Document:

Exhibit 4.12

 

Dated 16 September 2015

 

Agreement for Lease

 

between

 

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

 

and

 

Adaptimmune Limited

 

and

 

Adaptimmune Therapeutics plc

 

relating to

 

Plot A

Park Drive Central

Milton Park

 

	

    	

    

 

 

THIS AGREEMENT is made the 16th day of September 2015 BETWEEN

 

(1)                                                             MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP No. LP14504), both of whose registered offices are at Lloyds Chambers 1 Portsoken Street London E1 8HZ; and

 

(2)                                                             ADAPTIMMUNE LIMITED (Company number 6456741) whose registered office is at 101 Park Drive Milton Park Abingdon Oxfordshire OX14 4RY; and

 

(3)                                                             ADAPTIMMUNE THERAPEUTICS PLC (Company number 9338148) whose registered office is at 101 Park Drive Milton Park Abingdon Oxfordshire OX14 4RY;

 

DEFINITIONS

 

1                                                                     In this Agreement save where the context otherwise requires the following words and expressions have the following meanings:

 

1.1                                                           Architect and Principal Designer means Nicholas Hare Architects LLP of 3 Barnsbury Square London N1 1JL or such other architect (and principal designer pursuant to the Regulations) as may be appointed from time to time in connection with the Landlord’s Works and is approved by the Tenant (acting reasonably);

 

1.2                                                           Bank Guarantee means a guarantee to be issued by Barclays in the form of the settled draft guarantee set out in Schedule 4;

 

1.3                                                           Barclays means Barclays Bank PLC (Company number 1026167);

 

1.4                                                           Break Date 1 means the eleventh (11th) anniversary of the Completion Date;

 

1.5                                                           Break Date 2 means the fifteenth (15th) anniversary of the Completion Date;

 

1.6                                                           Break Date 3 means the twentieth (20th) anniversary of the Completion Date;

 

1.7                                                           Break Dates mean Break Date 1, Break Date 2 and Break Date 3;

 

1.8                                                           Building Contract means a contract for the carrying out of the Landlord’s Works to be in the form of JCT DB2011 Design and Build Contract 2011 with such amendments as are agreed between the Landlord and Tenant (acting reasonably) which provides third party rights in favour of the Tenant to enable the Tenant to take action against the contractor under the Building Contract on no less favourable a basis than the employer under the Building Contract could have done;

 

1.9                                                           Building Services Engineer means Hoare Lea of Western Transit Shed, 12-13 Stable St, London N1C 4AB or such other building services engineer as may be appointed from time to time in connection with the Landlord’s Works and is approved by the Tenant (acting reasonably);

 

1.10                                                    Centre has the same meaning as is ascribed to that expression in the Lease;

 

1.11                                                    Civil and Structural Engineer means Glanville Consultants Limited of 3 Grovelands Business Centre, Boundary Way, Hemel Hempstead, Herts HP2 7TE or such other civil and structural engineer as may be appointed from time to time in connection with the Landlord’s Works and is approved by the Tenant (acting reasonably);

 

1.12                                                    Code means the Code of Measuring Practice — Sixth Edition (RICS [August 2007]);

 

1.13                                                    Completion Date means the Date of Practical Completion;

 

1.14                                                    Condition Precedent means entry into the Building Contract;

 

1.15                                                    Consultants means the Architect and Principal Designer, the Building Services Engineer, the Civil and Structural Engineer and the Employer’s Agent (and Consultant means any one of the Consultants);

 

1.16                                                    Consultants’ Warranties means collateral warranties for the benefit of the Tenant from the Consultants in a form that is agreed between the Landlord and Tenant (acting reasonably);

 

1.17                                                    Contractor means Barnwood Construction Limited of 203 Barnwood Road, Gloucester GL4 3HS or such other contractor as may be appointed from time to time in connection with the Landlord’s Works;

 

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1.18                                                    Contractor’s Warranty means a collateral warranty for the benefit of the Tenant as is agreed between the Landlord and the Tenant (acting reasonably);

 

1.19                                                    Date of Practical Completion means the date on which the Employer’s Agent issues a certificate of practical completion of the Property under the Landlord’s Works;

 

1.20                                                    Defects Liability Period means the period of twelve (12) months commencing on the Date of Practical Completion;

 

1.21                                                    Drop Dead Date shall mean the date which is 25 months after the date on which the Landlord’s Works shall be commenced;

 

1.22                                                    Employer’s Agent means Ridge & Partners LLP of The Cowyards, Blenheim Park, Oxford Road, Woodstock, OX20 1QR or such other Employer’s Agent as may be appointed from time to time in connection with the Landlord’s Works and is approved by the Tenant (acting reasonably);

 

1.23                                                    Extra Spaces means those 43 parking spaces at the Centre the location of which is shown by way of indication edged pink on the plan annexed to this Agreement;

 

1.23.1                                          Force Majeure means fire, storm, tempest, other adverse weather conditions, war, hostilities, rebellion, revolution, insurrection, military or usurped power, civil war, labour lock-outs, strikes and other industrial disputes, riot, commotion, disorder, decree of Government, non-availability of materials or equipment provided that each and every such event:

 

1.23.2                                          materially and adversely affects the performance of the terms and provisions of this Agreement; and

 

1.23.3                                          cannot reasonably be avoided or provided against by the Landlord and/or the Contractor;

 

1.24                                                    Gross Internal Area means the gross internal floor area of the Property which is to be measured in square feet and otherwise in accordance with the Code;

 

1.25                                                    Guarantor means Adaptimmune Therapeutics plc (Company number 9338148);

 

1.26                                                    Initial Principal Rent means one million one hundred thousand pounds (£1,100,000) per annum;

 

1.27                                                    Landlord means MEPC Milton Park No. 1 Limited and MEPC Milton Park No. 2 Limited, on behalf of MEPC Milton LP and their successors in title to the Property;

 

1.28                                                    Landlord’s Works the works to produce a shell and core building described in outline in the Plans and Specifications set out in Schedule 1 Part 1;

 

1.29                                                    Landlord’s Works Longstop Date means (subject to the proviso to Clause 6.2) the date which is 17 months after the Unconditional Date provided that such period (of 17 months as extended in accordance with the proviso to Clause 6.2) shall, in addition, be extended by the aggregate amount of delay to the carrying out of the Landlord’s Works caused by:

 

1.29.1                                          Force Majeure; and by

 

1.29.2                                          any extension of time allowed to the Contractor to carry out and complete the Landlord’s Works as a consequence of a Relevant Event [as defined in the Building Contract];

 

1.30                                                    Lease means a lease in the form of the settled draft lease of the Property and set out in Schedule 2 and marked “Lease_Plot A Park Drive Central_Milton Park”;

 

1.31                                                    Licence for Alterations means the licence permitting the Tenant’s Works in the form of the settled draft set out in Schedule 3;

 

1.32                                                    Local Development Order means the Milton Park Local Development Order adopted by the Vale of White Horse District Council on 12 December 2012 pursuant to paragraph 3 of Schedule 4A of the Town and Country Planning Act 1990 and which came into effect on 15 January 2013;

 

1.33                                                    Measurement Expert means Ridge & Partners LLP of The Cowyards, Blenheim Park, Oxford Road, Woodstock, OX20 1QR;

 

1.34                                                    Measured Area means the Gross Internal Area of the Property as determined by the Measurement Expert in accordance with clause 10;

 

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1.35                                                    Occupation Date means the date on which the Employer’s Agent considers that the Landlord’s Works have progressed to a stage which will allow the Tenant safely to take occupation of the Property;

 

1.36                                                    Planning Permission means planning permission for the Landlord’s Works granted by the Landlord receiving confirmation from the Local Planning Authority in writing (in accordance with clause 4.1.2 of the Local Development Order) that the proposed development of the Property by the Landlord’s Works is permitted by the Local Development Order;

 

1.37                                                    Plans and Specifications means the drawings and the specification of works annexed hereto in Schedule 1 Part 1 and any reference to Plans and Specifications shall be construed as references to them as the same may be amended pursuant to clauses 6.3 -  6.4.2;

 

1.38                                                    President means the president for the time being of the Royal Institution of Chartered Surveyors;

 

1.39                                                    Property means the building which is to be constructed under the Landlord’s Works and which is to be demised by and more particularly described in the Lease as Plot A Park Drive Central, Milton Park;

 

1.40                                                    Regulations means the Construction (Design and Management) Regulations 2015 (as may be amended);

 

1.41                                                    Rent Commencement Date means the date which shall be nineteen (19) months after the Completion Date PROVIDED THAT, if any Tenant Variation permitted pursuant to clause 7 shall cause the Landlord’s Works to take longer to carry out than would otherwise be the case, such period of nineteen (19) months shall be reduced by the aggregate period by which any one or more such Tenant Variation shall cause the Landlord’s Works to take longer to carry out than would otherwise be the case;

 

1.42                                                    Required Permissions means the Planning Permission and all other necessary statutory consents including building regulation approvals for the implementation of the Landlord’s Works;

 

1.43                                                    Review Dates means the fifth (5th), tenth (10th), fifteenth (15th) and twentieth (20th) anniversaries of the Completion Date;

 

1.44                                                    Standard Conditions means the Standard Commercial Property Conditions (Second Edition) and Standard Condition shall be interpreted accordingly;

 

1.45                                                    Tenant means Adaptimmune Limited (Company number 6456741);

 

1.46                                                    Tenant Variation means a variation, additional works and/or a specification upgrade to the Landlord’s Works;

 

1.47                                                    Tenant Variation Price means the cost of the Tenant Variation to which it relates including:

 

1.47.1                                          any design and approval costs and any costs associated with any extension of time which are incurred by the Landlord in connection with the relevant Tenant Variation;

 

1.47.2                                          a development management fee of 3% of the Tenant Variation Price (excluding the fee under this clause 1.47.2);

 

1.48                                                    Tenant’s Works means the Tenant’s works to fit out the Property in accordance with the Tenant’s Works Specification;

 

1.49                                                    Tenant’s Works Specification means the drawings and specifications approved in accordance with clause 12;

 

1.50                                                    Unconditional Date means the date the Condition Precedent shall have been satisfied;

 

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

 

1.52                                                    Working Day means any day except Saturdays, Sundays and bank, public and statutory holidays.

 

INTERPRETATION

 

2                                                                     In the interpretation of this Agreement references to clauses shall be references to clauses in this Agreement and the clause headings shall be ignored.

 

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STANDARD CONDITIONS

 

3                                                                     The Standard Conditions shall apply to this Agreement save for Standard Conditions 2.2 and 9.2(a). In case of conflict between this Agreement and the Standard Conditions, this Agreement prevails. Terms used or defined in the Standard Conditions have the same meanings when used in this Agreement, and vice versa save that “seller” shall mean the Landlord and “buyer” shall mean the Tenant.

 

CONDITION PRECEDENT

 

4                                                                     This Agreement (save for Clauses 1, 2, 4, 5, 13, 23, 24, 25, 26, 35, 36, 37, 39 and 40 which take effect now with immediate effect) shall be conditional on and shall only have effect in the event that the Condition Precedent is satisfied;

 

5                                                                     If the Condition Precedent shall not have been satisfied by 31 December 2015, as to which time shall be of the essence:

 

5.1                                                           This Agreement shall immediately determine and be of no further effect and, in respect of this Agreement, no party shall have any further claims against or liability to any other party save in respect of any antecedent breach of the terms of this Agreement; and

 

5.2                                                           The Landlord shall immediately release Barclays from liability under the Bank Guarantee and shall as soon as reasonably practicable thereafter, return the original Bank Guarantee to Barclays and give notice in writing to Barclays that the Bank Guarantee may be cancelled.

 

LANDLORD’S WORKS

 

6                                                                     The Landlord agrees with the Tenant as follows:-

 

6.1                                                           To the extent that the Landlord has not already done so prior to the date of this Agreement, at its own expense to apply for all Required Permissions and diligently to use all reasonable endeavours to obtain the Required Permissions as quickly as possible;

 

6.2                                                           Subject to the Required Permissions, once obtained, remaining in all material respects unrevoked and unaltered and unless prevented from doing so by Force Majeure to cause the Landlord’s Works to be carried out and completed:

 

6.2.1                                                 at its own expense;

 

6.2.2                                                 in a good and workmanlike manner;

 

6.2.3                                                 using sound building practice and materials of good quality;

 

6.2.4                                                 in accordance with the Required Permissions the Plans and Specifications and all relevant British Standards and codes of practice;

 

6.2.5                                                 so that the Landlord’s Works when completed comply with relevant fire and other statutory requirements to the extent applicable to a shell and core building as described in the Plans and Specifications;

 

6.2.6                                                 so that the Landlord’s Works when completed are delivered to the Tenant in a clean and tidy condition with the benefit of vacant possession save for any debris and disturbance resulting from any early occupation of the Property by or on behalf of the Tenant or the Guarantor;

 

6.2.7                                                 in accordance with the Plans and Specifications;

 

6.2.8                                                 using reasonable endeavours to commence the Landlord’s Works within one month after the Unconditional Date;

 

6.2.9                                                 using reasonable endeavours to procure that the Date of Practical Completion shall occur no later than the Landlord’s Works Longstop Date; and

 

6.2.10                                          in accordance with the Building Contract;

 

PROVIDED THAT if any Tenant Variation permitted pursuant to clause 7 shall cause the Landlord’s Works to take longer to carry out than would otherwise be the case the date for the Landlord’s Works Longstop Date shall be extended by an equivalent period;

 

6.3                                                           The Landlord shall provide the Tenant with copies of any additional detail to the Plans and Specifications and related drawings as soon as practicable after the additional details have been designed; and

 

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6.3.1                                                 up to the date of grant of all Required Permissions for the Landlord’s Works the Plans and Specifications may be refined by the Landlord but only with the Tenant’s prior written approval which shall not be unreasonably withheld or delayed;

 

6.3.2                                                 if after all of the Required Permissions for the Landlord’s Works have been obtained further revisions are necessary to update the Plans and Specifications the Landlord shall (subject to clause 6.4) take due cognisance of all representations made by or on behalf of the Tenant in respect of such revisions if the representations are made within five (5) Working Days of the date the Tenant receives details of the relevant revisions, as to which period time is of the essence;

 

6.4                                                           During the carrying out of the Landlord’s Works the Landlord may as a reasonable requirement:

 

6.4.1                                                 from time to time make variations to the Plans and Specifications so long as any such variation shall not materially alter the substance or design or external appearance or the structural integrity of the Landlord’s Works provided that the Landlord shall obtain the Tenant’s consent (which shall not be unreasonably withheld or delayed) in every case where such variations relate to the Tenant’s Works; and

 

6.4.2                                                 substitute for any materials referred to in the Plans and Specifications other materials of comparable quality and appearance except where the substitution deviates from or would have the effect (whether individually or cumulatively) of materially varying (save by way of refinement) the Plans and Specifications;

 

6.5                                                           The Landlord shall not appoint or dismiss or replace the Contractor or either of the Consultants without procuring that any replacement Contractor or Consultant enters into a warranty substantially in the same form as the relevant Contractor or Consultant would have been required to provide but incorporating such amendments thereto as may properly be required by the insurers of the replacement Contractor or Consultant as a condition of their providing insurance cover in respect thereof and if the Contractor or either Consultant shall be replaced any reference in this Agreement to the Contractor or to a Consultant shall thereafter and to the extent required be construed as a reference to the relevant replacement Contractor or Consultant;

 

6.6                                                           The Landlord shall deliver to the Tenant free of charge two sets of “as built” drawings in respect of the Landlords’ Works as soon as practicable following the Date of Practical Completion which shall be in a form which complies with the Regulations.

 

TENANT VARIATIONS

 

7                                                                     The Tenant may request, in writing, a Tenant Variation and in relation to any relevant Tenant Variation:

 

7.1                                                           If the Landlord, acting reasonably, agrees that the Tenant Variation is feasible and can be implemented without causing a breach of the Building Contract, or of any appointment of any of the Consultants, and will not:

 

7.1.1                                                 cause undue delay to the completion of the Landlord’s Works;

 

7.1.2                                                 damage either the investment value of the reversion to the Property or the rental value of the Property;

 

7.1.3                                                 affect the external appearance or the structural integrity of the Property;

 

7.1.4                                                 require the grant or variation of any Required Permissions;

 

7.1.5                                                 prejudice the availability of the Contractor’s Warranty or any of the Consultants’ Warranties;

 

7.1.6                                                 vitiate any policy of insurance in relation to the Property or the Landlord’s Works;

 

then the Landlord shall notify the Tenant of:

 

7.1.7                                                 the Tenant Variation Price; and

 

7.1.8                                                 any extension of time reasonably required to carry out the Tenant Variation; and

 

7.2                                                           The Landlord shall state the time period required for acceptance by the Tenant of the Tenant Variation Price and of any additional time reasonably required to carry out the Tenant Variation which time period (for acceptance) shall not be less than five Working Days;

 

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7.3                                                           The Tenant Variation Price shall be accompanied by such supporting information as the Tenant may reasonably require and the Landlord shall procure that the Tenant Variation Price shall be calculated having regard to the nature and/or extent of the Tenant Variation and the stage of the Landlord’s Works at which such request is made by the Tenant.

 

7.4                                                           If the Tenant accepts the Tenant Variation Price and the extension of time reasonably required to carry out the Tenant Variation, in writing, within such time period for acceptance as stated by the Landlord, then the Tenant Variation shall then be deemed thenceforth to be part of the Plans and Specifications;

 

7.5                                                           The Tenant shall pay the Tenant Variation Price (as adjusted to reflect the actual cost of the Tenant Variation) to the Landlord within 15 Working Days of written demand.

 

PROJECT MONITORING

 

8                                                                     During the carrying out of the Landlord’s Works:

 

8.1                                                           The Tenant (together with its representatives) will have rights to attend monthly team meetings with the Contractor and the Landlord and undertake regular inspection of the Landlord’s Works.

 

8.2                                                           The Tenant will have rights to make representations to the Landlord as to the Landlord’s Works at such meetings, and the Landlord shall procure that the Contractor shall have due regard to such representations and shall take into account all such proper and reasonable representations.

 

8.3                                                           The Landlord and the Tenant shall establish a steering committee of senior representatives to monitor the carrying out of the Landlord’s Works which shall meet on a regular (or other as shall be decided) basis until after the completion of any works identified at the date of issue of the certificate of practical completion of the Landlord’s Works and consider and record the progress of the Landlord’s Works.

 

PRACTICAL COMPLETION

 

9                                                                     The Tenant shall be entitled to:

 

9.1                                                           not less than ten (10) days’ written notice of the date on which the Employer’s Agent intends to inspect the Landlord’s Works with a view to issuing the certificate of practical completion of the Landlord’s Works; and

 

9.2                                                           to accompany the Employer’s Agent on the inspection of the Landlord’s Works for the purpose of issuing the certificate of practical completion of the Landlord’s Works and (at such inspection) to make representations to the Employer’s Agent in respect of any proposed certification of practical completion and the Landlord shall procure that:

 

9.2.1                                                 the Employer’s Agent shall have due regard to such representations and shall take into account all such proper and reasonable representations; and

 

9.2.2                                                 the Employer’s Agent shall (at such inspection) prepare a list of snagging items (being items of the Landlord’s Works which are outstanding but capable of being rectified and are not sufficiently serious to prevent the Employer’s Agent from issuing the certificate of Practical Completion of the Landlord’s Works;

 

PROVIDED THAT the Employer’s Agent’s independent discretion as to the issuing of the certificate of practical completion of the Landlord’s Works shall not be fettered by any representations made by or on behalf of the Tenant and forthwith after the Landlord shall have been notified of the occurrence of the Date of Practical Completion the Landlord shall give notice to the Tenant of the Date of Practical Completion.

 

MEASUREMENT

 

10                                                              The Landlord and the Tenant shall jointly appoint the Measurement Expert to measure the Gross Internal Area on the basis that the Measurement Expert shall owe an equal duty of care to each of the Landlord and the Tenant; and

 

10.1                                                    The Measurement Expert shall act as an independent expert and not as an arbitrator and the Measurement Expert’s determination of the Gross Internal Area shall be conclusive and binding on the parties (except in the case of manifest error) and the Measurement Expert’s costs shall be borne by the Landlord; and

 

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10.2                                                    Forthwith upon the issuing of the certificate of practical completion of the Landlord’s Works pursuant to clause 9 the Landlord shall require the Measurement Expert to measure the Gross Internal Area and to notify the Landlord and the Tenant of the measurement of Gross Internal Area; and

 

10.3                                                    The Measurement Expert’s measurement of the Gross Internal Area shall be incorporated into the Lease; and

 

10.4                                                    If the Measurement Expert fails to communicate a decision within three (3) Working Days of the date of carrying out any measurement of the Gross Internal Area (whether by reason of death illness unwillingness to act or otherwise) the Landlord may at any time thereafter before a determination is communicated appoint a substitute expert and all costs incurred therein shall be borne by the Landlord.

 

10.5                                                    At the same time as the measurement exercise referred to in this clause 10 the Landlord and Tenant shall (acting reasonably) agree a reinstatement specification to be incorporated in the Lease in the context of clause 4.20 of the Lease which will reflect a reinstatement obligation to put the Property back into the position it would be either following completion of the Landlord’s Works and Tenant’s Works combined or alternatively following completion of the Landlord’s Works alone.  Such decision is at the sole discretion of the Landlord and if the Landlord elects that the Property will be yielded up with the Tenant’s Works retained (i) the reinstatement specification must cover the entirety but not part of the Tenant’s Works and (ii) then the Tenant’s obligation to yield up in repair will except fair wear and tear;

 

EARLY OCCUPATION

 

11                                                              With effect from and including the Occupation Date until the end of the day before the Completion Date:

 

11.1                                                    The Tenant may occupy the Property as a licensee;

 

11.2                                                    The parties shall perform and observe all the covenants and conditions on their respective parts to be contained in the Lease so far as the same may be applicable to a relationship of licensor and licensee;

 

11.3                                                    This Agreement shall not operate as a demise nor confer any proprietary right in the Property (other than one to occupy as licensee) on the Tenant.

 

TENANT’S WORKS

 

12                                                              The following shall apply in respect of the Tenant’s Works:

 

12.1                                                    The Tenant shall submit full details (including projected costings) of the proposals for the Tenant’s Works for approval to the Landlord no later than 31 December 2015 (such approval not to be unreasonably withheld or delayed);

 

12.2                                                    If such proposals shall be approved in writing by the Landlord (which approval shall not be unreasonably withheld or delayed but the Tenant shall indemnify the Landlord against all fees and disbursements incurred by the Landlord in the approval and all inspections of the Tenant’s Works) the relevant proposals shall constitute the Tenant’s Works Specification;

 

12.3                                                    The Tenant may carry out the Tenant’s Works on the following basis:

 

12.3.1                                          if such proposals shall be approved in writing by the Landlord (which approval shall not be unreasonably withheld or delayed) the relevant proposals shall constitute the Tenant’s Works Specification but the Tenant shall not commence to carry out any works before they have been so approved;

 

12.3.2                                          if the Tenant wishes to carry out any works which materially differ from the Tenant’s Works Specification it shall submit full details of the proposals for such works to the Landlord and if such proposals shall be approved in writing by the Landlord (which approval shall not be unreasonably withheld or delayed) the relevant proposals shall form part of the Tenant’s Works and the provisions of this Agreement in relation to the Tenant’s Works shall apply thenceforth to the Tenant’s Works as so amended PROVIDED THAT the Tenant shall not commence to carry out any works before they have been so approved;

 

12.3.3                                          the provisions contained in the Licence for Alterations and also the provisions of clause 4.11 of the Lease with regard to alterations shall apply to the Tenant’s Works as if the Licence for

 

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Alterations had been granted;

 

12.4                                                    Subject to clauses 12, 12.1 and 12.2 the Tenant’s Works may be commenced on or after the Occupation Date;

 

12.5                                                    If the Tenant shall carry out the Tenant’s Works:

 

12.5.1                                          on completion of the Tenant’s Works the Tenant shall give notice to the Landlord and shall produce to the Landlord two (2) sets of as-built plans and specifications for the Tenant’s Works (which shall be incorporated in the Licence for Alterations);

 

12.5.2                                          the Landlord and the Tenant shall complete the Licence for Alterations on the Completion Date or, if later, on completion of the Tenant’s Works.

