letting of the Premises
          where such rent is at a rate less than the current rent payable under
          this Lease

(1)-1.3   'AN EXPERT'

References to 'an expert' are references to an independent valuer appointed by
agreement between the Landlord and the Tenant or, in the absence of agreement
within 14 days of one of them giving notice to the other of his nomination,
nominated by the President on the application of either party made not earlier
than 6 months before the relevant review date or at any time thereafter to
determine the rent under this schedule

{1}-1.4   'THE PRESIDENT'

'The President' means the President for the time being of the Royal Institution
of Chartered Surveyors or any person authorised by him to make appointments on
his behalf
<PAGE>   42
{1}-1.5   'A REVIEW PERIOD'

References to a 'Review Period' are references to the period beginning on any
review date and ending on either the day before the Next Review Date or the 23rd
December 2010 whichever is the first date to occur after the relevant review
date

{1}-2     ASCERTAINING THE RENT

{1}-2.1   THE RENT

Until the First Review Date the Rent is to be ONE HUNDRED AND TWENTY-TWO
THOUSAND POUNDS (L122,000.00) plus Value Added Tax at the current rate per annum
and thereafter for each successive Review Period a sum equal to the greater of
the rent payable under this Lease immediately before the relevant review date,
or, if payment of rent has been suspended as provided for in this Lease, the
rent that would have been payable had there been no such suspension, or the
revised rent ascertained in accordance with this Schedule

{1}-2.2   AGREEMENT OF THE RENT

Six months before each review date, time not being of the essence of the
contract, the Landlord and the Tenant must explore the possibility of open
negotiations with a view to reaching a written agreement as to the Rent for the
following review period and the Rent for that period may be agreed at any time
or, in the absence of agreement, is to be determined by an expert.

{1}-2.3   OPEN MARKET RENT

The sum to be determined by the expert must be the sum at which, acting as an
expert and not as an arbitrator or quasi-arbitrator, he decides the Premises
might reasonably be expected to be let in the open market at the relevant review
date making the Assumptions but disregarding the Disregards.
<PAGE>   43
{1}-2.4   CONDUCT OF THE DETERMINATION

{1}-2.4.1 FEES AND EXPENSES

The fees and expenses of the expert and any VAT payable on them, including the
cost of his appointment, are to be borne equally by the Landlord and by the
Tenant, who must otherwise each bear their own costs.

{1}-2.4.2 REPRESENTATIONS

An expert must afford each of the parties an opportunity to make written
representations to him and also an opportunity to make written
counter-representations on any representations made to him by the other party
but is not to be in any way limited or fettered by such representations and
counter-representations and is to be entitled to rely on his own judgment and
opinion.

{1}-2.4.3 REPLACEMENT OF AN EXPERT

If an expert dies or refuses to act or becomes incapable of acting or if he
fails to publish his determination within 4 months of the date on which he
accepted the appointment, either party may apply to the President to discharge
him and appoint another in his place.

{1}-2.5   MEMORANDA OF AGREEMENT

Whenever the Rent has been ascertained in accordance with this schedule,
memoranda to that effect must be signed by or on behalf of the Landlord and the
Tenant annexed to this document and its counterpart, and the Landlord and the
Tenant must bear their own costs in this respect.

{1}-3     PAYMENT OF THE RENT AS ASCERTAINED
<PAGE>   44
{1}-3.1   WHERE THE RENT IS NOT ASCERTAIN BY A REVIEW DATE

If the Rent payable during any review period has not been ascertain by the
relevant review date, then rent is to continue to be payable at the rate
previously payable, such payments being on account of the rent for that review
period.

{1}-3.2   WHERE A REVIEW DATE IS NOT A QUARTER DAY

If the Rent for any review period is ascertain on or before the relevant review
date but that date is not a quarter day, then the Tenant must pay to the
Landlord on that review date the difference between the Rent due for that
quarter and the Rent already paid for it.