 

INTEREST

 

13                                                              If any sum due to a party under this Agreement shall not be paid within 10 Working Days of the due date such sum shall bear interest at 4 per cent above the base rate from time to time of Barclays Bank PLC from the due date until payment (both before and after any judgment) provided this Clause shall not prejudice any other right or remedy for the recovery of such sum.

 

14                                                              DEFECTS

 

15                                                              The Landlord shall as soon as reasonably practicable make good or procure the making good at its own expense all defects (but not any defect which is wholly or partially due to normal condensation, natural shrinkage or drying out) to the Property which are directly attributable to:

 

15.1                                                    Defective design, workmanship, supervision or materials; or

 

15.2                                                    Defective supervision of the construction and finishing of the Property or any services to the Property; or

 

15.3                                                    Defective preparation of the site on which the Property is constructed;

 

which appear and are notified to the Landlord in writing by the Tenant at any time before the expiration of the Defects Liability Period PROVIDED THAT the Tenant shall afford to the Landlord all reasonable access to the Property and areas affected by such defects subject to the Landlord causing as little inconvenience to the Tenant as may in all the circumstances be practicable and making good all damage to any property of the Tenant or the Property caused during such entry and without prejudice to the generality of the foregoing the Landlord shall not be required to procure the making good of any defect which is attributable in whole or in part to the carrying out of any works carried out by or on behalf of the Tenant or to the effect of any such works or to the use and occupation of the Property by or on behalf of the Tenant.

 

INSURANCE

 

16                                                              During the period when the Landlord’s Works are being carried out the Landlord shall procure that the Landlord’s Works are kept insured for their full reinstatement value and shall procure that the Tenant’s interest is noted on such policy.

 

17                                                              From the Date of Practical Completion the Tenant shall observe and perform the covenants relating to insurance contained in the Lease pending the actual completion of the same.

 

LEASE GRANT

 

18                                                              The Lease shall be:

 

18.1                                                    In the form set out in Schedule 2; and

 

18.2                                                    Granted with full title guarantee.

 

19                                                              The Landlord’s solicitors shall prepare an engrossment of the Lease and a counterpart of it; and

 

19.1                                                    The Tenant shall execute and deliver the counterpart of the Lease to the Landlord and the Landlord shall execute and deliver the Lease to the Tenant on the Completion Date and the Guarantor shall join in the Lease to give the covenants on its part contained in the Lease;

 

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19.2                                                    The contractual term of the Lease shall be twenty five (25) years from and including the  Completion Date;

 

19.3                                                    The Principal Rent shall be the Initial Principal Rent (subject to review in accordance with the provisions of the Lease);

 

19.4                                                    The Initial Principal Rent shall commence and be payable on the Rent Commencement Date;

 

19.5                                                    The Principal Rent shall be reviewed in accordance with the provisions of the Lease on the Review Dates;

 

19.6                                                    All other rents reserved by the Lease shall commence and be payable on and from the Completion Date;

 

19.7                                                    The Tenant shall be entitled to break the Lease in accordance with the provisions of the Lease on any of the Break Dates;

 

19.8                                                    The Lease shall be granted with the benefit of vacant possession subject to any occupation by or on behalf of the Tenant

 

19.9                                                    The right of the Landlord to grant the Lease is accepted by the Tenant and the Landlord shall not be required to deduce title to the Property;

 

19.10                                             On or before the Completion Date the Tenant shall be provided with evidence of compliance with the Planning Permission and all Required Permissions in respect of the Landlord’s Works together with all maintenance and instruction manuals that are to be provided as part of the Landlord’s Works.

 

DETERMINATION

 

20                                                              This Agreement shall be capable of being determined in the following circumstances:

 

20.1                                                    The Landlord may determine this Agreement if the Tenant fails in any material respect to perform or observe any of its obligations in this Agreement or any event occurs which had the Lease been granted would have entitled the Landlord to re-enter the Property and if such failure or event is capable of remedy but is not remedied after the service on the Tenant of a written notice specifying the failure or event and requiring the same to be remedied within a reasonable time or if it is incapable of remedy the Landlord may determine this Agreement by written notice on the Tenant but without prejudice to the accrued rights of the Landlord or the Tenant in respect of any antecedent breach or claim;

 

20.2                                                    Either the Landlord or the Tenant may determine this Agreement if the Date of Practical Completion shall not have occurred by the Drop Dead Date;

 

20.3                                                    If either the Landlord or the Tenant determines this Agreement in pursuance of clause 20 it shall give written notice to that effect to the other and if any such notice is served this Agreement will determine forthwith but without prejudice to the accrued rights of the Landlord and the Tenant in respect of any antecedent breach or claim.

 

PARKING: EXTRA SPACES

 

21                                                              The Landlord shall provide the Extra Spaces on or before the date on which the Tenant’s Works shall be completed PROVIDED THAT notwithstanding the terms of the Lease, the Tenant shall not be entitled to use the Extra Spaces prior to the date on which the Tenant’s Works shall be completed.

 

22                                                              Following completion of the Lease the Tenant shall allow the Landlord such access as may be required in order to complete the provision of the Extra Spaces.

 

ALIENATION

 

23                                                              Neither the Tenant nor the Guarantor shall assign or otherwise deal with the benefit of this Agreement PROVIDED ALWAYS THAT after the grant of the Lease the Tenant shall be entitled to assign the benefit of this Agreement to its successor or successors in title to the Lease and PROVIDED FURTHER THAT the Tenant shall have the same rights to relief from forfeiture as it would have if the Lease had already been granted and any dispute concerning this clause will be referred to arbitration in accordance with clause 29.

 

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GUARANTOR

 

24                                                              In consideration of the Landlord having entered into this Agreement at the Guarantor’s request  the Guarantor agrees with and guarantees to the Landlord that (notwithstanding any neglect or forbearance by the Landlord in enforcing or giving time to the Tenant for compliance with its obligations):

 

24.1                                                    The Tenant will perform its obligations in this Agreement and that the Guarantor will make good to and indemnify the Landlord against all losses, damages, costs and expenses caused by any default by the Tenant; and

 

24.2                                                    If any liquidator of the Tenant disclaims this Agreement and if within two (2) months next after the date of disclaimer the Landlord serves the Guarantor with a notice to do so the Guarantor will enter into an agreement in the same form as this Agreement but with the Guarantor substituted for the Tenant and the Guarantor will when requisite execute and deliver a counterpart of the Lease in lieu of the Tenant on the terms of this Agreement and will take up the Lease on its grant.

 

REPRESENTATIONS

 

25                                                              Each of the parties to this Agreement acknowledges that it has not relied on any representation by or on behalf of any other party in entering into this Agreement apart from any written statement made by one party’s solicitors to any other party’s solicitors.

 

NOTICES

 

26                                                              The provisions of Section 196 Law of Property Act 1925 as amended shall apply to any notice required to be served under this Agreement save that any notice to be served shall be addressed to such office as the recipient may have nominated in writing to the sender for that purpose or (if none) to its registered office.

 

MATTERS AFFECTING THE PROPERTY

 

27                                                              The Property will be let subject to and where applicable with the benefit of:

 

27.1                                                    Any unregistered interests which override first registration under Schedule 1 of the 2002 Act and any unregistered interests which override registered dispositions under Schedule 3 of the 2002 Act;

 

27.2                                                    All matters contained or referred to in the Property, Proprietorship and Charges registers of title BK102078 so far as the same affect the Property as at the date of this Agreement (except fixed and/or floating charges securing money or liabilities);

 

27.3                                                    All local land charges whether registered or not before or after the date hereof and all matters capable of registration as local land charges whether or not actually so registered;

 

27.4                                                    All notices, orders, resolutions, restrictions, agreements, directions and proposals thereon made by any local or other competent authority before or after the date hereof;

 

27.5                                                    All covenants, conditions, rights, restrictions, encumbrances, exceptions, reservations and other matters to which the Property may for the time being be subject;

 

27.6                                                    Those incumbrances mentioned in Standard Condition 3.1.2;

 

27.7                                                    And the Tenant is deemed to take the Lease with full knowledge of the incumbrances referred to in Standard Condition 3.1.2 and this Clause 27.

 

MERGER

 

28                                                              Notwithstanding the grant of the Lease the provisions of this Agreement shall continue in full force and effect.

 

29                                                              DISPUTES

 

30                                                              If any difference, dispute or question shall at any time arise between the parties hereto it shall be referred to an arbitrator appointed by the parties jointly and in default of agreement as to the person to be appointed:

 

30.1                                                    If such difference, dispute or question relates to the interpretation of this Agreement the arbitrator shall be a solicitor or a barrister appointed on the application of any party by the president for the time being of The Law Society;

 

10

 

30.2                                                    If such, difference dispute or question relates to any other matter the arbitrator shall be a chartered surveyor appointed on the application of any party by the President; and such  arbitrations shall be conducted in accordance with the Arbitration Act 1996.

 

CONTRACTOR’S WARRANTY

 

31                                                              The Landlord shall procure that the Contractor is appointed in accordance with the terms of the Building Contract (once agreed between the Landlord and the Tenant) and shall also procure that on or before the Completion Date the Contractor’s Warranty will be delivered to the Tenant.

 

CONSULTANTS’ WARRANTIES AND APPOINTMENTS

 

32                                                              The Landlord shall procure that the Consultants are appointed on terms approved by the Tenant (acting reasonably and without undue delay) which provide third party rights in favour of the Tenant to enable the Tenant to take action against the relevant consultant under the relevant appointment on no less favourable a basis than the employer under the relevant appointment could have done

 

33                                                              The Landlord shall procure that on or before the Completion Date the Consultants’ Warranties will be delivered to the Tenant.

 

CONSTRUCTION (DESIGN AND MANAGEMENT) REGULATIONS 2015

 

34                                                              The Landlord shall deliver to the Tenant as soon as it is prepared a copy of the Health and Safety file which complies with the Regulations; and

 

34.1                                                    The Landlord shall (in respect of the Landlord’s Works) procure the discharge of the duties of the Client (as defined in the Regulations);

 

34.2                                                    The Tenant shall (in respect of the Tenant’s Works) procure the discharge of the duties of the Client (as defined in the Regulations);

 

34.3                                                    For the purposes of the Regulations the Tenant confirms its approval of the appointments of the Contractor and the Consultants for the Landlord’s Works.

 

BANK GUARANTEE

 

35                                                              On or before the date of this Agreement the Tenant shall procure:

 

35.1                                                    The completion of the Bank Guarantee and its legal delivery to the Landlord; and

 

35.2                                                    The physical delivery of the original Bank Guarantee to the Landlord.

 

GOOD FAITH

 

36                                                              The parties hereto shall act towards each other with the utmost good faith.

 

VAT

 

37                                                              Any payment to be provided to a party to this Agreement is exclusive of VAT and the party which is required to make such payment shall in addition pay any VAT properly chargeable on the date such payment is due and the party making such supply on which VAT is payable shall provide a valid VAT invoice addressed to the party making such payment.

 

CAPITAL ALLOWANCES

 

38                                                              Any capital allowances relating to the Landlord’s Works shall belong to the Landlord and the Tenant will not claim any capital allowances in respect of the Landlord’s Works.

 

CONTRACTS (RIGHTS OF THIRD) PARTIES ACT 1999

 

39                                                              Except as may be permitted under the law of England as it applies on the date of this Agreement the parties to this Agreement do not intend that any of its terms shall be enforceable by any third party.

 

JURISDICTION

 

40                                                              This Agreement shall be governed by and construed in all respects in accordance with the law of England and the Landlord and the Tenant and the Guarantor each submits to the exclusive jurisdiction of the English Courts.

 

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SCHEDULE 1

 

Plans and Specifications

 

 

 

	

    	
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EZ I Building   Milton Park Architectural 676-A-Spec Outline Outline Specification Revision   00 Revision 01 Revision 02 Revision 03 Revision 04 12-06-15 31-07-15 25-08-15   02-09-15 03-09-15 First Issue- for comment ER issue Revised ER issue Minor   updates incorporated Minor updates incorporated Nicholas Hare Architects 
    

 

	

    	
1.0 General Description   Overview: Park Drive Central is identified within the MEPC business plan as a   major development site. It is in a prominent location at the heart of Milton   Park, has outline planning permission for circa 200,000 sq.ft NIA, and is   subject to a Local Development Order. The EZ I Building, on Plot A, is a   46,000 sq.ft net laboratory being developed as part of Phase I of the Park   Drive Central masterplan. 1.2 Scope: The scope of this development is the   construction of a three-storey shell and core laboratory building, grade   car-parking for 171 cars initially (with 43 additional spaces on the   neighbouring plot), and hard and soft landscaped amenity areas. It is   intended the building will have a single tenant. 1.1 1.3 Associated design   documents: MEPC Milton Park Design Standards Document, Revision 7 1.3.1 Hoare   Lea Services scope of works and drawings* 1.3.2 Glanville Structural and   Civils drawings* 1.3.3 Gillespies Landscape drawings* 1.3.4 To be read in   conjunction with the NHA ER drawings 1.3.5 2.0 Statutory Compliance 2.1   Planning Consent: The scheme has planning permission subject to conditions; a   pre­development notification was given approval on 15-04-15. Land at MEPC   Milton Park, is part of the Science Vale·UK Enterprise Zone. Enterprise Zones   are intended to stimulate private sector investment and support business   development through measures including simplification of Planning control.   The Vale of White Horse adopted the Milton Park Local Development Order (LDO)   to achieve this simplification in December 2012. Preparation of the LDO   involved a partnership between the Vale of White Horse and MEPC. The LDO   allows Permitted Development subject to meeting the Development Parameters,   Permitted Uses and Planning Conditions and designing with cognisance of the   LDO Design Guidance. For further details of the parameters and constraints in   the LDO, refer to the Vale of White Horse District Council Milton Park Local   Development Order December 2012. 2.2 2.3 The contractor will be responsible   for discharging the conditions attributable to the site under the LDO,   meeting the Development Parameters and following the LDO design guidance.   Nicholas Hare Architects 
    
	
 
    	
 
    

 

	

    	
Building   Control: The building design and construction will be in accordance with the   current Building Regulations at the time of registration with Building   Control, which was 30th April 2014. 2.4 Accessibility: The design shall be   completed in accordance with the requirements of the Equality Act 2010 and   following the guidance of BS8300 as well as Approved Document Part M of the   Building Regulations. 2.5 2.6 Good Practice: The building shall be designed   and constructed in accordance with current good practice as defined in   current British and relevant European Standards and Codes of Practice, BCO   Guide to Specification and current CIBSE guides. 2.6.1 Prohibited Materials:   Notwithstanding the requirements set out in the following sections, no   constructions, products and materials shall be used that are referred to as   being hazardous to health and/or safety in The Control of Substances   Hazardous to Health Regulations 2002 as amended or that do not comply with   the following: 2.6.2 - The Montreal Protocol - Construction (Design and   Management) Regulations 2015 as amended: - British standards, BBA   Certification or equivalent European industry standards as amended - British   standard codes of practice or. - which are generally known within the   European Union at the time of specification to be deleterious to health   and/or safety or to the durability of other structures, finishes, plant   and/or machinery. The following materials shall not be included: - high   alumina cement or concrete in structural elements - wood wool slabs in   permanent formwork to concrete or in structural elements; - calcium chloride   in admixtures for use in reinforced concrete unless in accordance with BS5238   and BS81 10; - asbestos (including crocidolite) or asbestos-containing   products as defined in The Control of Asbestos Regulations 2012 - calcium   silicate bricks or tiles unless in accordance with BS5628, Pt3 with bricks   specified to BS3187 or BS6649; - naturally occurring aggregates for use in   reinforced concrete which do not comply with the requirements of BS882 and/or   naturally occurring aggregates for use in concrete Nicholas Hare Architects 
    

 

	

    	
which do not   comply with the provisions of BS8110 or BS5323; - urea formaldehyde foam or   materials which may release formaldehyde in quantities which may be hazardous   with reference to the limits set from time to time by the Health and Safety   Executive and the recommendations of BS5618; - slipbricks which do not comply   with BS 5628 Part 3; - chipcrete; - vermiculite plaster, - the use of chlorofluorocarbons   (CFCs) and/or HCFCs in the manufacture of insulation, for refrigerants in   cooling systems or for any other purpose in the Project's construction; - the   use of Halon gases; - tropical hardwood of unsustainable/unknown origin; -   plywood containing tropical hardwood unless certification is provided showing   country of origin, the issue of the concession explanation, a copy of the   forestry policy for the plantation and confirming shipping documentation; -   timber preservatives, unless used in accordance with BS 8417; - other   substances which have been publicised in the Building Research Establishment   Digest as being deleterious at the time of their specification; and - other   substances not in accordance with British Standards or Codes of Practice   where such exist or such other equivalent standards or requirements   applicable in the UK at the time of specification. The use of R-22   refrigerant. The use of volatile organic compounds (VOC) should be minimised.   3.0 Structure: Refer to structural engineer's drawings and specifications for   foundations, frame, floors and roof Fire Rating: 60 minutes for all elements   of structure Fire compartment strategy: No compartmentation between floors,   on the basis of an L3 system being used. 3.1 3.2 3.3 4.0 Envelope 4.1 Roof:   The building will have an inverted roof. Waterproofing will be achieved with   a homogeneous, Liquid Plastics "Decothane" root resistant, liquid   applied, inverted ballasted roof system, or equal approved, guaranteed to 20   years. The system comprises carrier membrane, liquid applied roof coating,   inverted roof board insulation tapered to falls, filter layer and ballast.   4.1.1 Nicholas Hare Architects 
    

 

	

    	
XPS tapered   insulation which will be cut to falls to achieve 1:60 falls to the building   perimeter. Insulation to consist of two layers laid with staggered joints.   The average thickness will be as required to achieve a U-Value of 0.13 W/m2K   laid on at concrete slab. 4.1.2 Concrete slip-resistant paving slabs to means   of escape routes and maintenance walkways to contractor's selection. 4.1.3   Nominal 100mm stone ballast (total loading of roofing finishes not to exceed   structural engineer's allowance in structural engineering section 5.0 Table   3. To contractor's selection. 4.1.4 4.2 Entrance Canopy An insulated metal   standing seam roof system or single-ply membrane will be laid on the steel   framed canopy roof structure, and will drain back to the main roof.A PPC   aluminium nosing and soffit panel system will be installed to all visible   parts. Min. 20 year guarantee to roof and soffit. 4.2.1 4.3 Rooflights   Double-glazed curtain walling rooflight spanning between a steel-framed   structure on rc concrete upstands across the 14.4 x 14.4m roof of the central   atrium space. The rooflights will be required to achieve a U-value of 1.8 W/m2K   with a g value of 0.6. The atrium glazing will include areas of opaque and/or   fritted glazing to contribute to reducing any overheating. 4.3.1 4.4 Edge   Protection Guided type fall personal restraint system for roof maintenance   access to contractor's selection provided for areas outside the plant   screening generally. Latchways Mansafe Fall Restraint system with stainless   steel cable and constant force posts or equal approved. Installed in   accordance with BS 7883. Anchoring devices in accordance with EN 795. 2no.   hamesses provided in accordance with EN361 PPE with lanyards in accordance   with EN 354 PPE. 4.4.1 Galvanised steel sit on handrail system to provide   safe means of escape between areas within plant screen and emergency egress   roof hatch. 4.4.2 Fire escape ladder to stair I: Providing escape egress from   roof level to stair I. Galvanised steel, vertical ladder with safety cage and   telescopic fodder grab roil at top. Operation from top at roof level   required. Contractor's choice, to meet the requirements of BS4211:2005+A1   2008 and to be designed for use with the associated access hatch. 4.5   Nicholas Hare Architects 
    

 

	

    	
Roof hatches:   Fully insulated, airtight and weathered fire egress door hatch to   contractor's selection to stair 2 for secondary means of escape from roof. All   external doors at roof level to be accessible from outside during a fire   alarm for escape. 4.6 Rainwater system: Gravity drainage system. HDPE RWPs to   perimeter of roof, inside parapet, to run within external wall zone, without   visible boxing in internally. Accessible rodding points to be provided   internally at 1200mm above ground floor FFL. 4.7 underslab insulation: To   achieve floor U-Value of 0.20W/m2K. Continuous 1.2m strip around building   perimeter of Kingspan Kooltherm K3, 40mm thick, or equal approved. Installed   below concrete ground bearing floor slab, above DPM. 4.8 4.9 External Wals: Metal   Cladding generally (except to plant room) Design Intent: The external walls   of the building will be clad in a light bronze metal cladding and full height   curtain walling. Specific colour for metallic finish PPC TBC. At first and   second floors, the aluminium cladding will be fiush with the face of the   curtain walling caps and will have aluminium vertical solar shading fins to   the East, South and West elevations. At ground floor the glazing is recessed   to allow the window reveals to provide the additional solar shading.   Aluminium panels at ground floor level ore flush with upper floors of   elevation with formed corner returns back to the recessed curtain walling.   The therma line of the external envelope is to be continuous, without thermal   breaks between glazing and external wall insulation. 4.9.1 Cladding panels within   curtain walling system-Aluminium panels to be insulated and glazed-in, and   form part of the curtain walling system providing the air and weather tight   line. Aluminium panels to be glazed-in to curtain walling at head, cill and   jamb with 10mm shadow gap recess. Recessed horizontal channel to run across   aluminium panels as per elevation drawings. Guaranteed to 20 years. 4.9.2 Rainscreen   cladding system -Aluminium panels to parapet and to ground floor panels to be   a rainscreen system with secret fixed cassette system glazed-in to adjacent   curtain walling. No support sub-structure to be visible behind system.   Metallic finish PPC aluminium colour TBC. Guaranteed to 20 years. Setting out   of panels to architect's approval. 4.9.3 Recessed horizontal aluminium panels   to run at floor levels with vertical joints to be minimised and aligned with   the elevation modules. Horizontal extrusions at head and base of recessed   panels to be flush with adjacent aluminium panels. 4.9.4 Nicholas Hare   Architects 
    

 

	

    	
Insulation-Cladding   build-ups to achieve U-Value of 0.21 W/m2K. Aluminium panels at upper floors   to be insulated panels forming part of curtain walling. Additional insulation   to be included in void behind if required to achieve U-value. Dew point   calculations to be carried out. Rigid rainscreen insulation to be used behind   cladding to parapet and ground floor cladding panels with breather membrane   between insulation and cladding. 4.9.5 Membranes-All junctions between   curtain walling system and structure, and all openings, to be sealed with   EPDMs. Rainscreen cladding to have breather membrane behind. 4.9.6 Sheathing   board to be used where SFS is used. Boards to be sealed to provide air and   weather tight line. 4.9.7 SFS infill to be located at ground floor level to   support rainscreen panels sitting forward of the recessed curtain walling   system. 4.9.8 lnternal face of wall to be plasterboard-lined. Severe duty   lining system. Painted taped and jointed finish; filled as required with   joint tape reinforcement, and beading to reinforce edge conditions as   manufacturer's recommendations 4.9.9 Sample panel: 2m x 2m constructed sample   panel, showing external wall and curtain-walling at junction between ground   & first floors, and between aluminium cladding and curtain-walling to be   prepared for Employer's agent approval. 4.9.10 Air-tightness line to be   formed by curtain walling system at upper floors. EPDM air tight seal to be   fixed back to main structure where curtain walling system finishes. Sealed   sheathing board to form air tight line at ground floors. 4.9.1 1 4.10   External Walls: Metal cladding to plant room 4.10.1 PPC aluminium rainscreen   cladding system, RAL 9006 Panel widths to match elevation modules. 4.10.2   Sample panel to be produced for employer's agent approval. 4.10.3 Matching   PPC aluminium finish to copings, parapets, heads, jambs, cills and flashings.   4.10.4 Steel structure to plant room walls and roof. Walls - SFS infill with   rainscreen cladding externally. Nicholas Hare Architects 
    

 

	

    	
4.10.5 External   doors to plant room: PPC steel doorsets. Lever handles, keyed externally with   thumb turn internally, flushbolt to slave leaf, all to contractor's   selection. Steel steps required internally between plant room floor and external   roof level. Allow for all flashing, trims, cills and abutments in polyester   powder coated aluminium. Minimum 1.5mm gauge. Colour TBC. 4.10.6 Internal   plant room door: steel FD60S doorset. lronmongery with lever handles, keyed   on stair-side, thumb turn internally, to contractor's selection. 4.11   Parapets 4.11.1 The aluminium parapet will be inset from the external wall.   The underside of coping on the inside face shall extend to 300mm above the   finished roof level. The parapet will extend around the enclosure to Stair 3   4.12 Aluminium Solar Shading Fins 4.12.1 400mm deep, tapered from 50mm max.   width, aluminium fins with finish to match aluminium cladding, fixed back to   curtain-walling brackets. Bracket colour to match curtain-walling. 4.13   Curtain-walling to windows Thermally broken proprietary self-draining,   pressure equalised, double glazed aluminium curtain-walling system to   windows, Schüco FW50+ or equal approved. All units to have fixed lights.   4.13.1 All horizontal transoms, vertical mullions and back-boxes to have the   same depth as defined by the maximum span, and to be polyester powder coated   to RAL 7021, and 30% gloss externally; allow for dual colour with internal   colour TBC. 4.13.2 EPDM lapped and bonded to sheathing board at junctions   with building fabric to provide a double air seal and air tight construction.   4.13.3 Curtain walling caps to be A08 clip on type. 4.13.4 Frames and infills   to be designed to comply with CWCT 'Standard for building envelopes' and to   exposure category defined in BS EN 1991-1-4:2005+A1:2010 and BS EN 12154:2000   4.13.5 Clear, non-tinted neutral colour glazing to be g-value *0.37, 68% Lt   value, Saint Gobain SKNI7611; MEP engineer's IES model takes precedence.   Glass to be visually flat. Toughened & Laminated safety glass to be used   4.13.6 Nicholas Hare Architects 
    

 

	

    	
where required   to comply with current Building Regulations requirements. All toughened glass   to be heat-soak tested. 4.13.7 Glazed look-alike panels (Opaque glazing   units) to be insulated to achieve overall U-Value of 1.0 W/m2 K. Double glazing   to have ceramic RAL 7021 finish on face 3 of the unit. Internal face to be   PPC aluminium to match the aluminium transoms and mullions. 4.13.8 Allow for   all flashing, trims, cills and abutments in polyester powder coated   aluminium. Minimum 2mm gauge. Colour TBC. 4.14 Curtain-walling to main   entrance Thermally broken proprietary self-draining, pressure equalised   aluminium curtain-walling system to main entrance glazing. Schüco FW50+ SG or   equal approved. Curtain-walling to be designed to avoid the need for   secondary steel support. 4.14.1 All horizontal transoms, vertical mullions   and back-boxes to be polyester powder coated to RAL 7021. Allow for second   RAL colour to curtain­walling caps (dual colour). 4.14.2 Caps to be on   alternate combination of recessed aluminium extrusion (FW50+ SG) and standard   rectangular cap (FW50+) 4.14.3 Frames and infills to be designed to comply   with CWCT 'Standard for building envelopes' and to exposure category defined   in BS EN 1991-1-4:2005+A1:2010 and BS EN 12154:2000 4.14.4 Clear, non-tinted   neutral colour glazing to be g-value *0.37, 68% Lt value, Saint Gobain   SKN17611; MEP engineer's IES model takes precedence. Glass to be visually flat.   Safety glass to be used where required to comply with current Building   Regulations requirements. 4.14.5 Glazed look-alike panels (Opaque glazing   units) to be insulated with to achieve overall U-Value 1.0 W/m2K Double glazing   to have ceramic RAL 7021 finish on face 3 of the unit. Internal face to be   PPC aluminium to match the aluminium transoms and mullions. 4.14.6 White   screen printed fritting to face 3 of glazing as per elevations. 4.14.7   Nicholas Hare Architects 
    

 

	

    	
4.15 Main   entrance doors 4.15.1 Curtain-walling to incorporate a circular automatic   sliding door with internal draft lobby, Dorma BST curved sliding door or   equal approved. Fail safe and dead lock to be provided. PPC aluminium frame   and fascia, RAL colour and finish to match curtain-walling 4.15.2 Glazing   specification to match the solar control requirements of the main entrance   glazing. Glass to be toughened and laminated. 4.15.3 Access control system as   MEP consultant's specification. All wiring to be concealed within   curtain-waling frame. No surface-mounting. 4.15.4 Integral mat wells and   air-curtain to be provided. 4.16 Glazed External Doors 4.16.1 Secondary   entrance and escape doors to be double glazed with dual-colour PPC aluminium   framework to match the curtain walling, complete with security locking   devices and wireways for access control / intruder alarm systems. Doors to be   complete with weather bars, weather stripping and satin stainless steel   ironmongery, with full-height pull handles on both sides provided. Door   closers and hold opens to enable doors to be operated with forces to comply   with Approved Document Part M. 4.16.2 Allow for all flashing, trims, cills   and abutments in polyester powder coated aluminium. Minimum 2mm gauge. Colour   TBC. 4.17 Cladding to stair 2 enclosure at roof level 4.17.1 PPC aluminium   rainscreen cladding system, RAL 9006 Panel widths to match elevation modules.   4.17.2 Sample panel to be produced for employer's agent approval. 4.17.3   Matching PPC aluminium finish to copings, parapets, heads, jambs, cills and flashings.   4.17.4 Insulation-rigid rainscreen insulation to achieve U-value as per   external walls generally. 4.17.5 Steel structure to stair enclosure walls and   roof. Walls-SFS infill with rainscreen cladding externally. Overall wall   build-up to achieve 60 minute fire rating. Roof-warm roof build up, metal   deck on purlins with insulation and single ply covering Nicholas Hare   Architects 
    

 

	

    	
4.17.6 External   doors to stair enclosure: PPC steel doorsets. Lever handles, keyed externally   with thumb tum internally, flushbolt to slave leaf, all to contractor's   selection. Steel steps required internally between floor and external roof   level. Allow for all flashing, trims, cills and abutments in polyester powder   coated aluminium. Minimum 1.5mm gauge. Colour TBC. 4.17.7 Internal plant room   door. Steel FD60S doorset. Lronmongery with lever handles, keyed on   stair-side, thumb turn internally, to contractor's selection. 4.18   Maintenance/ cleaning strategy 4.18.1 External facade will be cleanable from   ground level using long-reach pole cleaning systems. 4.18.2 The main roof   will be accessible for maintenance either within the external plant enclosure   or outside the plant enclosure using the fall-restraint system. 4.18.3 The   rootlights will be accessible from roof level. Detailed maintenance strategy   to be agreed at tender stage. 4.18.4 The perimeter of the stair enclosure roof   and RWP outlets will be accessible for maintenance and inspection. On the   three sides accessible from the roof, ladder restraint points will be   provided to allow access via ladder. On the North facade, the roof will be   accessed via a proprietary mobile MEWP. 4.19 Services support: Any external   rooftop plant equipment (mechanical and electrical) will be supported on   concrete paving slabs or a proprietary support system. 5.0 Internal finishes   to core areas 5.1 Main entrance lobby 5.11 Floor: Ceramic tile flooring with   honed finish, and epoxy based matching grout jointing. Nominal 600x600 tiling   module. Strata tiles Basement 8, range, colour TBC, allow for PABA05 colour,   honed or structured finish, or equal approved. Slip resistance to be suitable   to the relevant BS EN standards for highly trafficked areas wet and dry. The   entrance door will be have recessed mat well with aluminium and rubber   recessed tuft guard matting. Floor substrate to be a floor screed with void   former to 150mm overall depth to contractor's design. Floor finishes   continues to lift lobbies at first and second floor  levels. 5.1.1 Nicholas Hare Architects 
    

 

	

    	
Walls   generally: Plasterboard lined walls, severe duty rating, to suit acoustic and   fire rating requirements, in locations shown on drawings. Severe duty lining   system. Taped and jointed, with beading to reinforce edge conditions as   manufacturer's recommendations. Recessed shadow gap between top of wall   finish and ceiling/ metal slab edge trim. Refer to drawings for locations of   concrete or metal stud wall substrate. 5.1.1 Ceilings generally: Pointed   plasterboard on metal framed suspension system. To contractor's selection to   be approved. Linear concealed grid lay-in accessible ceiling system with   painted plasterboard margins only in areas strictly agreed with employer's   representative. Perforated square edged PPC tiles, RAL 9010 Product reference   – SAS Aluminium System 330. Recessed shadow-gap PPC aluminium trim at   junction between ceiling tiles and MF plasterboard margins, and recessed   shadow gap to all junctions between plasterboard ceiling and walls. 5.1.2   Solid 100mm painted MDF skirtings. Square edge profile. Recessed shadow gop   between skirting and wall finish above. 5.1.3 Lift Finishes: To incorporate   stainless steel wall finishes, handrails, control panel, full height mirror   and flat ceiling with fluorescent lighting. Stone or ceramic tiling to match   ground floor entrance flooring to be installed to recessed floor tray. Lift   finishes and fittings to be EN8I-70 accessibility code compliant 5.1.4 5.2   Rear entrance lobby 5.2.1 Floor finishes to be non-slip vinyl. Walls:   Plasterboard lined walls, severe duty rating, to suit acoustic and fire   rating requirements, in locations shown on drawings. Painted, taped and jointed   finish; filled as required with joint tape reinforcement, and beading to   reinforce edge conditions as manufacturer's recommendations. Recessed shadow   gap between top of wall finish and ceiling/ metal slab edge trim. Refer to   drawings for wall substrate. 5.2.2 Ceilings generally: Painted plasterboard   on metal framed suspension system. To contractor's selection to be approved.   Linear concealed grid loy-in accessible ceiling system with plasterboard   margins only in areas strictly agreed with employer's representative. Perforated   square edged PPC tiles, RAL 9010 Product reference – SAS Aluminium System   330. Recessed shadow-gap PPC aluminium trim at junction between ceiling tiles   5.2.3 Nicholas Hare Architects 
    

 

	

    	
and MF   plasterboard margins, and recessed shadow gap to all junctions between   plasterboard ceiling and walls. 5.3 Accommodation Stairs Stair 1: Painted   mild steel flights and landings with painted, plasterboard lining to soffits   and landing. Balustrading to consist of satin brushed stainless steel   balusters, infill rods, handrail and fixing brackets. Balustrading fixed to   nominal 350x20mm painted mild steel stringers, which receive plasterboard   lining to underside of stair. Heavy duty carpet to all nights (tread and   risers) with brushed aluminium Gradus edging and nosing with contrasting   insert. 5.3.1 Stair 2: Pre-cast concrete flights and landings with painted   soffits and landing. Satin brushed stainless steel handrail and fixing   brackets fixed to outer and central spine walls. Slip resistant vinyl (tread   and risers) with brushed aluminium Gradus edging and nosing with contrasting   insert. 5.3.2 Balustrade to entrance foyer to be satin brushed stainless   steel balusters, infill rods, handrail and fixing brackets. 5.3.3 Handrails   to be curved at all changes of direction to allow the smooth running of a   person's hand along the rail in accordance with the requirements of BS8300   and Approved Document Part M. Handrails to be terminated a minimum of 300mm   beyond the first and last riser in a way that will reduce the risk of   clothing or other items being caught, in accordance with BS8300. 5.3.4 5.4 WC   Areas 5.4.1 Floor finish: Ceramic tiles to match communal entrance areas to   male, female, accessible WCs, shower and drying areas; matching epoxy-based   grout jointing. Allow for different tiling module and colour-300mmx600mm   nominal tiling module, PABA07 product reference, or equal approved.   Lightweight floor screed to contractor's selection for approval. Non-slip   vinyl nooring to cleaner's cupboards. Floor substrate to be a floor screed   with void former to 150mm overall depth to contractor's design. Walls:   Frameless mirror panels on timber backings and support framework to walls   above vanity top. Walls to be tiled full-height with ceramic wall tiles with   epoxy based grout and adhesives in shower areas with tiles splashbacks to   accessible WCs and full height tiling to sides of sinks areas to WCs. Other   areas to be moisture resistant painted plasterboard with washable emulsion   paint. All services connections to be concealed within 5.4.2 Nicholas Hare   Architects 
    

 

	

    	
partitions.   SVPs to be encased with plasterboard. Plywood patressing required within   partitions wherever wall mounted fixtures are located. Walls to cleaners'   cupboards and service riser cupboards, in locations shown on drawings, to be   painted exposed block, to suit acoustic and fire rating requirements. 5.4.3   IPS: Quarter cut timber veneered to all WCs including accessible WCs, (allow   for European Walnut veneer to be confirmed) removeable solid grade back   panels, and framing, secret fixed. Clear lacquer finish. All timber veneers   on project to match. 5.4.4 Cubicles: Full height MF separating partitions,   painted plasterboard. Full height flush cubicle doors, with timber veneer   finish and anodised aluminium frame, Excelsior Flush44 or equal approved.   Access back panels Excelsior Duct Panelling IPS range. 5.4.5 Urinal   backpanels: Excelsior Duct Panelling IPS range. 5.4.6 Vanity units: Corian   vanity top with integrated basins – Glacier white. Secret fixed accessible   timber veneer panels at low level to hide pipework. All timber veneers on   project to match. 5.4.7 WC Pansl Urinals: White vitreous china WC pans, back   to wall, with concealed cisterns (dual flush). Armitage Shanks Concept Back   to wall WC suite, or equal approved. Armitage Shanks Contour Bowl fully   concealed urinal, or equal approved. White vitreous china waterless urinals.   With white vitreous china urinal division between each urinal. 5.4.8 Accessible   WCs: Unisex Accessible toilets and stainless steel fixtures will be provided   on all floors, to be fitted out with Armitage Shanks Part M packs and all   additional items to meet Building Regs (Part M) requirements, including for   all hinged and fixed handrails and mirrors. A mix of toilet handings will be   provided across the floors to allow for left and right hand access from a   wheelchair. 5.4.9 lronmongery: Satin brushed stainless steel. Allgoods Modric   or equal approved. Includes coat hooks to rear of cubicle door, WC tums and   indicator bolts, with emergency release, door stops, toilet roll dispensers.   5.4.10 Toilet roll dispenser: Modric maxi satin stainless steel toilet roll   holder or equal approved. 5.4.11 Nicholas Hare Architects 
    

 

	

    	
Taps and soap   dispensers to be satin stainless steel. Taps to be self-closing mixer taps.   Any exposed pipework to be chrome finished. 5.4.12 Hand driers: Biodrier   Business2, silver or equal approved low energy hand drier. Antibacterial HEPA   filter, max. 80dBA @ 1 metre, LED timer display and drip tray indicator. 5.4.   13 Sundry items: Shaver sockets to be provided within male WCs. Socket for   hair drier within female WCs. Both to be provided within accessible WCs and   within shower rooms for cyclists. 5.4.14 Skirtings: 100mm high ceramic stone   tile skirtings to match floor tiles. 5.4.15 Ceiling: Gyproc MF suspended   ceiling (or equal approved) with 12.5mm plasterboard; brilliant white,   washable emulsion painted. Moisture resistant plasterboard to shower areas.   5.4.16 Ceiling to cubicles: cancealed moisture resistant accessible ceiling   grid system with painted plasterboard margins. PPC tiles, RAL 9010. Product   reference – SAS Aluminium System 130 with Alugrid-P grid, perforation   reference S. 1511 or equal approved. Recessed shadow-gap PPC aluminium trim   at junction between ceiling tiles and MF plasterboard margins. 5.4.17   Cleaners' Cupboards fittings: Cleaner facilities will be incorporated within   the core at each floor level with a Belfast type ceramic cleaning sink, bib   tops and map stand. 5.4.18 Accessible shower facilities: Armitage Shanks 'Doc   M shower room pack' with stainless steel fixtures, fitted out to meet   Approved Document Part M, with all associate fixed and moveable grab rails,   mirrors and other accessories. 5.4.19 Showers: Armitage Shanks Avon 21   Built-in' self closing mixing shower, or equal approved, chrome plate shower   hose and adjustable guide. Fully tiled shower cubicles built in to shower   rooms; raised tiled floor, full width, to fall to gully. 5.4.20 Bench seating   and clothes raails: approx. 300mm wide, slatted seat timber (species to match   doors) benching with satin brushed stainless steel frame and adjustable feet.   Full width rail to match with satin brushed stainless 5.4.21 Nicholas Hare   Architects 
    

 

	

    	
steel hooks at   min. 300mm centres. To contractor's selection. Benching and hooks to be   provided to all shower rooms. Hooks and rail only to drying room. 5.5 Doors   and Screens to all communal areas Internal doors to circulation routes: 30   minutes fire-rated internal doorsets (FD30s) 45mm solid core doors, with   solid colour finish (colour to be confirmed). With hardwood lippings, clear   satin finish. Door leafs to be 2400mm high with 6mm thick clear fire   resisting glazed vision panels, solid frames and architraves. Perimeter smoke   seals to (fire doors. Sample of door finish to be provided for Employer's   Agent approval. 5.5.1 Overpanels: To tenant entrance doors, and doors to   circulation areas. Glazed hardwood framed overlight at head of doors to   ceiling level. To other communal doors: solid overpanel, finished to match   door, at head of doors to ceiling level. Fire rating as doors. 5.5.2 Vision   panels: To tenant entrance doors, and doors between circulation areas.   Glazing to be Pyrostop or similar clear fire glazing. Certification for   glazing to be provided with certified doorsets. Approx. 1800 high by 200mm   wide. No vision panels required to WC doors. Rebated, flush beads. 5.5.3   Glazed Screens: Glazed screens to atrium at first floor along grids 3 and 4   and second floor along grid D to be from 1200mm AFFL to 2700mm AFFL and to be   smoke resistant; to meet acoustic rating, toughenel laminated and with   manifestation to meet requirements of Building Regulations. 5.5.4 Ironmongery:   Proprietary satin stainless steel ironmongery consisting of overhead door   closers, stainless steel bolt hinges, pull 'D' handles, push plates, locksets   and flush fixed kick plates and signs where required. Product reference: Algoods   'Modric' of equal approved. Schedule to be prepared by contractor for Client   comment. Pull handles and push plates to tenant entrance doors to have a   height matching adjacent vision panel. Kickplates to both faces of doors, 150mm.   5.5.5 All wireways for access control to be cancealed. 5.5.6 Riser doors:   Hardwood core, satin polyester lacquer factory spray finish to RAL 9002.   Hardwood lippings spray finished to match facing. Hardwood 5.5.7 Nicholas   Hare Architects 
    

 

	

    	
frame and   architraves with finish to match. Brushed stainless steel hinges and flush   fitting ironmongery hardware to be provided as part of door set Skirtings: 100mm   satinwood pointed MDF. Square edge profile. Recessed shadow gap between   skirting and wall finish above. 1 initial shop coat, 1 site undercoat, 2   finishing coats. 5.6 Decorations: Point finish to dry-lined walls: Sealer,   mist-coat and two top coats of trade matt emulsion. Point finish to dry-lined   ceilings: Sealer, mist coat, and two top coats of trade matt emulsion. Colour   of all walls where painted to be grey-white RAL 9002 unless otherwise stated   on drawings. Colour of all ceilings to be brilliant white unless otherwise   stated on drawings. 5.7 Accommodation signage: To service risers, toilets,   toilet cubicles, showers, to be satin brushed stainless steel with block   symbol. Product reference - Allgoods 'Madric' or equal approved. 5.8   Statutory/ fire signage: Dedicated emergency exit signage will be provided as   required by BS5266 and as required by and agreed with Building Control. 5.9   Blinds: Roller blinds to entrance lobby, from ceiling down to 2000mm AFFL.   Blinds to be fixed within the recess of the curtain-walling and must not   project beyond the curtain-walling frame. Blinds to be full-height with   nominal 5mm gap to the edges. Fixing brackets and bottom rail to be extruded   aluminium, colour RAL to match curtainwalling. Electric operation. Product   reference Silent Gliss 4880 or equal approved. Fabric to be Ecoscreen 5 or   equal approved, to meet solar control requirements, with colour TBC. 5.10 6.0   Services 6.1 Incoming Services: refer to MEP engineers specification. 6.2   Mechanical: refer to MEP engineers specification 6.3 Electrical: refer to MEP   engineers specification Lightning protection: refer to MEP engineers'   specification 6.3.1 Fire Alarm: refer to MEP engineers' specification 6.3.2   Intruder Alarm: refer to MEP engineers' specification 6.3.3 6.4 Drainage   Above ground: refer to MEP engineers' specification 6.4.1 Surface and below   ground: refer to civil engineer’s Specification 6.4.2 Nicholas Hare   Architects 
    

 

	

    	
6.5 Plumbing:   Hot and cold water refer to MEP engineers specification 7.0 External Works   7.1 Hard and soft landscaping to landscape architect's specifications. 7.2   Sundry buildings: 7.2.1 Cycle shelter. Covered proprietary bike store. To   comply with BREEAM (Tra 03 Cyclist Facilities) requirements. Broxap Apollo   Cycle Shelter, or equal approved, 3no. 4100mm shelters, painted galvanised   steel, each with 5 Sheffield stand hoops. Nicholas Hare Architects 
    

 

	

    	
EZI Building   Milton Park Facade Cladding Specification Overview 676-A Spec Cladding Overview   Revision 00 Revision 01-02-09-15 03-09-15 First Issue-for comment Minor   updates incorporated Nicholas Hare Architects 
    

 

	