{1}-3.3   BACK-PAYMENT WHERE REVIEW DELAYED

If the Rent payable during any review period has not been ascertained by the
relevant review date, then the Tenant must pay to the Landlord, within fourteen
(14) days of the date on which the Rent is agreed or the expert's determination
is received by him, any shortfall between the Rent that would have been paid
for that period had it been ascertain on or before the relevant review date
and the payments made by the Tenant on account and any VAT payable thereon, and
interest, at the base lending rate from time to time of Lloyds Bank plc, in
respect of each instalment of rent due on or after that review date on the
amount by which the instalment of the Rent that would have been paid had it
been ascertained exceeds the amount paid by the Tenant on account, the interest
to be payable for the period from the Relevant Review Date up to the date of
payment of the shortfall

{1}-4.    EFFECT OF COUNTER-INFLATION PROVISIONS

If at any review date a statute prevents, restricts or modifies the Landlord's
rights either to review the Rent in accordance with this Lease or to recover
any increase in the Rent, then the Landlord may, when the restriction or
modification is removed,
<PAGE>   45
relaxed or varied -- without prejudice to his rights, if any, to cover any rent
the payment of which has only been deferred by statute -- on giving not less
than 1 month's nor more than 3 months' notice to the Tenant at any time within
6 months of the restriction or modification being removed, relaxed or varied,
require the Tenant to proceed with any review of the Rent that has been
prevented or to review the Rent further where the Landlord's right was
restricted or modified. The date of expiry of the notice is to be treated as a
review date -- provided that nothing in this paragraph is to be construed as
varying any subsequent review date. The Landlord may recover any increase in
the Rent with effect from the earliest date permitted by law.

                         SCHEDULE (2) - TENANT'S RIGHTS

The following rights and easements are granted out of the Landlord's adjoining
property and to the Tenant any undertenant and occupiers of the Premises and all
other persons authorised by the Tenant in common with all other persons
authorised by the Landlord or having the like rights and easements:

[2]-1     The free and uninterrupted use of all pipes wires flues channels
          drains and apparatus which serve the Premises

[2]-2     The right to enter upon neighbouring premises within title HP253048 at
          all reasonable times upon reasonable notice (except in case of
          emergency when no notice shall be required) for the purpose of:-

          (2)-2.1   inspecting maintaining cleansing repairing renewing and
                    replacing the said pipes wires flues channels drains and
                    apparatus and making connections thereto and

          (2)-2.2   executing or permitting or suffering the execution of works
                    or alterations to the Premises
<PAGE>   46
(2) - 3 The right at all times of access to and egress from the Premises with
        or without vehicles over the land cross-hatched blue on the Plan
        provided that the Tenant shall not block such access at any time

(2) - 4 The right to support and shelter now or hereafter belonging to or
        enjoyed by the Premises

                   SCHEDULE (3) - EXCEPTIONS AND RESERVATIONS

The following rights and easements are excepted and reserved out of the Premises
unto the Landlord and its tenants and the occupiers of any adjoining or
neighbouring land and/or premises and all other persons authorised by the
Landlord or having like rights and easements:

(3) - 1 The free and uninterrupted use of all pipes wires flues channels drains
        and apparatus which are in the Premises and serve other premises

(3) - 2 The right to enter upon the Premises at all reasonable times upon
        reasonable prior notice (except in case of emergency when no notice
        shall be required) for the purpose of:-

        (3) - 2.1   inspecting maintaining cleansing repairing renewing and
                    replacing the said pipes wires flues channels drains and
                    apparatus and making connections thereto the person or
                    persons exercising such rights making good any damage
                    caused to the Premises as soon as reasonably practicable

        (3) - 2.2   executing or permitting or suffering the execution of works
                    or alterations to any premises adjoining the Premises in
                    such manner as the Landlord (acting reasonably) shall think

<PAGE>   47
        fit the person or persons exercising such rights making good any damage
        caused to the Premises as soon as reasonably practicable

{3}-3   All rights of light air and other easements and rights now or hereafter
        belonging to or enjoyed by the Premises from or over any adjacent or
        neighbouring land or building