    	
SCOPE OF WORK   The external walls of the building will be clad in a light bronze metal   cladding and full height curtain walling. At first and second floors, the   aluminium cladding will be flush with the face of the curtain walling caps   and will have aluminium vertical solar shading fins to the East, South and West   elevations. At ground floor the glazing is recessed to allow the window   reveals to provide the additional solar shading. Aluminium panels at ground   floor level are flush with upper floors of elevation with formed corner   returns back to the recessed curtain walling. The thermal line of the   external envelope is to be continuous, without thermal breaks between glazing   and external wall insulation. TYPES OF CURTAIN WALLING CURTAIN WALLING to   ground floor windows ·Supporting structure: Reinforced insitu concrete slabs   and reinforced pre-cast columns and walls. ·Curtain walling system: -   Manufacturer: Schueco UK Ltd. Product reference: FW50+ Facade System. -Type:   Stick system with transom drainage and pressure equalized ventilation.   ·Internal framing member: -Material: Extruded aluminium. -Finish: Polyester   powder coated. Colour/texture: RAL 7021, 30% gloss. Minimum film thickness:   As recommended by manufacturer in accordance with BS6496. - Frame width:   50mm. ·External cover cap: 15mm standard cap; Ref. 112 720 to verticals. 12mm   standard cap; Ref. 160 620 to horizontals. Flat cap to dividing transom; Ref.   328 770/328 780 TBC. - Material: Extruded aluminium. - Finish: Polyester   powder coated. Colour/ texture: RAL 7021, 30% gloss externally. Minimum film   thickness: As recommended by manufacturer in accordance with BS6496. -Cap   width: 50mm. Glazing Type 1: Clear Glass. - High performance   solar-controlled, insulated, clear neutral double-glazed unit. - G-value:   0.37 - LT-value: 0.7 - U-value: 1.0 W/m2 K - Inner pane: Clear float   toughened safety glass as required in Approved Document Part N, and   recommened in BS 6262 Part 4 and BS 6206. - Outer pane: Clear float with   toughened safety glass as recommended in BS 6262 Part 4 and BS 6206. All   toughened glass to be heat soaked tested. ·Glazing system: Cover plate fixed   with gaskets to perimeter. Glazing Type 2: Opaque Glass Spandrel. - High   performance, insulated, clear neutral double-glazed unit, with opaque inner   pane. - G-value: N/A - LT-value: N/A - U-value: 0.21 W/m2K. -Location: High   level above upper transom, low level below 1200mm AFFL transom. - Inner pane:   Clear float toughened with ceramic baked paint finish to provide opaque inner   pane. Face 4 colour RAL 7021 - Outer pane: Clear float with toughened safety   glass as recommended in BS 6262 Part 4 and BS 6206. All toughened glass to be   heat soaked tested. -Core insulation: to achieve a a U-value of 0.21 W/m2K.   ·Accessories: - Powder coated aluminium flashings, sills and perimeter   details to co-ordinate to form a weathertight installation. Nicholas Hare   Architects 
    

 

	

    	
- Powder coated   aluminium flashings, sills and perimeter details to be colour matched to   external windows. - Maintainance of insulation at perimeter abutments with   adjacent installations. Insulated closer pieces glazed into window system and   sealed against metal-framed wall system to create weathertight installation.   - EPDM seal and internal air-sealing to all perimeter junctions with adjacent   constructions to meet air-permeability requirements. • Incorporated   components: Doors • Other requirements: Frames and infills to be designed to   comply with CWCT 'Standard for building envelopes' and to exposure category   defined in BS EN 1991-1-4:2005+A1:2010 and BE EN 12154:2000. Manifestation on   glass in conformity with building regulations, design to be agreed with   architect. CURTAIN WALLING to upper floor windows ·Supporting structure:   Reinforced insitu concrete slabs and reinforced pre-cast columns and walls.   ·Curtain walling system: - Manufacturer: Schueco UK Ltd. Product reference:   FW50+ Facade System. -Type: Stick system with transom drainage and pressure   equalized ventilation. • Internal framing member: - Material: Extruded   aluminium. - Finish: Polyester powder coated. Colour/ texture: RAL 7021, 30%   gloss. Minimum film thickness: As recommended by manufacturer in accordance   with BS6496. -Frame width: 50mm. ·External cover cap: 25mm standard cap; Ref.   110 850 to verticals. 30mm standard cap; Ref. 110 860 to horizontals. Flat   cap to dividing transom; Ref. 328 770 / 328 780 TBC. 300mm fin cap; Ref.   V8-32289 in locations indicated on elevations. Fin caps designed to   accommodate all relevant wind loading. Stop ends to fins top and bottom to be   finished as fin and welded with no visible fixings. Detail to be agreed   between sub-contractor and architect. - Material: Extruded aluminium. -   Finish: Coated. Colour/ texture: to match aluminium panels. Minimum film   thickness: As recommended by manufacturer in accordance with BS6496. -Cap   width: 50mm. Glazing Type 1: Clear Glass. -High performance solar-controlled   insulated, clear neutral double-glazed unit. - G-value: 0.37 - LT-value: 0.70   - U-value: 1.0 W/m2K - Inner pane: Clear float toughened safety glass as   required in Approved Document Part N, and recommended in BS 6262 Part 4 and   BS 6206. - Outer pane: Clear float with toughened safety glass as recommended   in BS 6262 Part 4 and BS 6206. All toughened glass to be heat soaked tested.   ·Glazing system: Cover plate fixed with gaskets to perimeter. Glazing Type 2:   Opaque Glass Spandrel. - High performance, insulated, clear neutral   double-glazed unit. - G-value: N/A - LT-value: N/A - U-value: 0.21 W/m2K.   -Location: High level above upper transom, low level below 1200mm AFFL   transom. - Inner pane: Clear float toughened with ceramic baked paint finish   to provide opaque inner pane. Face 4 colour RAL 7021. - Outer pane: Clear   float with toughened safety glass as recommended in BS 6262 Part 4 and BS   6206. All toughened glass to be heat soaked tested. -Core insulation: to   achieve a a U-value of 0.21 W/m2K. ·Accessories: - Powder coated aluminium   flashings, sills and perimeter details to co-ordinate to Nicholas Hare   Architects 
    

 

	

    	
form a   weathertight installation. - Powder coated aluminium flashings, sills and   perimeter details to be colourmatched to external windows. - Maintainance of   insulation at perimeter abutments with adjacent installations. Insulated   closer pieces glazed into window system and sealed against metal-framed wall   system to create weathertight installation. - EPDM seal and internal   air-sealing to all perimeter junctions with adjacent constructions to meet   air-permeability requirements . • Incorporated components: None. ·Other   requirements: Frames and infills to be designed to comply with CWCT 'Standard   for building envelopes' and to exposure category defined in BS EN   1991-1-4:2005+A1:2010 and BE EN 12154:2000. Manifestation on glass in   conformity with building regulations, design to be agreed with architect.   CURTAIN WALLING to main entrance ·Supporting structure: Reinforced insitu   concrete slabs and reinforced pre-cast columns and walls. ·Curtain walling   system: -Manufacturer: Schueco UK Ltd . Product reference: FW50+SG and FW50+   . -Type: Stick system with transom drainage and pressure equalized   ventilation. ·Internal framing member: -Material: Extruded aluminium. -   Finish: Polyester powder coated. Colour/ texture: RAL 7021, 30% gloss.   Minimum film thickness: As recommended by manufacturer in accordance with   BS6496. - Frame width: 50mm. • External cover cap: 15mm standard cap; Ref.   112 720 to verticals. 12mm standard cap; Ref. 160 620 to horizontals. -   Material: Extruded aluminium . - Finish: Polyester powder coated. Colour/   texture: RAL 7021, 30% gloss externally. Minimum film thickness: As   recommended by manufacturer in accordance with BS6496. -Cap width: 50mm.   Glazing Type 3: Clear Glass to main entrance. -High performance   solar-controlled insulated, clear neutral double-glazed unit. - G-value: 0.37   - LT-value: 0.7 - U-value: (including frame) 1.0 W/m2 K - Inner pane: Clear   float laminated safety glass as required in Approved Document Part N, and   recommended in BS 6262 Part 4 and BS 6206. -Outer pane: Clear float with   toughened safety glass as recommended in BS 6262 Part 4 and BS 6206. All   toughened glass to be heat soaked tested. ·Glazing system: Cover plate fixed   with gaskets to perimeter. Glazing Type 2: Opaque Glass Spandrel. - High   performance, insulated, clear neutral double-glazed unit, with opaque inner   pane. - G-value: N/A - LT-value: N/A - U-value: 0.21 W/m2 K. -Location: High   level above upper transom, low level below 1200mm AFFL transom. - Inner pane:   Clear float toughened with ceramic baked paint finish to provide opaque inner   pane. Face 4 colour RAL 7021 -Outer pane: Clear float with toughened safety   glass as recommended in BS 6262 Part 4 and BS 6206. All toughened glass to be   heat soaked tested. - Core insulation: to achieve a a U-value of 0.21 W/m2K   Accessories: - Powder coated aluminium flashings, sills and perimeter details   to co-ordinate to form a weathertight installation. - Powder coated aluminium   flashings, sills and perimeter details to be colourmatched Nicholas Hare   Architects 
    

 

	

    	
to external   windows. - Maintainance of insulation at perimeter abutments with adjacent   installations. Insulated closer pieces glazed into window system and sealed   against metal-framed wall system to create weathertight installation. - EPDM   seal and internal air-sealing to all perimeter junctions with adjacent   constructions to meet air-permeability requirements . ·Incorporated   components: Doors. • Other requirements: Frames and infills to be designed to   comply with CWCT 'Standard for building envelopes' and to exposure category   defined in BS EN 1991-1-4:2005+A1:2010 and BE EN 12154:2000. Manifestation on   glass in conformity with building regulations, design to be agreed with   architect. CURTAIN WALLING Glazed-in aluminium sandwich panel as rainscreen   to ground floor ·Supporting structure: Reinforced insitu concrete slabs and reinforced   pre-cast columns and walls. ·Curtain walling system: - Manufacturer: Schueco   UK Ltd. Product reference: FW50+ Facade System. -Type: Stick system with   transom drainage and pressure equalized ventilation . ·Internal framing   member: - Material: Extruded aluminium. -Finish: Polyester powder coated as   section Z31. Colour/ texture: RAL 7021, 30% gloss. Minimum film thickness: As   recommended by manufacturer in accordance with BS6496. -Frame width: 50mm.   ·External cover cap: 15mm standard cap; Ref. 112 720 to verticals at ground   floor. - Material: Extruded aluminium. - Finish: Polyester powder coated.   Colour/ texture: RAL 7021, 30% gloss externally to ground floor. To match   aluminium panel at upper floors. Minimum film thickness: As recommended by   manufacturer in accordance with BS6496. - Cap width: 50mm. ·Glazing system:   Cover plate fixed with gaskets to long sides. Glazing Type 4: Aluminium   sandwich panel as rainscreen - G-value: N/A - LT-value: N/A - U-value: 0.21   W/m2K. - Outer pane: Aluminium rainscreen panel. colour TBC; 2 layers of 3mm   aluminium with rigid insulation core. -Core insulation: to achieve a a   U-value of 0.21 W/m2K ·Accessories: - Powder coated aluminium flashings,   sills and perimeter details to co-ordinate to form a weathertight installation.   - Maintainance of insulation at perimeter abutments with adjacent   installations. Insulated closer pieces glazed into window system and sealed   against metal-framed wall system to create weathertight installation. - EPDM   seal and internal air-sealing to all perimeter junctions with adjacent   constructions to meet air-permeability requirements. • Incorporated   components: Doors. • Other requirements: Frames and infills to be designed to   comply with CWCT 'Standard for building envelopes' and to exposure category   defined in BS EN 1991-1-4:2005+A1:2010 and BE EN 12154:2000. CURTAIN WALLING   Glazed-in aluminium sandwich spandrel panels to upper floors ·Supporting   structure: Reinforced insitu concrete slabs and reinforced pre-cast columns   and walls. ·Curtain walling system: - Manufacturer: Schueco UK Ltd. Product   reference: FW50+ Facade System. -Type: Stick system with transom drainage and   pressure equalized ventilation. Nicholas Hare Architects 
    

 

	

    	
• Internal   framing member: - Material: Extruded aluminium. -Finish: Polyester powder   coated. Colour/ texture: RAL 7021, 30% gloss. Minimum film thickness: As   recommended by manufacturer in accordance with BS6496. -Frame width: 50mm.   External cover cap: 25mm standard cap; Ref. 110 850 to verticals. 30mm standard   cap; Ref. 110 860 to horizontals. - Material: Extruded aluminium. -Finish:   Polyester powder coated. Colour/ texture: RAL 7021, 30% gloss externally to   ground floor. To match aluminium panel at upper floors. Minimum film   thickness: As recommended by manufacturer in accordance with BS6496. -Cap   width: 50mm. ·Glazing system: Cover plate fixed with gaskets to perimeter.   Glazing Type 5: Aluminium sandwich panel glazed-in and part of the airtight/   water tight line - G-value: N/A - LT-value: N/A - U-value: 0.21 W/m2K. -   Outer pane: Aluminium panel. colour TBC; 2 layers of 3mm aluminium with rigid   insulation core. -Internal facing panel:Mill finish, pressed aluminium. -   Core insulation: to achieve a U-value of 0.21 W/m2K. - Powder coated   aluminium flashings, sills and perimeter details to co-ordinate to form a   weathertight installation. - Maintainance of insulation at perimeter   abutments with adjacent installations. Insulated closer pieces glazed into   window system and sealed against metal-framed wall system to create   weathertight installation. - EPDM seal and internal air-sealing to all   perimeter junctions with adjacent constructions to meet air-permeability   requirements. ·Incorporated components: None. • Other requirements: Frames   and infills to be designed to comply with CWCT 'Standard for building   envelopes' and to exposure category defined in BS EN 1991-1-4:2005+A1:2010   and BE EN 12154:2000. CURTAIN WALLING Glazed-in aluminium sandwich panels to   solid facade upper levels ·Supporting structure: Reinforced insitu concrete   slabs and reinforced pre-cast columns and walls. ·Curtain walling system: -   Manufacturer: Schueco UK Ltd. Product reference: FW50+ SG Facade System.   -Type: Stick system with transom drainage and pressure equalized ventilation.   ·Internal framing member: - Material: Extruded aluminium. - Finish: Polyester   powder coated. Colour/ texture: RAL 7021, 30% gloss. Minimum film thickness:   As recommended by manufacturer in accordance with BS6496. -Frame width: 50mm.   ·Glazing system: Cover plate fixed with gaskets to horizontals. Dry u-shaped   glazing with a spacer bar and 20mm stainless steel toggle to verticals.   Glazing Type 5: Aluminium sandwich panel glazed-in and part of the airtight/   water tight line - G-value: N/A - LT-value: N/A - U-value: 0.21 W/m2K. -   Outer pane: Aluminium panel. colour TBC; 2 layers of 3mm aluminium with rigid   insulation core. -Core insulation: to achieve a a U-value of 0.21 W/m2K   Nicholas Hare Architects 
    

 

	

    	
·Accessories: -   Powder coated aluminium flashings, sills and perimeter details to co-ordinate   to form a weathertight installation. - Maintainance of insulation at   perimeter abutments with adjacent installations. Insulated closer pieces   glazed into window system and sealed against metal-framed wall system to   create weathertight installation. - EPDM seal and internal air-sealing to all   perimeter junctions with adjacent constructions to meet air-permeability   requirements . ·Incorporated components: None . ·Other requirements: Frames   and infills to be designed to comply with CWCT 'Standard for building   envelopes' and to exposure category defined in BS EN 1991-1-4:2005+A1:2010   and BE EN 12154:2000. THERMALLY BROKEN ALUMINIUM GLAZED DOORS to goods in   Minimum clear widths (including ironmongery) required are indicated on   Building Regulation Strategy drawings. Note. doors may be heavy-allowance to   be made for power assisted opening mechanism. Manufacturer to advise.   ·Manufacturer: Schueco UK Ltd. -Product reference: ADS 70 HD thermally   insulated door system. ·Door leaf: -Type: Standard. -Opening: Double,   outward. ·Finish: -Door leaf: Polyester powder coated ref spec Z31, colour   RAL 7021, 30% gloss, to match ground floor window frames. -Frame and   architraves: Polyester powder coated, colour RAL 7021, 30% gloss, to match   ground floor window frames. - Minimum film thickness: As recommended by   manufacturer in accordance with BS6496 Glazing Type 5: Translucent Glass. -   High performance solar-controlled insulated, translucent, double-glazed unit.   - G-value: 0.37 - LT-value: N/A - U-value: 1.0 W/m2K -Inner pane: Acid-etched   toughened laminated safety glass as required in Approved Document Part N, and   recommended in BS 6262 Part 4 and BS 6206. - Outer pane: Clear float with   toughened safety glass as recommended in BS 6262 Part 4 and BS 6206. All   toughened glass to be heat soaked tested. • lronmongery: TBC. Stainless steel   full-height pull handles ref. 210 947, with straight brackets ref. 210 948/   or Stainless steel full-height pull handles ref. 240 103, with flat end cap   ref. 240 104 Emergency exit panic hardware to fire exit doors. lronmongery to   be approved prior to ordering. All ironmongery to be submitted for approval   prior to ordering. ·Hinges: Schueco barrel hinges-not to be accessible   externally for security ·Beading: Internal square. • Perimeter seals: EPDM   weatherseal. ·Fixing: to cladding system and SFS framing according to   manufacturer's recommendations. ·Accessories: Flashings, trims, cills and   abutments in polyester powder coated aluminium, minimum 2mm gauge, colour to   be colour matched to door. Access control system as MEP consultant's   specification. Weather bars and weather stripping Door closers to enable   doors to be operated with forces to comply with Approved Document Part M.   Flashings, trims, cills and abutments in polyester powder coated aluminium,   minimum 2mm gauge, colour to be colour matched to door. D raw wires to be   included to allow for magnetic lock contacts, alarm contacts and interface   with access security system. Doors to have restrictors fitted to prevent   opening past 90 degrees to protect adjacent cladding. Nicholas Hare   Architects 
    

 

	

    	
Manifestation   in accordance with Approved Document Part N to be made from post-applied   film. Design for manifestation to be agreed with architect. WEATHER LOUVRES   ·Manufacturer: Colt International Ltd., or equal and approved. - Product   reference: As recommended by manufacturer, to be approved by architect.   ·Material: Aluminium. ·Finish: PPC metallic finish to match adjacent curtain   walling. - Colour/ texture: TBC. - Minimum film thickness: As recommended by   manufacturer in accordance with BS6496 . ·Fixing: Glazed-in to curtain   walling system. • Other requirements: Louvre to have rear blanking panel with   cut out coordinated with motorised damper units to allow these to be   post-fixed by mechanical contractor to form a weather and air tight seal.   Blanking panel to provide suitable flanges around cut out to allow for fixing   of the motorised damper unit from the internal side with self-tapping   fixings. Insulation attached to rear face of louvre blanking panel, above or   below the motorised damper unit as required to achieve the overall thermal   requirements for the curtain walling screen. NOTE: Detail around glazed in   louvre to prevent thermal bridging between louvre panel framing and curtain   walling box sections. Louvre to have stainless steel bird guard to internal   face and incorporate any drainage channels or weather cills necessary to   achieve performance criteria. External blade pitch to not exceed 38mm   provided performance criteria can be met. Nicholas Hare Architects 
    

 

	

    	
GGlanville   CIVIL & STRUCTURAL SPECIFICATION Plot A, Building EZ1, Park Drive, Milton   Park, Oxfordshire Prepared for:TBC Issue 1: 29 July 2015 Ref: ST8150511/NL/DW/005   
    

 

	

    	
Glanville   Document History Glanville Glanville Consultants is a multi-disciplinary consultancy   with the following expertise: Civil and Structural Engineers Building   Surveyors Highway and Traffic Engineers Transport Planners Land Surveyors   Building Investigation Experts CDM Consultants For further advice contact:   Cornerstone House 62 Foxhall Road Didcot Oxfordshire OX11 7AD Offices also   at: 3 Grovelands Business Centre Boundary Way Hemel Hempstead Hertfordshire   HP2 7TE Telephone: Fax: 01235 515550 01235 817799 Telephone: 01442 835999   Fax: 01442 258924 postbox@glanvillegroup.com www.glanvillegroup.com ©   Glanville Consultants Ltd. All rights reserved. This report contains   confidential information intended solely for the recipient. No part of this   report may be copied, reproduced or stored electronically without prior   written permission from Glanville Consultants Ltd. This report has been   prepared in accordance with the commissioning brief and is for the client's   exclusive use unless otherwise agreed in writing. Glanville Consultants Ltd   does not accept liability for any use of this report, other than for the   purposes for which it is was originally prepared and provided. Third parties   should not use or rely on the contents of this report without written   permission from Glanville Consultants Ltd. Ref: ST8150511/NL/DW/005 Issue 1:   29 July 2015 Issue Date Description Prepared By Checked By 1 29 Jul. 15   Tender Issue Nigel Long Bryan Murray 
    

 

	

    	
GGlanville   Contents D20 EXCAVATING AND FILLING   .....................................................................................1   D30 PILING   .......................................................................................................................8   E05 IN SITU CONCRETE CONSTRUCTION GENERALLY   ............................................15 E10 MIXING/ CASTING/ CURING IN   SITU CONCRETE.................................................17 E20 FORMWORK   FOR IN SITU   CONCRETE................................................................. 25   E30 REINFORCEMENT FOR IN SITU CONCRETE   ....................................................... 29 E40 DESIGNED   JOINTS IN IN SITU CONCRETE   ..........................................................31 E41 WORKED   FINISHES TO IN SITU   CONCRETE........................................................ 33 E42   ACCESSORIES CAST INTO IN SITU CONCRETE .................................................   34 G10 STRUCTURAL STEEL   FRAMING............................................................................   35 Q10 KERBS/EDGINGS/CHANNELS/PAVING   ACCESSORIES....................................... 44 Q20 GRANULAR SUB-BASES   TO ROADS/PAVINGS .................................................... 46 Q22   COATED MACADAM/ ASPHALT ROADS/   PAVINGS.............................................. 49 Q24 INTERLOCKING   BRICK/ BLOCK ROADS/ PAVINGS.............................................. 51   R12 DRAINAGE BELOW GROUND   ................................................................................56   Ref: ST8150511/NL/DW/005 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville D20   EXCAVATING AND FILLING To be read with tender enquiry documentation.   GENERALLY/THE SITE 112 SITE INVESTIGATION To be confirmed. 145 VARIATIONS IN   GROUND WATER LEVEL Give notice: If levels encountered are significantly   different from levels in the site investigation report, stated as assumed, or   previously measured. 150 EXISTING SERVICES As shown on the existing service   drawings prefixed ST8150511. Refer to record information from Statutory   Authorities and all relevant Glanville Consultants drawings included in the   tender documents. 155 SITE FEATURES TO BE RETAINED As indicated on Architects   drawings. CLEARANCE/EXCAVATING 170 REMOVING TREES, SHRUBS AND HEDGES Before   starting work verify with employer which trees, shrubs and hedges are to be   removed. Identification: Clearly mark trees to be removed. Safety: Comply   with Forestry and Arboriculture Safety and Training Council Safety Guides.   Felling: Cut down and grub up roots of shrubs and smaller trees. Fell larger   trees as close to the ground as possible and remove root ball. Work near   retained trees: Take down trees carefully in small sections to avoid damage   to adjacent trees that are to be retained, where tree canopies overlap and in   confined spaces generally. Stumps: Obtain approval before removing stumps by   winching and do not use other trees as supports or anchors. 181 SITE   CLEARANCE Clear site of rubbish, debris and vegetation. Large roots: Grub up   and dispose of without undue disturbance of soil and adjacent areas. 210   MATERIALS ARISING Ownership: Excavated materials, including topsoil, surplus   to requirements for filling remain the property of the Employer unless the   Contractor: - Is instructed to remove them from the site, or - Purchases them   at a price to be agreed. Ref: ST8150511/NL/DW/0051 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 220   STRIPPING TOPSOIL General: Before beginning general excavation or filling,   strip topsoil from areas where there will be regrading, buildings,   pavings/roads and other areas shown on drawings. Drawing references: prefixed   ST8150511. Depth: Remove to an average depth of 200 mm and keep separate from   excavated subsoil. Give notice where the depth of topsoil is difficult to   determine. Around trees: Do not remove topsoil from below the spread of trees   to be retained. 230 BENCHING Surfaces of excavations with a gradient greater   than 1:5 (20%) and which are to receive filling: Provide horizontal benches   cut to match the depths of compacted layers of filling. 240 ADJACENT   EXCAVATIONS Proximity: Where an excavation encroaches below a line drawn at   an angle from the nearest formation level of another higher excavation, the   lower excavation, all work within it and backfilling thereto must be   completed before the higher excavation is made. Angle of line from   horizontal: 45°. 250 PERMISSIBLE DEVIATIONS FROM FORMATION LEVELS Beneath   mass concrete foundations: ±25 mm. Beneath ground bearing slabs and r.c.   foundations: ±15 mm. Embankments and cuttings: ±50 mm. Ground abutting   external walls: ±50 mm, but such as to ensure that finished level is not less   than 150 mm below dpc. Carriageways: +0 to –50mm 260 INSPECTING FORMATIONS   Notice: Make advance arrangements for inspection of formations for all   permanent works. Preparation: Just before inspection remove the last 150 mm   of excavation. Trim to required profiles and levels, and remove loose   material. Seal: Within 4 hours of inspection, seal formations with concrete.   Notice: Obtain instruction if the formation contains soft or hard spots or   highly variable material. 270 FOUNDATIONS GENERALLY Give notice if: - The   formation contains soft or hard spots or highly variable material. - A   natural bearing foundation of undisturbed subsoil is not obtained at the   depth shown on the drawings. 280 TRENCH FILL FOUNDATIONS Excavation: Form   trench down to formation in one operation. Safety: Prepare formation from   ground level. Inspection of formations: Give notice to employer before   commencing excavation. Shoring: Where inspection of formation is required,   provide localised shoring to suit ground conditions. Concrete fill: Place   concrete immediately after inspection and no more than four hours after   exposing the formation. Ref: ST8150511/NL/DW/005 2 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 310   UNSTABLE GROUND Generally: Ensure that the excavation remains stable at all   times. Give notice: Without delay if any newly excavated faces are too   unstable to allow earthwork support to be inserted. Take action: If   instability is likely to affect adjacent structures or roadways, take   appropriate emergency action. 320 RECORDED FEATURES Recorded foundations,   beds, drains, manholes, etc: Break out and seal drain ends. Contaminated   earth: Remove and disinfect as required by local authority. 330 UNRECORDED   FEATURES Give notice: If unrecorded foundations, beds, voids, basements,   filling, tanks, pipes, cables, drains, manholes, watercourses, ditches, etc.   not shown on the drawings are encountered. 360 EXCESS EXCAVATION Excavation   taken wider than required: Backfill with the material specified for   backfilling. Excavation taken deeper than required: Backfill with lean mix   concrete. DISPOSAL OF MATERIALS 441 SURPLUS SUBSOIL Excavated material to be   retained: Stockpile in temporary spoil heaps. Retained material: Refer to   geotechnical remediation specification. Protected areas: Do not raise soil   level within root spread of trees that are to be retained. Surplus excavated   material: Remove from site. 450 WATER Generally: Keep all excavations free   from water until: - - - Formations are covered. Below ground construction are   completed. Basement structures and retaining walls are able to resist   leakage, water pressure and flotation. Drainage: Form surfaces of excavations   and fill to provide adequate falls. Removal of water: Provide temporary   drains, sumps and pumping as necessary. 454 GROUND WATER LEVEL Give notice: If   it is considered that the excavations are below water table. 457 PUMPING   General: Do not disturb excavated faces or stability of adjacent ground or   structures. Pumped water: Discharge without flooding the site, or adjoining   property. Sumps: Construct clear of excavations. Fill on completion. Ref:   ST8150511/NL/DW/005 3 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   FILLING 500 PROPOSED FILL MATERIALS Details: Submit full details of proposed   fill materials to demonstrate compliance with specification, including: - - -   Type and source of imported fill. Proposals for processing and reuse of   material excavated on site. Test reports as required elsewhere. 510   HAZARDOUS, AGGRESSIVE OR UNSTABLE MATERIALS General: Do not use fill   materials which would, either in themselves or in combination with other   materials or ground water, give rise to a health hazard, damage to building   structures or instability in the filling, including material that is: - - - -   - - - - Frozen or containing ice. Organic. Contaminated or noxious.   Susceptible to spontaneous combustion. Likely to erode or decay and cause   voids. With excessive moisture content, slurry, mud or from marshes or bogs.   Clay of liquid limit exceeding 80 and/or plasticity index exceeding 55.   Unacceptable, class U2 as defined in the Highways Agency 'Specification for   highway works', clause 601. 512 SOLUBLE SULPHATE CONTENT Soluble sulphate   content (SO3) of materials for filling under concrete slabs or within 1 m of   substructures when tested to BS 1377-3, clause 5 using a 2:1 water-soil   extract (maximum): 1.0g/litre. 520 FROST SUSCEPTIBILITY General: Except as   allowed below, fill must be non frost-susceptible as defined in Transport   Research Laboratory Report SR 829 'Specification for the TRRL frost­heave   test'. Test reports: If the following fill materials are proposed, submit a   laboratory report confirming they are non frost-susceptible: - - Fine grained   soil with a plasticity index less than 20%. Coarse grained soil or crushed   granite with more than 10% retained on a 0.063 mm sieve. Crushed chalk.   Crushed limestone fill with average saturation moisture content in excess of   3%. Burnt colliery shale. - - - Frost-susceptible fill: May only be used   within the external walls of buildings below spaces that will be heated.   Protect from frost during construction. 530 PLACING FILL Excavations and   areas to be filled: Free from loose soil, rubbish and standing water.   Freezing conditions: Do not place fill on frozen surfaces. Remove material   affected by frost. Replace and recompact if not damaged after thawing.   Adjacent structures, membranes and buried services: - Do not overload,   destabilise or damage. - Submit proposals for temporary support necessary to   ensure stability during filling. Layers: Place so that only one type of material   occurs in each layer. Ref: ST8150511/NL/DW/005 4 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 535   COMPACTION General: Compact fill as soon as possible after placing. After   compaction: Surface of each layer must be well closed, showing no movement   under compaction plant, and without cracks, holes, ridges, loose material and   the like. Defective areas: Remove and recompact to full thickness of layer   using new material. 538 FILL PLACED AGAINST STRUCTURES Permissible plant: Use   only the following types of compaction plant for fill within 2 m of a   structure: - Vibratory roller, mass per metre width of roll not exceeding   1300 kg and total mass not exceeding 1000 kg. Vibrating plate compactor, mass   not exceeding 1000 kg. Vibro-tamper, mass not exceeding 75 kg. - - 540   BENCHING IN FILL Adjacent areas: If, during filling the difference in level   between adjacent areas of filling exceeds 600 mm, cut into edge of higher   filling to form benches 600 mm minimum width and height equivalent to depth   of a layer of compacted filling. New filling: Spread and compact to ensure   maximum continuity with previous filling. 610 COMPACTED FILLING FOR LANDSCAPE   AREAS Fill: Materials, capable of compaction by light earthmoving plant.   Filling: Layers not more than 200 mm thick. Lightly compact each layer to   produce a stable soil structure. 615 LOOSE TIP FILLING FOR LANDSCAPE AREAS   Filling: Do not firm, consolidate or compact when laying. Tip and grade to   approximate levels in one operation with minimum of trafficking by plant. 617   HIGHWAYS AGENCY TYPE 1 GRANULAR FILLING Fill: To Highways Agency   'Specification for highway works', clause 803: - - - - Crushed rock (other   than argillaceous rock). Crushed concrete. Crushed non-expansive slag to   clause 801.2. Well-burned non-plastic colliery shale. Filling: To Highways   Agency 'Specification for highway works', clauses 801.3 and 802. 618 HIGHWAYS   AGENCY TYPE 2 GRANULAR FILLING Fill: To Highways Agency 'Specification for   highway works', clause 804: - - - - - - Crushed rock (other than argillaceous   rock). Crushed concrete. Crushed non-expansive slag to clause 801.2.   Well-burned non-plastic colliery shale. Natural gravel. Natural sand.   Filling: To Highways Agency 'Specification for highway works', clauses 801.3   and 802. Ref: ST8150511/NL/DW/005 5 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 620   SUBGRADE IMPROVEMENT LAYER (CAPPING) Fill: To Highways Agency 'Specification   for highway works', Table 6/1, Class 6F1 or 6F2. Filling: Place and compact   to Highways Agency Specification for highway works, Table 6/1, clause 612 and   clause 613.3, 613.9 and 613.10. 626 COMPACTED GENERAL FILLING: Materials   arising from the excavations (or, where instructed, imported) as defined   below. If both suitable and unsuitable material is excavated, select and keep   separate sufficient suitable material. If there is insufficient suitable   excavated material provide Employer with details (and quantities) of proposed   imported material. - Well graded sands and gravels with a uniformity   coefficient of more than 10. - Crushed hard rock or quarry waste (other than   Chalk). - Crushed concrete, crushed brick or tile, free from plaster, wood,   organic material and rubbish. -Sound blastfurmace slag (other than from   steelmaking foundries) -Well burnt nonplastic shale. Spread and level   material in layers and as soon as possible thereafter compact each layer   using plant and methods suitable to the type of material. Well in advance of   starting work submit details of proposed: - - - - - - Materials to be used   Type of plant Maximum depth of each compacted layer Minimum number of passes   per layer. Obtain instructions before proceeding. 700 BACKFILLING TO   FOUNDATIONS Under oversite concrete and pavings: Hardcore as clause 710.   Under grassed or soil areas: Material excavated from the trench, laid and   compacted in 300 mm maximum layers. 710 HARDCORE FILLING Fill: Granular   material, free from excessive dust, well graded, all pieces less than 75 mm   in any direction, minimum 10% fines value of 50 kN when tested in a soaked   condition to BS 812-111, and in any one layer only one of the following: -   Crushed rock (other than argillaceous rock) or quarry waste with not more   binding material than is required to help hold the stone together. Crushed   concrete, crushed brick or tile, free from plaster, timber and metal. Crushed   non-expansive slag. Gravel or hoggin with not more clay content than is   required to bind the material together, and with no large lumps of clay.   Well-burned non-plastic colliery shale. Natural gravel. Natural sand. - - - -   - - Filling: Spread and level in 150 mm maximum layers. Thoroughly compact   each layer as the requirements in the 'Specification for Highway Works' table   8/1. Ref: ST8150511/NL/DW/005 6 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 730   BLINDING Surfaces to receive sheet overlays or concrete: Blind with: -   Concrete where shown on drawings; or - Sand, fine gravel, or other approved   fine material applied to fill interstices. Moisten as necessary before final   rolling to provide a flat, close smooth surface. Sand for blinding: To BS 882   table 4, type C or M. Permissible deviations on surface level: +0 -25 mm.   Ref: ST8150511/NL/DW/005 7 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville D30   PILING To be read with Preliminaries/ General conditions. 010 INFORMATION TO   BE PROVIDED WITH TENDER Submit: - Information listed in SPERW, table 1.1. -   Other information: Pile design basis and calculations. GENERAL 020   DEFINITIONS "The Engineer" shall mean Glanville Consultants. ''The   Contractor" shall mean the contractor or sub-contractor appointed to   design construct and test the piles in accordance with BS8004 and this   specification. 030 PILE LAYOUT, DESIGN AND CONSTRUCTION The Contractor is   required to design and construct piles having the qualities of materials and   workmanship specified and which upon testing meet the requirements of the   Specification for load-settlement behaviour. The Contractor's design shall   comprise the calculation of individual pile lengths based on the ground   conditions revealed by the site investigation to carry the Specified Working   Loads within the specified limits for load-settlement behaviour. The   Contractor shall provide with his tender a schedule of sizes and lengths of   the working piles including reinforcement and their corresponding allowable   capacities to meet the requirements of the Specification. The Contractor will   be responsible for the proper execution of the works described herein and is   to provide everything necessary including all labour, materials, plant,   water, temporary lighting and power, welfare facilities, storage facilities,   tackle, protection and any special surfacing requirements for the piling rigs   and removal and tipping of arisings from excavations. 040 GROUND CONDITIONS A   site investigation has been undertaken for the site and has been included in   the tender documents. The Contractor will be deemed to have visited the site   and made himself thoroughly acquainted with all its visible details,   including those not specifically mentioned herein or shown on the drawings.   No responsibility is accepted by the Engineer or Employer for any opinions or   conclusions given in any factual or interpretative ground investigation   reports. The Contractor shall report immediately to the Engineer any   circumstance which indicates that in the Contractor's opinion the ground   conditions differ from those reported in or which could have been inferred   from the ground investigation reports or preliminary pile results. 8 Issue 1:   29 July 2015 Ref: ST8150511/NL/DW/005 
    

 

 

	

    	
GGlanville 050   UNDERGROUND SERVICES It is the Contractor's responsibility to determine the   location and position of existing services. Where their presence is indicated   on the Engineer's drawings it is indicative only. The Contractor is to take   every precaution when work is adjacent to services and will be responsible   for any claims arising from damage to these. Where piles are shown on the   drawings which interfere with existing services, the pile should not be   proceeded with, and the Engineer should be informed immediately. 060   TOLERANCES For a pile with a specified cut-off level at or above the   commencing surface the maximum permitted deviation of the pile centre from   the correct centre point shown on the setting out drawings shall be 75mm in   any direction at commencing level. The maximum permitted deviation of the   finished pile from the vertical at any level is 1 in 100. The Contractor will   be held liable for any additional expense occurred as a result of the piles   being installed in a position not within these tolerances. 070 PILING METHOD   The contractor shall submit with his tender all relevant details of the   method of piling, the plant and monitoring equipment he plans to adopt.   Alternative piling methods may be used provided it is demonstrated that they   satisfy the requirements of the Specification. 080 SITE RECORDS The   Contractor shall prepare in triplicate for each pile a record which shall   show: Reference number of pile, pile type, diameter and date of installation.   Ground level (and working level if different from ground level) at each pile   position. Length from ground level at pile position to top of pile or Top of   pile level. Depth from ground level at pile position to pile toe or Pile toe   level Type of reinforcement & concrete mix details Details of any   obstructions together with method of overcoming them and time taken. Details   of standing time and reason for delay. One signed copy shall be forwarded to   the Engineer and two copies retained by the Contractor. No additional   allowance for a shoe or enlarged base shall be made unless a claim for such   allowance is stated in the Contractor's tender. The Main Contractor is to be   responsible for the setting out of the piles from the drawings supplied by   the Engineer and the Architect. 090 NUISANCE AND DAMAGE The Contractor shall   carry out the work in such a manner and at such times as to minimise noise,   and other disturbance in order to comply with current environmental   legislation. Noise and Disturbance Particular restrictions on permissible   working hours are stated in the Particular Specification. Ref: ST8150511/NL/DW/005   9 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville - Damage   to Adjacent Structures If in the opinion of the Contractor damage may be   caused to other structures or services by his execution of the Works he shall   immediately notify the Engineer. The Contractor shall submit his plans for   making surveys and monitoring movements or vibration before the commencement   of the Works. - Damage to Piles The Contractor shall ensure that during the   course of the work, displacement or damage which would impair either   performance or durability does not occur to completed piles. The Contractor   shall submit to the Engineer his planned sequence and timing for driving or   boring piles, having regard to the avoidance of damage to adjacent piles. - Temporary   Support The Contractor shall ensure that where required, any permanently   free-standing piles are temporarily braced or staved immediately after   driving to prevent loosening of the piles in the ground and to ensure that no   damage resulting from oscillation, vibration or movement can occur. 100   SUPERVISION AND CONTROL OF THE WORKS - The Contractor shall keep upon the   Works a competent site supervisor to be in charge of pile construction and   installation. - The site supervisor must be experienced in the type of pile   construction necessitated by the Contract. A curriculum vitae of the   supervisor shall be submitted prior to commencement. The whole time of the   site supervisor shall be devoted to the piling works. The site supervisor   shall not be removed from the Works without the Engineer being notified in   advance with at least one week's notice. The Contractor shall submit one week   prior to commencement of piling works his Quality Plan for the Works. Subsequent   revisions, amendments or additions shall be submitted prior to their   implementation. Quality Assurance and Quality Control documentation shall be   made available on request. 110 PILING SPECIFICATION - Standard: Comply with   the current edition of 'Specification for piling and embedded retaining   walls' (SPERW). - References to Engineer in SPERW: For the purpose of this   contract, interpret such references as being Glanville. 120 ERRATA AND   ADDENDA TO SPERW - Table 1.2: In the penultimate line substitute 4.10 for   4.8. - Clause 2.9.6(c): Substitute 20 for 21. - Other requirements: None. 130   PILES - Standard: To SPERW, sections 2-6 and 20, as appropriate to the pile   type. - Permitted types: Any type of bored pile. - Particular specification:   Submit proposals to cover the SPERW requirements listed under this heading   for the chosen pile type. - Other requirements: None. Ref: ST8150511/NL/DW/005   10 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   SYSTEM PERFORMANCE 210 CONTRACTOR DESIGN Standard: To BS 8004. Requirement:   Complete design of piles and construct in accordance with SPERW, clause 1.4,   option 1. Pile layout: As drawings. Site investigation: Confirm as adequate   or propose further investigation as considered necessary. 230 GROUND   INVESTIGATION Report: The site investigation report will be provided in due   course by a site investigation specialist. Datum for borehole logs: As   indicated on logs. 250 PERFORMANCE CRITERIA FOR STRUCTURE TO BE SUPPORTED ON   THE PILES Permitted settlement at working load (maximum): 5mm. 260 SPECIFIED   WORKING LOADS FOR PILES Pile group designation: All. - Load magnitude: As   drawing. 280 PERFORMANCE CRITERIA FOR PILES UNDER LOAD TEST Pile group   designation: All. -Dimensions: As for working piles. Pile reference for test   piles: -Preliminary test: TBA. -Proof test: TBA. Test criteria: - - -   Specified working load (SWL): TBA. Design verification load (DVL): SWL x 1.5.   Load factor: FOS = 3 for design, or 2.5 with fully maintained proof testing,   or 1.5 with fully maintained working load testing, or as required by Building   Control. Permitted settlement at DVL: 8mm. Permitted settlement at DVL + 1/2   SWL: 12mm. - - 285 DAMAGE TO ADJACENT STRUCTURES AND SERVICES Permissible   damage criteria: - Structures: No damage permitted. - Services: No damage   permitted. 290 BASIS FOR SETTING OUT Site datum: Ordnance (Newlyn) Datum.   Site grid: As drawing. 300 COMMENCING SURFACE Level: As drawing. Ref: ST8150511/NL/DW/005   11 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   PRODUCTS 470 CONCRETE GENERALLY Standards: To BS 8500-2 and SPERW, section   20. Exchange of information: Provide concrete producer with information   required by BS 8500-1, clauses 4 and 5. 480 DESIGNED CONCRETE FOR PILES   Embedded metal: Carbon Steel reinforcement and structural steel. Compression   strength class (cylinder/ cube minimum): C32/40. Target density (oven-dry):   Normal. Aggregates: - - - - Size (maximum): 20mm. Type/ Density: Normal   weight. Coarse recycled aggregates: Not permitted. Additional aggregate   requirements: None. Design chemical class: TBC. Limiting values for   composition: - Water:cement ratio (maximum): As DC Class. - Cement/   Combination content (minimum): As DC Class. Consistence class: As required   SPERW Table 3.1. Permitted cement/ combinations: OPC. Contractor to submit   proposals if using other cements. Chloride class: Cl 0.40. Admixtures: Not   permitted. Additional requirements: None. 530 REINFORCEMENT GENERALLY Steel   reinforcement: To BS 4449. - Type/ Grade: Contractor designed. Cutting and   bending: To BS 8666. Supplier: Firm holding a valid certificate of approval   issued under a product certification scheme operated by a third party   certification body with appropriate Category 2 accreditation from the United   Kingdom Accreditation Service (UKAS). 540 COVER TO REINFORCEMENT Cover   (nominal): 75mm. Method of ensuring correct cover: Submit details. 550 LAPS   IN REINFORCEMENT Length (minimum): 40 x bar diameter. EXECUTION 610 METHOD   STATEMENT Requirement: Submit proposed method of installation to achieve the   design parameters, including: - - - Details of equipment. Programme showing   sequence and resources. Confirmation that performance requirements for load   and settlement will be achieved. Ref: ST8150511/NL/DW/005 12 Issue 1: 29 July   2015 
    

 

	