{3}-4   The right to build or rebuild or alter any adjacent or neighbouring
        land or building in any manner whatsoever and to let the same for any
        purpose or otherwise deal therewith notwithstanding that the light or
        air to the Premises is in any way diminished

{3}-5   The right to support and shelter and all other easements and rights now
        or hereafter belonging to or enjoyed by all adjacent or neighbouring
        land or building an interest wherein in possession or reversion is at
        any time during the Term hereby granted vested in the Landlord

{3}-6   The right to enter upon the Premises at all reasonable times upon
        reasonable prior notice for the purpose of execution or permitting or
        suffering the execution of works required to complete any snagging
        works required following the Landlord's refurbishments the person or
        persons exercising such rights making good any damage caused to the
        Premises as soon as reasonably practicable

{3}-7   The right of access to and egress from Unit 2 Power Products School
        Lane over and across the land cross-hatched black on the Plan provided
        that such access shall not be blocked at any time
<PAGE>   48
{3}-8     The right of emergency pedestrian escape from the rear of the
          adjacent warehouse currently known as Unit 2 Power Products over such
          roadways and footpaths as form part of the Premises

IN WITNESS whereof the parties hereto have duly executed this Lease the day and
year first before written

                                                       Common seal of Company
THE COMMON SEAL of                                          [COMPANY SEAL]
LE GALLAIS' REAL ESTATES
(OVERSEAS) LIMITED was affixed
in the presence of:-

/s/  PETER LE GALLAIS
----------------------------------
     Signature of Director

/s/  IAN LE GALLAIS
----------------------------------
     Signature of Director<PAGE>   1
                                                                   EXHIBIT 10.24

Mr. Ed Cummins
939 Sandcastle
Corona del Mar, CA 92625

Dear Ed:

     This letter will confirm that Ocular Sciences, Inc. (the "Company") has
retained you to assist it with identifying and consummating a possible
acquisition or business combination. You will provide such services to the
Company in this regard as the Company reasonably requests, including meeting
with principals and professionals involved in the transaction, preparing
analysis, and assisting in the structuring of the transaction.

     As you are aware, the Company has previously entered into an agreement
with Morgan Stanley & Co. Incorporated dated December 16, 1998, as amended
August 31, 1999, to provide related services (the "Morgan Agreement").

     This letter will confirm to you that if the Company enters into a
"Transaction", then you will be entitled to a fee of 3/8% of the "Aggregate
Value" of the Transaction, if the Transaction involves one other company, and
1/2% of the Aggregate Value of the Transaction if the Transaction involves more
than one other company in a substantial way. In no event will your total fee be
greater than 1/2% of the Aggregate Value of the Transaction. The terms
"Transaction" and "Aggregate Value" shall have the meanings set forth in the
Morgan Agreement. The minimum fee set forth in the Morgan Agreement shall not
apply to this relationship.

     The Company will also reimburse you for your reasonable expenses incurred
in the performance of your services hereunder, as such expenses are incurred,
including travel costs, document production and document delivery, provided
that expenses in excess of $45,000 per month need to be approved by the Company
in advance.

     You will maintain the confidentiality of all Company confidential
information and will only disclose such information with the approval of an
officer of the Company.

     The Company will have no obligation to accept a proposed Transaction, and
may reject any and all proposals in its sole discretion. Additionally, the
Company may terminate your services at any time. If the Company terminates your
services, then you will be entitled to (i) payment for reimbursable expenses
incurred prior to the date of termination and (ii) the Transaction fee set
forth above for any Transaction consummated on or before November 18, 2000. If
the Company does not consummate a Transaction by November 18, 2000, then the
Company will pay you at such time, for your hours actually expended in
performing the services hereunder, at a rate of $300 per hour, up to a maximum
of $45,000 and your services will be terminated.

     Ed, if the foregoing accurately reflects our agreement, please sign below
to so indicate.

                                       Very truly yours,

                                       /s/ JOHN FRUTH
                                       ----------------------------------
                                       John Fruth, Chairman of the Board

Accepted and Agreed:

/s/ ED CUMMINS
-----------------------
Ed Cummins

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