    	
GGlanville 615   RECORDS Detailed requirements for records additional to those specified in   SPERW: None. 630 PRELIMINARY PILES Locations: TBA. - Diameter: Contractor   Designed. - Allowable pile capacity: 1100 kN 650 PERFORMANCE OF WORKING PILES   Substandard performance: Give notice if the performance of any pile will be   less than that of a similar pile whose test behaviour has been accepted. 655   TESTING EXCAVATED MATERIAL Contamination tests: Undertake at following rates:   - Made up ground: No further testing. - Other soil types: In accordance with   recommendations in Site Investigation. 685 EXCAVATED MATERIAL Disposal:   Contractors responsibility. 690 DISPOSAL OF PILE HEADS Cutting down and   disposal: Contractor's responsibility. 735 METHOD OF TESTING CONCRETE   WORKABILITY Test: To BS 8500-1, Annex B. Workability: To SPERW, table 3.1.   Test method: - Slump testing: For mixes with workability type A as SPERW,   table 3.1. - Flow testing: For higher workability mixes, unless agreed   otherwise. 740 COMPRESSION TESTING OF CONCRETE Requirement: In addition to   any sampling and testing carried out by the concrete supplier, and unless   otherwise agreed, sample concrete on site and test. Sampling rate: As SPERW   Section 20. 755 PREPARATION OF PILE HEADS FOR INTEGRITY TESTING Preparation:   To suit test method. Inconsistencies: Submit report on inconsistencies which   could inhibit execution or interpretation of test. 760 INTEGRITY   TESTING-GENERAL Method: In accordance with SPERW Section 9, method to be   agreed with engineer. - Satisfactory evidence in support of proposals:   Submit. Period between casting and testing (minimum): 7 days. Piles to be   tested: - - - - Pile group designation: All. Type: Bored. Number: All.   Locations: All. Programme: All piles to be integrity tested before and after   cut off. Ref: ST8150511/NL/DW/005 13 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 775   PERIODS FOR SUBMISSION OF INTEGRITY TEST RESULTS Initial test results: Submit   after each test within 24 hours. Full report: Submit after completion of each   phase of testing within 10 days. 780 STATIC LOAD TESTING OF PRELIMINARY PILES   Procedure: Normal proof load test, followed by an extended proof load test to   DVL + 150% SWL, followed by a constant rate of penetration test to failure.   Pile group designation:. - Number of tests: 2. 785 STATIC LOAD PROOF TESTING   OF WORKING PILES Procedure: Normal proof load test, followed by an extended   proof load test to DVL + 50% SWL. Pile group designation:. - Number of tests:   2. Test load (maximum): TBA. 790 REQUIREMENTS FOR TEST PILES UNDER STATIC   LOADING Construction and installation: As for working piles except as   specified. - Exceptions: None. Submit proposals for developing high early age   strength concrete, and prepare and test additional test cubes to demonstrate   that early age testing of pile accords with the requirements of SPERW, clause   10.3.4. 800 PILE STATIC LOAD TESTING EQUIPMENT AND ARRANGEMENT Requirements   in addition to SPERW, section 10: None. 810 TIMING OF PILE LOAD TESTING   Period between installation and load testing (minimum): As SPERW clause   10.3.4. 825 WORK TO PILE HEADS AFTER TESTING Preliminary/ anchor piles: Piles   which are not to be reused should be cut down so that they do not interfere   with the foundation structure of the completed building. COMPLETION 910   HEALTH AND SAFETY FILE Requirement: Collate and submit a full set of pile   records for inclusion in the health and safety file. Content: - Record   drawings: With each pile numbered and giving the 'as built' location of each   pile relative to Grid. - Records: Copy of each record submitted during the   progress of the work. Latest date for submission: within 14 days of   completion of piling works. 920 PILING GUARANTEE Type: Insurance backed.   Administered by an independent insurance protection company. - Guarantee   period (minimum): 75 years. - Documentation: Provide certificates/ guarantees   at completion of piling works. Ref: ST8150511/NL/DW/005 14 Issue 1: 29 July   2015 
    

 

	

    	
GGlanville E05   IN SITU CONCRETE CONSTRUCTION GENERALLY To be read with Preliminaries/   General conditions. 220 DESIGN OF STRUCTURAL CONCRETE Standards: - - -   Design: To BS 8110: Part 1: 1997 Drawings: To BS EN ISO 4157-1 Reinforcement   schedules: To BS 8666 Finished product: To comply with the requirements of   design standard. 225 TEMPERATURE RECORDS Requirement: Throughout period of   concrete construction record: - Daily: Maximum and minimum atmospheric shade   temperatures. - Under adverse temperature conditions: Temperature at   commencement and end of placing. Equipment: Calibrated maximum and minimum   thermometer - Location: In the shade, close to the structure. 235 OPENINGS,   INSERTS AND FIXINGS Requirement: Collate all information. Submit: Details   where openings, inserts and fixings can only be accommodated by adjustments   to reinforcement. Locate reinforcement: To ensure specified minimum cover at   openings and inserts and to be clear of fixing positions. 250 STRUCTURAL   TESTING Refer to concrete cube testing specification within clause E10 290   ACCURACY OF CONSTRUCTION Reference system: To BS 5964-1 Element shape and   position: To section 7 of the "'National Structural Concrete   Specification for Building Construction." - Substitution of alternative   requirements: Tolerances within NSCS are not accumulative. 300 LEVELS OF   STRUCTURAL CONCRETE FLOORS Tolerances (maximum): - Level of floor: ±10mm as   measured from nearest TBM - Steps in floor level: ± 5mm 310 SURFACE   REGULARITY OF CONCRETE FLOORS TO BS 8204-GENERAL Standard: To BS 8204-1 or   -2. Measurement: From underside of a 2m straightedge (between points of   contact) placed anywhere on surface and using a slip gauge. 315 SURFACE   REGULARITY OF CONCRETE FLOORS TO BS 8204-TOLERANCE CLASS SR2 Location: To all   structural slabs Abrupt changes:Not permitted Ref: ST8150511/NL/DW/005 15   Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 430   SURFACE CRACKING on soffit of floor slabs Method of measurement: Main   Contractors preference Critical crack width: 0.3mm Action: Should cracks   occur that are wider than the critical crack width: - - Survey:Frequency and   extent of such cracks and investigate cause. Report: Findings together with   recommendations for rectification. 16 Ref:ST8150511/NL/DW/005 Issue 1: 29   July 2015 
    

 

	

    	
GGlanville E10   MIXING/ CASTING/ CURING IN SITU CONCRETE To be read with Preliminaries/   General conditions. CONCRETE 101 SPECIFICATION Concrete generally: To BS   8500-2. - Other requirements: None Exchange of information: Provide concrete   producer with information required by BS 8500-1, clauses 4 and 5. 105   DESIGNATED CONCRETE FOR ALL REINFORCED CONCRETE EXCEPT GROUND FLOOR SLAB   Designation: RC40 . Embedded metal: Yes Fibres: Not permitted . Aggregates: -   - Size (maximum): 20 Coarse recycled concrete aggregates (RCA): Concrete   supplier preference : Concrete supplier to provide details to Engineer for approval   prior to costing - Additional aggregate requirements: None - Special   requirements for cement/ combinations: Provide . Consistence class:   Contractors choice for approval by SE minimum of 350kg/m3 of cement with a   water/cement ratio of 0.6 - Chloride class: CL 0.40 - Admixtures: Concrete   producers choice for approval by SE - Additional mix requirements: None 106   DESIGNATED CONCRETE FOR ALL MASS CONCRETE & BLINDING - Designation: GEN 1   . - Embedded metal: No - Fibres: Not required - Aggregates: - Size (maximum):   20 Coarse recycled concrete aggregates (RCA): Permitted - Additional   aggregate requirements: None - Special requirements for cement/ combinations:   None . - Consistence class: Contractors choice for approval by SE - Chloride   class: CL 0.40 - Admixtures: Concrete producers choice for approval by SE - Additional   mix requirements: None 107 DESIGNATED CONCRETE FOR GROUND FLOOR SLAB - Designation:   RC35 . - Embedded metal: Yes - Fibres: Permitted–Contractor to submit   proposals to SE for approval if required - Aggregates: - Size (maximum): 20   Ref: ST8150511/NL/DW/005 17 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   Coarse recycled concrete aggregates (RCA): Permitted–subject to approval from   SE - Additional aggregate requirements: None Special requirements for cement/   combinations: None . Consistence class: Contractors choice for approval by SE   Chloride class: CL 0.40 Admixtures: Concrete producers choice for approval by   SE Additional mix requirements: None MATERIALS, BATCHING AND MIXING 215   READY-MIXED CONCRETE Production plant: Currently certified by a body   accredited by UKAS to BS EN 45011 for product conformity certification of   ready-mixed concrete. Source of ready-mixed concrete: Obtain from one source   if possible. Otherwise, submit proposals. - Name and address of depot: Submit   before any concrete is delivered. - Delivery notes: Retain for inspection.   Declarations of nonconformity from concrete producer: Notify immediately. 221   INFORMATION ABOUT PROPOSED CONCRETES Submit when requested: -Details listed   in BS 8500-1, clause 5.2. - Additional information: All details relating to   RCA if proposed 225 CHANGES TO SPECIFICATION Changes to specification of   fresh concrete (outside concrete producer's responsibility): Prohibited 230   INTERRUPTION OF SUPPLY DURING CONCRETING Elements without joints: Where   elements are detailed to be cast in a single pour without joints, make prior   arrangements for a back-up supply of concrete. Elsewhere: Preparation: Manage   pour to have a full face, and have materials available to form an emergency   construction joint while concrete can still be worked. -Before pour is   completed: Submit location and details of joint, make proposals for joint   preparation. 315 AGGREGATES FOR EXPOSED VISUAL CONCRETE Limitations on contaminants:   Free from absorbent particles which may cause 'popouts', and other particles   such as coal and iron sulphide which may be unsightly or cause unacceptable   staining. Colour: Consistent. Supply: From a single source and maintained   throughout the contract. Samples: Submit on request. 325 MATERIALS FOR   EXPOSED VISUAL CONCRETE Alterations to sources, types and proportions: Submit   proposals. 415 ADMIXTURES Calcium chloride and admixtures containing calcium   chloride: Do not use. Ref: ST8150511/NL/DW/005 18 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 425   PROPRIETARY STEEL FIBRES (May be used in the ground floor slab as an   alternative to mesh reinforcement. Contractor is to submit proposals of   fibres and any joint layout revisions to SE for approval prior to casting)   Requirement:.Contractors preference Manufacturer: TBC. - Product reference:   TBC. Size: - Length: TBC. - Aspect ratio (length ÷diameter): TBC. Addition   rate (minimum): TBC - Increase addition rate if necessary to achieve required   properties. Dispersion in fresh concrete: Uniform without balling. 427 STEEL   FIBRES (as per clause E10/425) Requirement: TBC Type to ASTM A 820/A 820M:   TBC. Size: - - - Length: TBC. Aspect ratio (length ÷diameter/ equivalent   diameter): TBC Shape: TBC Tensile strength: TBC. Coating: TBC Addition rate   (minimum): TBC - Increase addition rate if necessary to achieve required   properties. Dispersion in fresh concrete: Uniform without balling. 429 NON   FERROUS FIBRES (as per Clause E10/425) Requirement: TBC. Material: TBC   Manufacturer: TBC. - Product reference: TBC Addition rate (minimum): TBC -   Increase addition rate if necessary to achieve required properties.   Dispersion in fresh concrete: Uniform without balling. 490 PROPERTIES OF   FRESH CONCRETE Adjustments to suit construction process: Determine with   concrete producer. Maintain conformity to the specification. PROJECT TESTING/   CERTIFICATION 505 PROJECT TESTING OF CONCRETE Purpose: To determine   conformity of concrete through compressive testing. Testing: To BS EN 206-1,   Annex Band BS 8500-1, Annex B. - Nonconformity: Obtain instructions   immediately. Recording: Maintain complete correlated records including: - -   Concrete designation. Sampling, site tests, and identification numbers of   specimens tested in the laboratory. Location of the parts of the structure   represented by each sample. Location in the structure of the batch from which   each sample is taken. - - Ref: ST8150511/NL/DW/005 19 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 508   REGULAR PROJECT TESTING Tests: Compressive (cube) strength tests Sampling: -   Point: At point of discharge from delivery truck. - Rate: For all reinforced   concrete, one sample is to be taken pre 30m3 of concrete placed, or one pre   day whichever is the lesser. Other requirements: Cubes for early stage   strength testing are to be stored in a similar condition to that of the   concrete in the structural members. 520 TESTING LABORATORY Laboratory:   Accredited by UKAS or other national equivalent. -Name and UKAS reference   number: Submit well in advance of making trial mixes or concrete for use in   the works. 530 TESTS RESULTS Submission of reports: Within one day of   completion of each test. - Number of copies: Three Reports on site: A   complete set, available for inspection. 550 BROKEN CUBES FROM FAILED STRENGTH   TESTS Nonconformity: Keep separately the pieces of each cube which fail to   meet the conformity requirements for individual results. Period for keeping   cubes: Obtain instructions. PLACING AND COMPACTING 610 CONSTRUCTION/   SEQUENCE/ TIMING REQUIREMENTS Main Contractor to submit proposals of all   concrete sequencing to SE, prior to commencement of RC works. 630 PREMATURE   WATER LOSS Requirement: Prevent water loss from concrete laid on absorbent   substrates. -Underlay: Select from: Polyethylene sheet: 250 micrometres   thick. Building paper: To BS 1521, grade B1F. - Installation: Lap edges 150   mm. 640 CONSTRUCTION JOINTS Location of joints: Contractor to submit   proposals to SE if not indicated on drawings Preparation of joint surfaces:   As pre clause E40, otherwise remove surface laitance and expose aggregates by   lightly brushing and spraying. 645 SPACING OF CONSTRUCTION JOINTS Type of   construction: Contractor to submit proposals. - - - Distance between joints   (maximum): TBC Area of pour (maximum): TBC Other requirements: TBC 648   ADVERSE TEMPERATURE CONDITIONS Requirement: Submit proposals for protecting   concrete when predicted ambient temperatures indicate risk of concrete   freezing or overheating. Issue 1: 29 July 2015 Ref: ST8150511/NL/DW/005 20 
    

 

	

    	
GGlanville 650   SURFACES TO RECEIVE CONCRETE Cleanliness of surfaces immediately before   placing concrete: Clean with no debris, tying wire clippings, fastenings or   free water. 660 INSPECTION OF SURFACES Notice: Give notice to allow   inspections of reinforcement and surfaces before each pour of concrete. -   Period of notice: Obtain instructions. Timing of inspections: Inspections to   be carried our only when fixing of reinforcement is complete-Provide 3   working days notice to SE prior to inspection. 670 TRANSPORTING General:   Avoid contamination, segregation, loss of ingredients, excessive evaporation   and loss of workability. Protect from heavy rain. Entrained air: Anticipate   effects of transport and placing methods in order to achieve specified air   content. 680 PLACING Records: Maintain for time, date and location of all   pours. Timing: Place as soon as practicable after mixing and while   sufficiently plastic for full compaction. Temperature limitations for   concrete: 30oC (maximum) and 5oC (minimum), unless otherwise specified. Do   not place against frozen or frost covered surfaces. Continuity of pours:   Place in final position in one continuous operation up to construction   joints. Avoid formation of cold joints. Discharging concrete: Prevent uneven   dispersal, segregation or loss of ingredients or any adverse effect on the   formwork or formed finishes. Thickness of layers: To suit methods of   compaction and achieve efficient amalgamation during compaction. Poker   vibrators: Do not use to make concrete flow horizontally into position,   except where necessary to achieve full compaction under void formers and   cast-in accessories and at vertical joints. 690 COMPACTING General: Fully   compact concrete to full depth to remove entrapped air. Continue until air   bubbles cease to appear on the top surface. - Areas for particular attention:   Around reinforcement, under void formers, cast-in accessories, into corners   of formwork and at joints. Consecutive batches of concrete: Amalgamate   without damaging adjacent partly hardened concrete. Methods of compaction: To   suit consistence class and use of concrete.. 720 VIBRATORS General: Maintain   sufficient numbers and types of vibrator to suit pouring rate, consistency   and location of concrete. External vibrators: Obtain approval for use Ref: ST8150511/NL/DW/005   21 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 730   PLASTIC SETTLEMENT Settlement cracking: Inspect fresh concrete closely and   continuously wherever cracking is likely to occur, including the top of deep   sections and at significant changes in the depth of concrete sections. -   Timing: During the first few hours after placing and whilst concrete is still   capable of being fluidized by the vibrator. Removal of cracks: Revibrate   concrete. 810 CURING GENERALLY Requirement: Keep surface layers of concrete   moist throughout curing period, including perimeters and abutments, by either   restricting evaporation or continuously wetting surfaces of concrete. -   Surfaces covered by formwork: Retain formwork in position and, where   necessary to satisfy curing period, cover surfaces immediately after   striking. - Top surfaces: Cover immediately after placing and compacting. If   covering is removed for finishing operations, replace it immediately   afterwards. Surface temperature: Maintain above 5oC throughout the specified   curing period or four days, whichever is longer. Records: Maintain details of   location and timing of casting of individual batches, removal of formwork and   removal of coverings. Keep records on site, available for inspection. 811   COVERINGS FOR CURING Sheet coverings: Suitable impervious material. Curing   compounds: Selection criteria: - - - Curing efficiency: Not less than 75% or   for surfaces exposed to abrasion 90%. Colouring: Fugitive dye. Application to   concrete exposed in the finished work: Readily removable without disfiguring   the surface. Application to concrete to receive bonded construction/ finish:   No impediment to subsequent bonding. - Interim covering to top surfaces of   concrete: Until surfaces are in a suitable state to receive coverings in   direct contact, cover with impervious sheeting held clear of the surface and   sealed against draughts at perimeters and junctions. 812 PREVENTING EARLY AGE   THERMAL CRACKING Deep lifts or large volume pours: Submit proposals for   curing to prevent early age thermal cracking, taking account of: - - - -   Temperature differentials across sections. Coefficient of thermal expansion   of the concrete. Strain capacity of the concrete mix (aggregate dependent).   Restraint. 815 ADDITIONAL CURING REQUIREMENT-WATER CURING Commencement of water   curing: As soon as practicable after placing and compacting concrete. -   Surfaces covered by formwork: Expose to water curing as soon as practicable.   - Top surfaces: Cover immediately with impermeable sheeting to prevent   evaporation before commencement of water curing. Water curing: Wet surfaces   continuously throughout curing period. - Select methods from: Mist spray. Wet   hessian covered with impermeable sheeting. Ref: ST8150511/NL/DW/005 22 Issue   1: 29 July 2015 
    

 

	

    	
GGlanville 820   CURING PERIODS General: Curing periods are in days (minimum). - Definition of   't': The average number of degrees Celsius air temperature during the curing   period. Curing periods for concrete surfaces which, in the finished building,   will be exposed to the elements; concrete wearing surface floors and   pavements; water resistant concrete: Concrete made using CEM1 strength class   42.5 or 52.5; SRPC (BS 4027) Concrete made using cements indicated in BS   8500, table A.17 except those listed in adjacent column and supersulfated   cement Drying winds or dry, sunny weather (relative humidity <50%) 140   t+10 180 t+10 Intermediate conditions 100 t+10 140 t+10 Damp weather,   protected from sun and wind (relative humidity > 80%) 100 t+10 100 t+10   Curing periods for other structural concrete surfaces (cements/ combinations   as above): Drying winds or dry, sunny weather (relative humidity <50%) 80   t+10 140 t+10 60 t+10 Intermediate conditions 80 t+10 No special requirements   No special requirements Damp weather protected from sun and wind (relative   humidity > 80%) Curing periods for concretes using admixtures or other   types of cements/ combinations: Submit proposals. Ref: ST8150511/NL/DW/005 23   Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 840   PROTECTION Prevent damage to concrete, including: - - Surfaces generally:   From rain, indentation and other physical damage. Surfaces to exposed visual   concrete: From dirt, staining, rust marks and other disfiguration. Immature   concrete: From thermal shock, physical shock, overloading, movement and   vibration. In cold weather: From entrapment and freezing expansion of water   in pockets, etc. - - 24 Ref: ST8150511/NL/DW/005 24 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville E20   FORMWORK FOR IN SITU CONCRETE To be read with Preliminaries/ General   conditions. GENERALLY/ PREPARATION 110 LOADINGS Requirement: Design and   construct formwork to withstand the worst combination of the following: - -   Total weight of formwork, reinforcement and concrete. Construction loads   including dynamic effects of placing, compacting and construction traffic.   Wind and snow loads. - 120 FORMWORK DETAILS Provide the following: - - - Type   of formwork to be used to all superstructure elements Positions and types of   construction joints. Layout of panel joints to soffit of upper floor slabs.   132 PROPPING General: Prevent deflection and damage to the structure. Carry   down props to bearings strong enough to provide adequate support throughout   concreting operations. Method statement: Submit proposals for prop bearings   and sequence of propping/ repropping and backpropping. - Timing of   submission: To be agreed 140 TEMPORARY SUPPORTS TO PROFILED STEEL SHEETS   Location: Continuous along the centre of each span. Removal of temporary   supports: Obtain instructions. 160 CAMBERS Application of specified upward   cambers: To the concrete immediately before formwork is struck. -Formwork:   Allow for deflection under weight of fresh concrete. - Top surfaces of   concrete: Camber to maintain the required structural depths and profiles.   Checks after striking of formwork and removal of props: Levels to determine   extent of any residual camber. Submit results. Upward cambers: Construct   forms to achieve the following: - Slabs with spans greater than 3m : 0.1% of   span measured at centre. 170 WORK BELOW GROUND Casting vertical faces of   footings, bases and slabs against faces of excavation: Obtain consent.   Casting walls against faces of excavation: Use formwork on both sides. 190   SUBSTRUCTURE FORMWORK FOR GROUND BEAMS AND PILE CAPS Manufacturer:   Contractors preference - Product reference: Contractors preference Ref:   ST8150511/NL/DW/005 25 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 200   PROPRIETARY UNDERSLAB INSULATION Manufacturer: Refer to Architects details.   Product reference: Refer to Architects details. Thickness: - Under slab:   Refer to Architect's drawings - Edge slab: Refer to Architect's drawings   Installation generally: Lay tightly butted and fully supported on firm, even   substrate. CONSTRUCTION 310 ACCURACY General requirement for formwork:   Accurately and robustly constructed to produce finished concrete in the   required positions and to the required dimensions. Formed surfaces: Free from   twist and bow (other than any required cambers). Intersections, lines and   angles: Square, plumb and true. 320 JOINTS IN FORMS Requirements including   joints in form linings and between forms and completed work: - Prevent loss   of grout, using seals where necessary. - Prevent formation of steps. Secure   formwork tight against adjacent concrete. 330 INSERTS, HOLES AND CHASES   Positions and details: Submit proposals. -Positioning relative to   reinforcement: Give notice of any conflicts well in advance of placing   concrete. Method of forming: Fix inserts or box out as required. Do not cut   hardened concrete without approval. 340 KICKERS Method statement: Submit   proposals including means of achieving quality of concrete consistent with   that specified for the column or wall. - Kicker height (minimum): 100 mm. 350   FORM TIES Metal associated with form ties/ devices: Prohibited within cover   to reinforcement. Compatible with reinforcement metal. 351 PROHIBITION OF   FORM TIES Do not use ties in the following work: Columns 405 COLUMN SHUTTERS   Manufacturer: Contractors preference - Product reference: TBC 470 RELEASE   AGENTS General: Achieve a clean release of forms without disfiguring the   concrete surface. Product types: Compatible with formwork materials,   specified formed finishes and subsequent applied finishes. Use the same   product throughout the entire area of any one finish. Protection: Prevent   contact with reinforcement, hardened concrete, other materials not part of   the form face, and permanent forms. 26 Ref: ST8150511/NL/DW/005 Issue 1: 29   July 2015 
    

 

	

    	
GGlanville 480   SURFACE RETARDERS Use: Obtain approval. Reinforcement: Prevent contact with   retarder. STRIKING 510 STRIKING FORMWORK Timing: Prevent any disturbance,   damage or overloading of the permanent structure. 521 MINIMUM PERIODS   Determination of minimum periods for retaining formwork in position: Refer to   BS 8110-1 table 6.2 and CIRIA Report 136. FORMED FINISHES 600 SAMPLES OF   FINISHES AVAILABLE FOR INSPECTION Samples available for inspection:   Superstructure of Building 97 Milton Park. 615 FINISH TO RECEIVE ASPHALT   TANKING Finish: Even and suitable to receive asphalt. Permissible deviation   of surfaces: - Sudden irregularities (maximum): 3 mm. - Gradual   irregularities when measured from underside of a 1 m straightedge, placed   anywhere on surface (maximum): 3 mm. Surface blemishes: -Permitted: Blowholes   less than 10 mm in diameter. - Not permitted: Voids, honeycombing,   segregation and other large defects. Projecting fins: Remove. Formwork tie   holes: Filled with mortar. 620 PLAIN SMOOTH FINISH TO WALL OF LIFT SHAFT AND   STAIR WELLS (INCLUDING SHEAR WALLS) Finish: Even with panels arranged in a   regular pattern as a feature of the surface. Permissible deviation of   surfaces: - Sudden irregularities (maximum): 5 mm. - Gradual irregularities   when measured from the underside of a 1 m straightedge, placed anywhere on   surface (maximum): 5 mm. Variations in colour: - Permitted: Those caused by   impermeable form linings. - Not permitted: Discoloration caused by   contamination or grout leakage. Surface blemishes: - Permitted: Blowholes   less than 10 mm in diameter and at an agreed frequency. - Not permitted:   Voids, honeycombing, segregation and other large defects. Formwork tie holes:   In a regular pattern and filled with matching mortar. Ref: ST8150511/NL/DW/005   27 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 630   FINE SMOOTH FINISH TO ALL SOFFITS, WALLS AND COLUMNS Finish: Smooth and even.   Panels to be as large as is practicable and arranged in a regular pattern as   a feature of the surface. Permissible deviation of surfaces: - Sudden   irregularities (maximum): 3 mm. - Gradual irregularities when measured from   the underside of a 1 m straightedge, placed anywhere on surface (maximum): 3   mm. Variations in colour: - Permitted: Those caused by impermeable form   linings. - Not permitted: Discoloration caused by: Contamination or grout   leakage. Replacement of formwork panels. Cover spacers: Contractor to submit   proposals to engineer and architect prior to commencement of works. Proposed   spacers are to be incorporated within sample panel in accordance with clause   E05/610. Surface blemishes: - Permitted: Blowholes less than 5 mm in diameter   and at an agreed frequency. - Not permitted: Voids, honeycombing, segregation   and other defects. Formwork tie holes: In a regular pattern and filled with   matching mortar. Contractor is to arrange site visit to review similar work   undertaken within the previous 12 months in order that a benchmark may be set   for standards. This is to be undertaken with Client, Architect and Engineer   present. Once benchmark agreed the Contractor is to submit all proposals and   method statements to ensure that agreed appearance is achieved consistently   throughout. The finish of the concrete surface is to be formed in accordance   with the followings standards as stated within BS8110-1:1997 Structural Use   of Concrete: Section 6 - Concrete, materials, specification and construction.   6.2.7.2 - Quality of Finish - Special Class 6.2.7.3-Type of Surface   Finish-Type B finish 750 ARRISES/ MARGINS/ JUNCTIONS Requirements: As   detailed on drawings Ref: ST8150511/NL/DW/005 28 Issue 1: 29 July 2015 
    

 

 

	

    	
GGlanville E30   REINFORCEMENT FOR IN SITU CONCRETE To be read with Preliminaries/ General   Conditions. REINFORCEMENT 110 QUALITY ASSURANCE OF REINFORCEMENT Standards: -   Reinforcement: To BS 4449, BS 4482, BS 4483 or BS 6744. - Cutting and   bending: To BS 8666. Source of reinforcement: Companies holding valid   certificates of approval for product conformity issued by the UK   Certification Authority for Reinforcing Steels (CARES). 140 PLAIN BAR   REINFORCEMENT Standard: To BS 4482. - Strength grade:500. 150 RIBBED BAR   REINFORCEMENT Standard: To BS 4449. - Strength grade: B 500B 210 STANDARD   FABRIC REINFORCEMENT Standard: To BS 4483. Grade: 500. 245 PREFABRICATED   REINFORCEMENT Prefabricated elements Ground beams Source: Obtain from a   manufacturer holding valid certification of approval for welded fabrications   issued by the UK Certification Authority for Reinforcing Steels (CARES). -   Certification required: Achievement of CARES appendix 6 for tack welding and   appendix 10 for semi-structural/ structural welding. WORKMANSHIP 310 CUTTING   AND BENDING REINFORCEMENT General: To schedules and to BS 8666. Bending on   site, including minor adjustments: Not permitted unless approved by SE 320   PROTECTION OF REINFORCEMENT Dropping from height, mechanical damage and shock   loading: Prevent. Cleanliness of reinforcement at time of pouring concrete:   Free from corrosive pitting, loose millscale, loose rust and contaminants   which may adversely affect the reinforcement, concrete, or bond between the   two. 410 LAPS OR SPLICES Details not shown on drawings: Obtain instructions.   425 LAPS NOT DETAILED ON DRAWINGS Laps in bar reinforcement (minimum): 40 x   bar diameter of 400mm whichever is greater Laps in fabric reinforcement   (minimum): 400mm - Laps at corners: Avoid four layer build-up. Ref: ST8150511/NL/DW/005   29 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 430   WELDED JOINTS Site welding: Not permitted 451 FIXING REINFORCEMENT Standard:   To BS 7973-1 and -2. Installation: In addition to any spacers and chairs   shown on drawings or schedules, provide adequate support, tie securely and   maintain the specified cover. Tying: - Wire type: 16 gauge black annealed.   Use stainless steel wire for stainless steel reinforcement. - Ends of tying   wire: Prevent intrusion into the concrete cover. Remove loose ends.   Compatibility of metals: Prevent contact between ordinary carbon steel and   stainless or galvanized reinforcement. 470 TOLERANCES ON COVER Definition of   nominal cover to BS 8500-1: Minimum cover plus tolerance for fixing. -   Tolerance (maximum): 5mm Checking specified cover dimensions: Before   concreting check that cover dimensions will be achieved. 510 RUST STAINING   Staining of surfaces of concrete which will be exposed to view in the   finished work: Prevent. 520 COVER METER SURVEY Purpose of survey: To check   positions of reinforcement and that the specified cover has been achieved.   Type of cover meter: A magnetic induction digital display type selected to   suit arrangement and type of reinforcement. - Use: In accordance with   recommendations of BS 1881-204 and manufacturer as appropriate to yield   accurate results. Surveyor: Experienced with cover meter surveys.   Calibration: At the outset and thereafter regularly at 45 minute (maximum)   intervals. - - Locations for checking: Include columns, beams, cantilevers,   slab soffits and all faces exposed to the weather in the finished structure.   Timing: As soon as practicable after casting. -Notification: Give adequate   notice. Results: Submit. Notify immediately where specified cover has not   been achieved. Ref: ST8150511/NL/DW/005 30 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville E40   DESIGNED JOINTS IN IN SITU CONCRETE To be read with Preliminaries/ General   Conditions. 120 CONSTRUCTION/ MOVEMENT JOINTS GENERALLY Accuracy: Position   and form joints accurately, straight, well-aligned and truly vertical or   horizontal or parallel with setting out lines of the building. Modifications   to joint design or location: Submit proposals. Placing concrete to form   movement joints: - Maintain effectiveness of joints. Prevent concrete   entering joints or penetrating or impregnating compressible joint fillers. -   Do not place concrete simultaneously on both sides of movement joints. 132   ADDITIONAL CONSTRUCTION JOINTS Joints additional to those required by   designer: Will be permitted subject to restrictions in section E10, but   consideration needs to be given to areas of exposed concrete and all   additional joints are to be forwarded to SE for approval prior to casting.   Approval of additional joints: Submit proposals. 210 FORMED JOINTS Forms/   stop ends generally: Rigid and grout-tight. Forms/ stop ends for projecting   continuity reinforcement: To accommodate bars or fabric without temporary   bending or displacement. 230 PREPARATION OF CONSTRUCTION JOINTS Roughening of   joint surfaces: Select from: -Brushing and spraying: Remove surface laitance   and expose aggregate finish while concrete is still green. - Other methods:   Submit proposals. Condition of joint surfaces immediately before placing   fresh concrete: Clean and damp. 250 INSERTED STRIP CRACK INDUCERS Type:   Contractors preference -Depth: In accordance with details on drawings   Installation: To accurate line and level with concrete thoroughly compacted   at edges and with no lipping. 260 SAWN CRACK INDUCING GROOVES Groove   dimensions: - Depth: As per drawings - Width: As narrow as practicable.   Sawing: Sufficiently early to prevent random cracking (within 24 hours of   casting slab) and to produce strong, well defined arrises. Groove filling: As   per drawings 310 FLEXIBLE WATERSTOPS Manufacturer: Refer to drawings -   Product reference: Refer to drawings Junctions and angles: Use factory formed   junction pieces. Placing concrete: Fully compact concrete around waterstops   with no voids or porous areas. Ref: ST8150511/NL/DW/005 31 Issue 1: 29 July 2015   
    

 

	

    	
GGlanville 410   CARBON STEEL TIE BARS Standard: To BS 4449 -Product form: Ribbed - Strength   grade: B500A Cleanliness: Free from corrosive pitting, loose millscale, loose   rust and contaminants which may adversely affect the tie bars, reinforcement,   concrete, or bond between the two. Position: Centred on joint. Other   requirements: None 430 CARBON STEEL DOWEL BARS Standard: To BS 4449 - - -   Product form: Plain. Strength grade: 250. Properties: Perfectly straight,   with sawn (not sheared) ends. Debonding: Achieve effective debonding of each   bar - Material: Refer to drawings - Extent: Refer to drawings Position: At   right angles to and centred on joint. Other requirements: None 510 SHEET   MEMBRANE FOR SLIDING JOINTS Manufacturer: Refer to Architects details   -Product reference: Refer to Architects details Fixing: Bond to first cast   concrete surface, or otherwise hold in position during concreting. 520 SHEET   JOINT FILLER for isolation joints Manufacturer: Refer to Architects details   -Product reference: Refer to Architects details Joints finished with sealant:   Leave sufficient space for sealant by using temporary formers. 530 SEALANT   for ground floor joints Manufacturer: Refer to drawings - Product reference:   Refer to drawings - Colour of surfaces exposed to view: N/A Preparation and   application: As section Z22. 545 COMPRESSIBLE SEALING STRIP SYSTEM FOR GROUND   FLOOR JOINTS Manufacturer: Refer to drawings. -Product reference: Refer to   drawings - Colour: N/A-----.590 INSPECTION OF TIED AND PARTIALLY TIED JOINTS   Purpose: To determine whether shrinkage is concentrated at occasional joints.   Timing: At intervals from one month after casting of slab for duration of   works. Joints that have opened significantly more than the average: Submit   proposals for grouting. Ref: ST8150511/NL/DW/005 Issue 1: 29 July 2015 32 
    

 

	

    	
GGlanville E41   WORKED FINISHES TO IN SITU CONCRETE To be read with Preliminaries/ General   Conditions. 140 SAMPLES AVAILABLE FOR INSPECTION Type: All areas of concrete   work Location: 99 and 100 Milton Park 150 FINISHING Timing: Carry out at   optimum times in relation to setting and hardening of concrete. Prohibited   treatments to concrete surfaces: - Wetting to assist surface working. -   Sprinkling cement. 210 TAMPED FINISH TO TOP OF GROUND BEAMS AND PILE CAPS.   Surface on completion: Even array of parallel ribs 310 SMOOTH FLOATED FINISH   TO ALL FLOORS EXCEPT PLANT ROOM Surface on completion: Even with no ridges or   steps. 320 TROWELLED FINISH TO PLANT ROOM FLOOR Surface on completion:   Uniform, smooth but not polished, free from trowel marks and blemishes, and   suitable to receive specified flooring material. 33 Ref: ST8150511/NL/DW/005   Issue 1: 29 July 2015 
    

 

	

    	
GGlanville E42   ACCESSORIES CAST INTO IN SITU CONCRETE To be read with Preliminaries/ General   Conditions. GENERAL PRODUCTS 340 CHANNELS AND SLOTS Material: Stainless steel   Manufacturer: Ancon - Product reference: Refer to drawings Anchors: Welded to   back of section. - Type/ centres: None Temporary fixings to shutter/   temporary supports: Contractors choice. Bolts/ ties: Refer to drawings. Other   requirements: None. 380 DUCTS Material: TBC. Shape TBC - Size: TBC. Location:   TBC. Other requirements: None. EXECUTION 610 HOLLOW ACCESSORIES Filling/   sealing: Temporally fill or seal accessory to prevent ingress of grout during   concreting. Leave filling/ seals in position until accessory is used. 620   TEMPORARY SUPPORTS Location: Provide to hold accessories for casting into   unshuttered surface of concrete, set at a level that will not adversely   affect finish of concrete surface remote from accessory. Rigidity:   Sufficiently robust and well anchored to prevent lateral movement or rotation   of accessory during concreting. 630 PROTECTIVE COATINGS Inspect: Immediately   prior to casting concrete. Damage to coatings: - Minor: Submit proposals for   coating repair. - Significant: Replace accessory. 640 INSTALLATION   Cleanliness: At time of casting, surfaces in contact with concrete to be free   from contaminants which may adversely affect accessory, reinforcement,   concrete, or bond between accessory and concrete. Position: Hold accessory   firmly in position at right angles or other specified angle to concrete   surface, preventing displacement during concreting. Other requirements: None.   - Other requirements: ------. Ref: ST8150511/NL/DW/005 34 Issue 1: 29 July   2015 
    

 

	

    	
GGlanville G10   STRUCTURAL STEEL FRAMING To be read with Preliminaries/ General conditions.   GENERAL REQUIREMENTS/ INFORMATION 110 CONTRACTOR'S DESIGN OF JOINTS TO ALL   STEELWORK Design concept: Generally all beams designed as simply suggested,   with bracing for lateral stability. Design responsibility: Design connections   and detail steelwork and connections. - Other responsibilities: None   Structural requirements: - Generally: As section B50. Modifications: None   Design: Complete in accordance with the designated code of practice to   satisfy specified performance criteria. Connections: Refer to loads on   Glanville Consultants drawing prefixed ST8150511. Fixings to foundations and   walls: As per drawings prefixed ST8150511. Additional requirements: None - -   - - Design and production information: Steelwork fabricator to provide   steelwork connection calculations to Glanville Consultants for submission to   Building Control. 111 DESIGN: The structural steelwork shown on the drawings   and described in this specification has been designed to BS 5950, unless   stated otherwise. Complete the design and detailing to satisfy the loading   requirements specified, or otherwise calculable from the information given,   and in accordance with details shown on the drawings. 115 DESIGN CONSTRAINTS   – GENERAL Members forming bracing systems or girders of lattice construction:   Unless detailed or instructed otherwise, position so that their lines of   action intersect at a point. Bolts: - - - Diameter (minimum): 16mm diameter   Number per connection (minimum): Two, unless otherwise indicated. Other   requirements: Grade 8.8. Punching of bolt holes: Permitted. Welds: Full   profile. Other constraints: None. 116 DESIGN CONSTRAINTS – STEELWORK TO BE   GALVANIZED (External Roof Plant Screen Support) Steel grades: Do not use   steel downgraded from a higher specification. Detail design: Avoid details   that will increase the risk of initiating liquid metal assisted cracking   (LMAC). Ref: ST8150511/NL/DW/005 35 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 117   DESIGN CONSTRAINTS: The steelwork contractor shall be responsible for the   design of all the connections in accordance with the loads and details   indicated on the drawings. The steelwork contractor shall be responsible for   all of the temporary bracing to the steelwork to ensure the overall stability   during erection and until the roof coverings, floor slabs have been   completed. The work is to be in accordance with the enquiry/contract   drawings, and on any further drawings which may be issued as the work   proceeds. No deviation from the layouts or substitution of designed   structural steel sections may be made without prior written authority from   the CA. Position members forming bracing systems or girders of lattice   construction so that their lines of action intersect at a point. Loadings to   be in accordance with BS648, BS6399 Part 1, 2 and 3. Should other loading information   be used, verification of such loads must be forwarded with the design   calculations. Two copies of all design calculations must be submitted to the   Engineer for comment as soon as possible, but a minimum ten working days   before fabrication commences. Further copies of calculations shall be   forwarded as requested by the Engineer. Site connections to be bolted, unless   specifically indicated on the drawings, using grade 8.8 bolts. The minimum   weld shall be 6mm fillet weld continuous. Connections to have a minimum of   four bolts. Bolts to have a minimum diameter of 20mm. 120 DRAWINGS AND   CALCULATIONS Information required: Provide drawings (inc. schedule) in   accordance with NSSS tables 1.2. Requirement: Before preparing detailed   fabrication drawings, submit: - General arrangement drawings with individual   steel members clearly identified. - Calculations/ selected standard joint   detail for major connections. 125 SPECIFICATION STANDARD Standard: Comply   with latest edition of National Structural Steelwork Specification (NSSS).   -Document availability: For the duration of the work, at fabrication shop and   on site. References to Engineer in NSSS: For the purpose of this contract,   interpret such references as being to Glanville Consultants Ltd. 126   SPECIFICATION: Comply with the latest edition of the National Structural   Steelwork Specification (hereinafter called the NSSS) unless specified   otherwise in this section. Ensure that a copy of the NSSS is available at all   times during the course of the Works at the fabrication shop and on site. 127   DRAWINGS: The sub-contractor shall prepare accurate and clear, general   arrangement and detail drawings for fabrication and erection purposes. Two   copies of the general arrangement drawings must be submitted to the Engineer   a minimum seven working days prior to commencement of detail drawings, unless   previously agreed with the Engineer. The fabricator shall submit 3 copies of   the general arrangement and full fabrication drawings and details for comment   to the Engineer, Contractor and Architect. The Ref: ST8150511/NL/DW/005 36   Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   drawings will be returned marked with the following categories within 10   working days of receipt: Class A - No comments. Class B - Minor comments -   drawing to be amended but does not need to be resubmitted. Class C - Major   comments -drawing to be resubmitted. Allow for re-working the drawing as   necessary after initial comment and resubmission for further comment as above   until class A drawings are achieved. Submit copies of the class A drawings to   all parties. General arrangement drawings will be checked thoroughly by the   Engineer for both sectional, and dimensional accuracy, whereas fabrication   drawings will only be nominally checked. Fabrication commenced without   receipt of comments from the Engineer, and a written instruction from the   Client, on fabrication drawings is at the sub-contractors own risk. Hollow   sections are to be sealed with welded plates. Baseplates to have a minimum of   four holding down bolts, unless agreed with the Engineer. The sub-contractor   is to liase with other disciplines to determine and agree sizes and positions   of holes required in steel members. 128 ERECTION METHOD STATEMENT to be   submitted at least 14 days before starting erection of steelwork, including   details of (with drawings if necessary): Method and sequence of erection.   Type of craneage. Temporary guys and bracing proposed for use during   erection. 130 GENERAL STEEL SECTIONS AND PLATES FOR ALL SUPERSTRUCTURES   ELEMENTS Standard: BS EN 10025-2 Grade: S275JR - Options: None. Source:   Obtain steel from a source accredited to a national or internationally   accepted quality standard. Other requirements: Steel to be galvanised to have   a combined equivalent value not exceeding 0.44. 135 HOLLOW STEEL SECTIONS FOR   SUPERSTRUCTURE Standard: BS EN 10210-1 Grade: S275 Source: Obtain steel from   a source accredited to a national or internationally accepted quality   standard. Other requirements: Steel to be galvanised to have a combined   equivalent value not exceeding 0.44. FABRICATION GENERALLY 150 GENERAL   REQUIREMENTS: Inform Engineer when fabrication is due to start. Do not   fabricate steelwork for which the drawings have not been checked by Engineer.   Before fabricating, ensure that surface condition of steel which is to be   coated complies with requirements specified for cleaning. Ref: ST8150511/NL/DW/005   37 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   Ensure that fabrication processes do not cause changes in properties of   materials resulting in non-compliance with specified requirements. Employ an   Independent Testing Laboratory to inspect the steelwork after fabrication of   the works and to report upon the accuracy and quality of fabrication and   welding. Provide all reports to the Engineer and carry out any necessary.   Inspection shall include testing all butt welds and random testing of 10% of   all other welding COLD FORMED MATERIALS 170 COLD-FORMED GALVANIZED STEEL FOR   PLANT ROOM Manufacturer: Metsec (or similar approved) - Product reference:   Refer to drawings prefixed ST8150511. Material: Galvanized steel sheet to BS   EN 10326. - Thickness: Refer to drawings prefixed ST8150511. - Designation:   Refer to drawings prefixed ST8150511. FABRICATION 180 NOTIFICATION OF   COMMENCEMENT Notice: Give notice before fabrication is due to start. - Period   of notice (minimum): Five working days. 190 MARKING Identifying and recording   materials and components: Submit details of proposed methods. Location of   marks: - Generally: Visible for checking after erection. - Weathering steel:   On surfaces not exposed to open view in the completed work. Steel to be blast   cleaned, pickled, metal sprayed or galvanized: Marked so that subsequent   treatment cannot obliterate the marking. 195 HARD STAMPING Usage: Not permitted   except as indicated on drawings. 210 END CONNECTIONS Angle web cleats:   Project 10 mm beyond ends of simply supported members. 215 HOLLOW SECTIONS   Insides of sections: Debris and moisture removed before sealing ends and   openings. 220 ACCESS/ VENTILATION HOLES IN BASE PLATES Base plates larger   than 1 m2: Make 25 mm diameter holes as necessary for pressure grouting,   escape of entrapped air or direct compaction of filling/ bedding material.   225 STEELWORK TO BE GALVANIZED Cutting, drilling and shop welding: Complete   before galvanizing. Vent and drain holes: Provide as necessary. - Locations:   Submit proposals. - Sealing: Contractors choice. Ref: ST8150511/NL/DW/005 38   Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   WELDING 255 SITE WELDING Usage: Permitted only where indicated on drawings.   Working conditions: Suitable and safe. Do not weld when surfaces are wet or   when ambient temperature is below 0oC.- 270 ADDITIONAL WELDS Welds (including   tack welds) not indicated on drawings: Not permitted without approval. BOLT   ASSEMBLIES 370 GALVANIZED COATING TO BOLT ASSEMBLIES Standard: To BS 7371-6.   Galvanizing: Applied by fastener manufacturer. Passivated and lubricated if   no additional coatings are specified. Nuts tapped after galvanizing. Use/   location: To 'external' ramp. SEALED HOLLOW SECTIONS Holes: Sealed to prevent   access of moisture. - Method of sealing: Contractors choice. 390 ERECTION 405   OUTLINE METHOD OF ERECTION Contractor to submit proposals. 410 PRE-ERECTION   CHECKS Scope: At least 7 days before proposed erection start date, check the   following: - Foundations and other structures to which steelwork will be   attached: Accuracy of setting out. - Holding down bolts: Position, protruding   length, slackness and condition. Inaccuracies and defects: Report without   delay. Permission to commence erection: Obtain. 415 ERECTING STEELWORK: Set   out and erect to the agreed plans and to the satisfaction of the CA. Provide   all temporary erection bracing necessary to ensure stability of the building   during erection. Remove when it is safe to do so, timing to be agreed with   the CA. - Do not distort steelwork and do not exceed stress limits during   erection unless otherwise approved. The steelwork shall be delivered and   erected in accordance with the requirements of the contract. Should the work   be phased, the sub-contractor shall ensure delivery and erection in   accordance with the phasing. The steelwork erection shall be carried out by   experienced steel erectors using all necessary plant, tackle and tools   necessary to comply with all current Health & Safety Legislation. Ref:   ST8150511/NL/DW/005 39 Issue 1: 29 July 2015 
    

 

	

    	
G Glanville 420   SETTING OUT: Notwithstanding the requirements of BS5950 Part 2, set out and   erect the steelwork to ensure compliance with the following tolerances: i)   level from datum to underside of glazing support or door header trimmer level   from datum to top of steelwork at any requirements 0 to + 5mm ii) - 4 to +   6mm + or - 5mm +or-10mm 1 in 1000 + or - 10mm + or - 2mm iii) vertically up   to 5m 5m to 10m over 10m iv) v) location between members line of glazing   supports Note: The tolerances are not accumulative. Fabrication tolerances   are not additive to erection tolerances. 425 MODIFICATIONS Steelwork: Do not   modify without approval. 440 COLUMN BASES Levels: Adjust using steel shims or   folding wedges no larger than necessary. Location of shims/ wedges: Position   symmetrically around perimeter of base plate. Do not use a single central   pack. Give notice: If space beneath any column base is outside specified   limits for bedding thickness. Accuracy of erection: Check, and correct errors   before filling and bedding beneath bases and carrying out other adjacent   work. 441 MORTAR FILLING/ BEDDING OF COLUMN BASES Bolt pockets: Completely   filled with neat cement slurry. Spaces beneath base plates: Completely filled   as follows: - - Spaces 0-25 mm deep: Obtain instructions. Spaces 25-50 mm   deep: 1:1 cement:sand mortar, just fluid enough to pour. Tamped well as   filling proceeds. Provide temporary shuttering as necessary. Spaces 50-80 mm   deep: 1:2 cement:sand mortar, just damp, tamped well against properly fixed   supports as filling proceeds. - Cement: Portland cement BS EN 197-1-CEM I 42.5   or 52.5. Sand: To BS EN 12620, grade 0/4 or 0/2 (MP). Additives: Contractor   to submit proposals. 447 BONDED ANCHORS Holes: Clean and free from dust at   time of installing anchor. Permeable sleeves: Use in conditions where   otherwise the loss of bonding agent would be unacceptably high. Other   requirements: None. Ref: ST8150511/NL/DW/005 40 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   TESTING 475 PRODUCTS Steel: Submit test certificates. PROTECTIVE COATINGS 510   SURFACES NOT TO BE COATED Location: Top of composite steel beams to car park.   535 INSPECTION OF COATING WORK Work in progress: Permit coating manufacturer   to inspect and take samples of products. Notice: Give notice of dates for: -   - - Start of surface preparation and coating. Coated members or components   leaving the works. Period of notice (minimum): 5 working days. PROTECTIVE   COATING SYSTEMS 620 GALVANIZING TO BLAST CLEANED STEEL Use/ location: To all   steelwork supporting 'external' ramp outside of building envelope.   Preparation: Blast cleaning to BS EN ISO 8501-1, preparation grade Sa21/2   using chilled angular iron grit grade G24 to give a coarse surface profile,   followed by chemical cleaning. Galvanizing: To BS EN ISO 1461. - Minimum mean   coating thickness: 140 micrometres. PREPARATION FOR PAINTING 710 OFFSITE   PREPARATION AND PAINTING Working area: Covered and properly lit, heated and   ventilated. Sequence of working: Select from the following and submit   proposals: - - - Fabricate, blast clean, prime. Blast clean, fabricate,   remove flash rust with a light overall sweep blast, prime. Blast clean, apply   weldable prefabrication primer, fabricate, prime. Prefabrication primer   (option 3): Type recommended by manufacturer of post fabrication primer. -   Thickness of post fabrication primer coat: May be reduced if and as   recommended by manufacturer. Surfaces inaccessible after assembly: Apply full   treatment and coating system including, if necessary, local application of   site coatings. 725 MANUAL CLEANING OF NEW STEELWORK Preparation: Remove fins,   burrs, sharp edges, weld spatter, loose rust and loose scale. Surface finish:   Clean but unpolished to BS EN ISO 8501-1, grade St 2. Finishing: Thoroughly   degrease and clean down. Remove any consequent rusting back to grade St 2.   Prime without delay. Ref:ST8150511/NL/DW/005 41 Issue 1: 29 July 2015 
    

 

	

    	
G Gianville 730   PREPARATION FOR SITE WELDING OF SHOP PAINTED STEELWORK Method: Select from   the following: - Mask weld areas immediately after blast cleaning and before   coating steelwork. If paint system comprises more than one coat, step each   coat 30 mm back from edge of preceding coat and away from masked areas.   Remove masking immediately before welding. - Prepare and paint steelwork   including weld areas. Grind off to bare steel around each weld area   immediately before welding. 736 TREATMENT OF SITE WELDED JOINTS IN GALVANIZED   STEELWORK Preparation: After welding, and without delay, remove scale and   weld spatter from weld areas. Remove traces of rust. Wash with clean water   and allow to dry. Coating: Reinstate using one of the methods given in BS EN   ISO 1461, clause 6.3. 740 BOLTED JOINTS (OTHER THAN FRICTION GRIP JOINTS)   Steelwork to be shop painted: Apply full shop specification to joint faces.   Steelwork to be erected with mill finish then site painted: Before erection,   prepare and prime joint faces and allow to dry. Bolted joints in externally   exposed steelwork: - Immediately before assembling, apply a further coat of   primer and bring surfaces together while still wet. - After assembling and   before applying site coatings, seal crevices to bolts and joint perimeters   with a compatible sealant. 745 FAYING SURFACES OF FRICTION GRIP JOINTS   Protection: Immediately after blast cleaning and before coating surrounding   areas, mask faying surfaces to protect from contamination and deterioration.   - Paint systems comprising more than one coat: Step each coat 30 mm back from   edge of preceding coat and away from masked areas. Removal of protection:   Immediately before bolting, remove masking. Check faying surfaces are free   from adhesive. Clean with solvent if necessary. 755 UNCOATED FASTENERS   Treatment: After steelwork erection and before·applying site coatings,   thoroughly degrease and clean. Without delay, coat to match adjacent shop   painted areas. 760 GALVANIZED FASTENERS Treatment: After steelwork erection   and before applying site coatings, thoroughly degrease and clean. Etch prime.   770 SITE PREPARATION OF GALVANIZED SURFACES FOR PAINTING Preparation:   Thoroughly degrease. Remove white corrosion products. Wash off and allow to   dry before applying etching wash or primer. PAINTING 810 ENVIRONMENTAL   CONDITIONS General requirements prior to starting coating work: - - Surfaces:   Unaffected by moisture or frost. Steel temperature: At least 3oC above dew   point, with conditions stable or improving, and not high enough to cause   blistering or wrinkling of the coating. Relative humidity: Below 85%. - Ref:   ST8150511/NL/OW/005 42 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 815   COATINGS Surfaces to be coated: Clean, dust free and suitably dry. Previous   coats to be adequately cured. Multiple coats of same material: Use different   tints to assist checking of complete coverage. Penultimate coat: Colour   recommended by paint manufacturer to suit top coat colour. Finish required:   Smooth and even, of uniform thickness and colour, free from defects. 820 FILM   THICKNESS Wet film thickness: During application, check thickness of each   coat with a wheel or comb gauge used in accordance with BS EN ISO 2808.   Accumulated dry film thickness: After each coat has dried, check total   accumulated film thickness. - - - - Method: Magnetic or electromagnetic   meter. Number and position of measurements: As directed. Validation:   Measurements to be independently witnessed. Meter calibration: Check against   standard shims and recalibrate regularly against a smooth steel reference   plate. Average dry film thickness: - At least specified thickness over any   square metre. -No reading to be less than 75% of specified thickness. Top   coat dry film thickness: Sufficient to give an even, solid, opaque   appearance. 825 STRIPE COAT External angles, nuts, bolt heads, rough weld   seams, and areas difficult to coat: Apply additional stripe coat of Fosroc   Galvafroid (or similar approved). 850 JUNCTIONS WITH CONCRETE Exposed   steelwork partially embedded or encased in concrete: Apply two coats of   bituminous coating locally to the steel/concrete junction. Ref: ST8150511/NL/DW/005   43 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville Q10   KERBS/EDGINGS/CHANNELS/PAVING ACCESSORIES To be read with tender enquiry   documents. TYPES OF KERBS/EDGINGS/CHANNELS 110 PRECAST CONCRETE KERBS To BS   7263:Part 1. Method of manufacture: Wet press process. Manufacturer and   reference: to be approved. Type/size: HB2 125 x 255 Special shapes: As shown   on the drawings prefixed ST8150511 Finish/colour: Fine picked natural   concrete Joints: Dry Other requirements: Drop kerbs DL1 & DR1 125 x 255 -   - - 111 CHANNEL KERB To BS7263: Part 1 Manufacturer and reference: Marshalls   - - - - - - - Type/size: CS1 225 x 125 Special shapes: As shown on drawings   prefixed ST8150511 Finish/colour: Fine picked, natural concrete Joints: Dry   Other requirements: None 114 PRECAST CONCRETE EDGINGS To BS 7263:Part 1.   Method of manufacture: Wet press process. Manufacturer and reference: to be   approved. Type/size: EF 50 X 150 X 915 Special shapes: None Finish/colour:   Fine picked, natural concrete Joints: Dry Other requirements: None - - -   LAYING 510 LAYING GENERALLY Cutting: Neat, accurate and without spalling.   Form neat junctions. Bedding: Position true to line and level along top and   front faces, in a mortar bed on accurately cast foundations. Securing: After   bedding has set, secure with a continuous haunching of concrete. 530 CONCRETE   FOR FOUNDATIONS AND HAUNCHING Standards: To BS 5328. Designated mix: Not less   than the following: - GEN3;or - Standard mix ST4. Workability: Very low. Ref:   ST8150511/NL/DW/005 44 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 540   MORTAR BEDDING General: Refer to section Z21. Mix: (Portland cement: sand):   1.3. - Portland cement: Class 42.5 to BS 12. - Sand: Grade M or F to BS 882.   Bed thickness: 10-40 mm. 620 ACCURACY Deviations (maximum): - Level: ± 6 mm.   - Horizontal and vertical alignment: 3 mm in 3m. 630 NARROW MORTAR JOINTS   Jointing: As laying proceeds, butter ends of units with bedding mortar.   Completely fill joints. Tightly butt. Clean off surplus mortar immediately. -   Joint width: 3 mm. Ref: ST8150511/NL/DW/005 45 Issue 1: 29 July 2015 
    

 

	

    	
G Gianville Q20   GRANULAR SUB-BASES TO ROADS/PAVINGS To be read with Preliminaries/General   conditions. 110 THICKNESSES OF SUB-BASE/SUBGRADE IMPROVEMENT LAYERS   Thicknesses: - Drg. No's ST8150511/101-102 & SD series. 140 COMPACTION OF   SUBGRADE Final excavation to formation level: Carry out immediately before   compaction of subgrade. Soft spots: Give notice. Wet conditions: Do not   excavate or compact when the subgrade may be damaged or destabilised.   Thorough compaction: - Use a mechanical rammer where use of a roller is not   practical. - Provide additional compaction where local excavation and   backfilling has taken place. 150 SUBGRADE FOR VEHICULAR AREAS General:   Prepare and compact thoroughly immediately before placing sub-base. Standard:   To Highways Agency, Specification for highway works', clauses 616 and 617.   160 SUBGRADE FOR PEDESTRIAN AREAS General: Prepare and compact thoroughly   immediately before placing sub-base. Method: Roller weighing not less than   2.5 tonnes or equivalent other plant. 200 SUBGRADE IMPROVEMENT LAYER   (CAPPING) Material: To Highways Agency Specification for highway works, table   6/1, Class 6F4 or 6F5. Standard: Place and compact to Highways Agency   'Specification for highway works,' table 6/1, clause 612 and clause 613.3,   613.9 and 613.10. 205 HIGHWAYS AGENCY TYPE 2 GRANULAR MATERIAL Material: To   Highways Agency 'Specification for highway works', clause 804 (Type 2) or   approved equivalent. CBR (minimum): 30% as clause 804.3. Testing: As clause   804.6 if required by the CA. 210 HIGHWAYS AGENCY TYPE 1 GRANULAR MATERIAL   Material: Highways Agency 'Specification for highway works', clause 803 (Type   1) or approved equivalent. Testing: As clause 803.5, if required by CA.   Ref:ST8150511/NL/DW/005 46 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 220   POROUS GRANULAR SUB-BASE To be installed with appropriate membranes to suit   Hanson Formpave system and perforated outfall pipes. Refer to drawings   ST8150511/101-102 for locations and details. Crushed rock all to Hanson   Formpave specification. All materials to be in accordance with Hanson   Formpave requirements. Upper sub base 20mm - 5mm stone to BS EN 13242:2002 -   100mm thick Lower sub base 63-10mm stone to BS EN 13242:2002. Depth of lower   sub-base varies: Refer to drawings ST8150511/101-102 for details. 230 PLACING   GRANULAR MATERIAL GENERALLY Preparation: Remove loose soil, rubbish and   standing water. Structures, membranes and buried services: Ensure stability   and avoid damage. 240 LAYING GRANULAR SUB-BASES FOR VEHICULAR AREAS General:   Spread and level in layers. As soon as possible thereafter compact each   layer. Standard: Highways Agency 'Specification for highway works' clauses   705.1, 705.2, 705.3, 801.3, 802. At drainage fittings, inspection cover bases   and at perimeters: Take particular care to compact fully. 241 LAYING GRANULAR   SUB-BASES FOR VEHICULAR AREAS Proposals: Well in advance of starting work   submit details of: - - - Maximum depth of each compacted layer. Type of   plant. Minimum number of passes per layer. General: Spread and level in   layers. As soon as possible thereafter compact each layer. At drainage fittings,   inspection cover bases and at perimeters: Take particular care to compact   fully. After compaction: Immediately before overlaying, the sub-base surface   must be uniformly well closed and free from loose material, cracks, ruts or   hollows. 250 LAYING GRANULAR SUB-BASES FOR PEDESTRIAN AREAS General: Spread   and level. As soon as possible thereafter, compact with a roller weighing not   less than 2.5 tonnes or other equivalent plant. 310 ACCURACY Permissible   deviation (maximum) from the required levels, falls and cambers: Roads   Parking areas ±25mm ±20mm Footways Recreation areas ±20mm ±12mm Subgrade   Sub-base 320 BLINDING Locations: Surfaces to receive sand bedded interlocking   brick or block paving to section Q24. Material: Sand, fine gravel, PFA or   other approved. Finish: Vibrate to provide a close, smooth surface. Ref:   ST8150511/NL/DW/005 47 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 330   COLD WEATHER WORKING Frozen materials: Do not use. Freezing conditions: Do   not place fill on frozen surfaces. Remove material affected by frost. Replace   and recompact if not damaged after thawing. 340 PROTECTION Sub-bases: As soon   as practicable, cover with subsequent layers, specified elsewhere. Subgrades   and sub-bases: Prevent damage from construction traffic, construction   operations and inclement weather. Ref:ST8150511/NL/DW/005 48. Issue 1: 29   July 2015 
    

 

 

	

    	
G Glanville Q22   COATED MACADAM/ ASPHALT ROADS/ PAVINGS To be read with tender enquiry   documentation. TYPES OF PAVING 110 COATED MACADAM PAVING TO PROPOSED AISLE   CONSTRUCTION Materials and workmanship: to BS 4987. Surface treatment: None   Surface course: Material: SMA (10 n.s) to BS EN 13108-5:2006 Binder course:   Material: AC20 (20mm n.s) to BS EN 13108-1:2006 Base course: (HGV access   only) Material: AC32 (32mm n.s) to BS EN 13108-1:2006 Granular sub-base as   section Q20 of this specification The thickness of each layer is shown on   drawing No. ST8150511/101. PREPARATORY WORK/ REQUIREMENTS 240 ACCEPTANCE OF   SUB-BASE Surface: Sound, clean and suitably close textured. Levels and falls:   To be within the specified tolerances: Vehicular areas:+10 to -30 mm.   Pedestrian areas: ±12 mm. Drainage outlets: 0 to -10 mm of the required   finished level. Kerbs and edgings: Complete, adequately bedded and haunched   and to the required levels. 250 ABUTMENTS Edges of manholes, kerbs and other   abutments: Clean and paint with a thin uniform coating of bitumen. LAYING 310   LAYING GENERALLY Preparation: Remove all loose material, rubbish and standing   water. Adjacent work: Form neat junctions. Do not damage. Channels, kerbs,   inspection covers etc: Keep clean. New paving: Keep traffic free until it has   cooled to prevailing atmospheric temperature. Do not allow rollers to stand   at any time. Prevent damage. Lines and levels: With regular falls to prevent   ponding. Overall texture: Smooth, even and free from dragging, tearing or   segregation. State on completion: Clean. Ref: ST8150511/NL/DW/005 49 Issue 1:   29 July 2015 
    

 

	

    	
GGlanville 320   COLD WEATHER WORKING Frozen materials: Do not use. Freezing conditions: Do   not lay pavings. Coated macadam: Do not apply if the temperature of the laying   surface is below 2oC (or -1oC on a rising thermometer). Rolled asphalt: Do   not apply if the temperature of the laying surface is below 5 oC or the air   temperature is below 0oC. 330 LEVELS Permissible deviation from the required   levels, falls and cambers (maximum): - Finished surface: ±6 mm. - Adjacent to   gullies and manholes: 0 to +6 mm. 351 CONTRACTOR'S USE OF PAVEMENTS Final   surfacing: Timing: Defer laying until as late as practicable. Immediately   before laying final surfacing: Clean and make good the roadbase/ basecourse.   Allow to dry. Uniformly apply, without puddles, a tack coat of sprayed   bitumen emulsion of a suitable grade to BS 434-1 at 0.3 - 0.5 L/m2. Allow   emulsion to break completely before applying surfacing. Ref: ST8150511/NL/DW/005   50 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville Q24   INTERLOCKING BRICK/ BLOCK ROADS/ PAVINGS To be read with tender enquiry   documentation. TYPES OF PAVING 111 CONCRETE SLAB PAVING Blocks: To BS 6717:   Part 1. Manufacturer and reference: Concrete slabs: See Landscape Architect's   drawing for details Colour: See Landscape Architect's drawing for details   Size: See Landscape Architect's drawing for details Special blocks: None   Setting out: See Landscape Architect's drawing for details Bond: See Landscape   Architect's drawing for details Laying: Sand bed, thickness 30mm Sub-Base:   DOT Type 1 (min. 150mm) 115 CONCRETE POROUS BLOCK PAVING TO VEHICLE PARKING   AREAS Blocks: To BS 6717: Part 1 Manufacturer and reference: By 'Hanson   Formpave' : See Landscape Architect's drawing for details Size: 200 x 100 x 80mm   Special blocks: None Colour / Pattern: See Landscape Architect's drawing   Setting Out: See Landscape Architect's drawings Bond: See Landscape   Architect's drawings Laying course: 50mm thick, 2-6mm stone laying course to   BS EN 13242:2002 and to Hanson Formpave specification Sub-base: Refer to   section 020, 245. Thickness as shown on dwg ST8150511/101 Joints: Close   jointed. LAYING 210 LAYING GENERALLY: Ensure that sub-bases are suitably   accurate and to specified gradients before laying paving. Cut blocks/pavers   neatly and accurately without spalling to give neat junctions at edge   restraints and changes in bond. Select blocks/pavers vertically from at least   3 separate packs in rotation, or as recommended by manufacturer, to avoid   colour banding. Lay blocks/pavers on a well graded stone bed and vibrate to   produce a thoroughly interlocked paving of even overall appearance with   regular stone filled joints and accurate to line, level and profile. 220   SAMPLES: Before placing orders submit for approval representative sample(s)   of: all paving materials Ensure that delivered materials match sample(s).   Ref: ST8150511/NL/DW/005 51 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 230   CONTROL SAMPLE(S): Complete sample area(s), being part of the finished work,   in approved location(s) as follows and obtain approval of appearance before   proceeding: Sample area to indicate all major paving materials including   vehicular herringbone, clay paving and block kerbing. Each area shall be a   minimum of 1.5m x 1.5m and shall be approved on site by the CA before   commencing paving works. 240 ADVERSE WEATHER General: Do not use frozen   materials or lay bedding on frozen or frost covered sub­bases. 242 ADVERSE   WEATHER (SAND BEDDED AND JOINTED PAVING) Stockpiled bedding material: Protect   from saturation. Exposed areas of sand bedding and uncompacted areas of   paving: Protect from heavy rainfall. Sand bedding that becomes saturated   before laying paving: Remove and replace, or allow to dry before proceeding.   Damp conditions: Brush in as much jointing sand as possible. Minimize site   traffic over paving. As soon as paving is dry, top up joints and complete   compaction. 248 BEDDING LAYER TOLERANCES AFTER FINAL COMPACTION 50 mm nominal   thickness: +15 to -20 mm. 30 mm nominal thickness: +12 to -0 mm. 250   ACCEPTANCE OF BASE: Before starting work ensure that: The sub-base surface is   sound, clean, and close-textured enough to prevent loss of sand bedding into   it during compaction and use. The levels and falls of the sub-base are as   detailed, and within the specified tolerance. Drainage outlets are within +0   to -10 mm of the required finished level. Edge restraints, manhole covers,   drainage outlets and the like are complete, to the required levels, and   adequately bedded and haunched in mortar that has reached sufficient   strength. Haunching to gullies, manhole covers and the inside face of edge   restraints is vertical so that pavings do not 'ride up' when compacted. 260   LEVELS OF PAVING Permissible deviation from specified levels: - Generally:±6   mm. Height of finished paving above features: - At drainage channels and   kerbs: +3 to +6 mm. 270 REGULARITY General: Where appropriate in relation to   the geometry of the surface, variation in gap under a 3 m straight edge   placed anywhere on the surface (maximum) to be 10 mm. Sudden irregularities:   Not permitted. Difference in level between adjacent blocks/ pavers/ setts   (maximum): 2 mm. Ref: ST8150511/NL/DW/005 52 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 280   SAND FOR BEDDING - GENERAL USE: Naturally occurring clean sharp sand from the   quaternary geological series or sea dredged, graded to BS 7533:Part 3. Free   from deleterious salts, contaminants and cement. Obtain from only one source   and ensure that all sand supplied has consistent grading. Maintain at even   moisture content which will give maximum compaction. Sand squeezed in the   hand should show no free water and bind together when pressure is released.   290 SAND FOR JOINTING (NON PERMEABLE FOOTWAYS): Clean free flowing kiln dried   silica sand. Do not use sand that will stain paving blocks. Free from   deleterious salts, contaminants and cement. 291 GRIT FOR JOINTING (PERMEABLE   PAVING) To Hanson Formpave specification. Vibrate blocks again and remove surplus   grit. 300 LAYING BEDDING: Determine by trial on site the depth of loose   bedding material needed to ensure the specified thickness after final   compaction of paving. Maintain an prepared area of bedding not less than 1m   and not more than 3m in advance of the laying face at all times, and not more   than 1m at the conclusion of any working period. Do not leave areas of   bedding exposed; proceed with laying blocks/pavers immediately. Do not   deliver bedding sand to working area over uncompacted paving. Prevent   disturbance to the bedding course by pedestrian or wheeled traffic. Fill,   rescreed and recompact any parts of the bedding layer disturbed by removal of   screeds rails or trafficking. 310A LAYING BLOCKS/PAVERS: Commencing from an   edge restraint, lay blocks/pavers hand tight with a joint width of 2-5 mm.   Maintain an open working face and do not use mechanical force to obtain tight   joints. Place blocks/pavers squarely with minimum disturbance to bedding.   Supply blocks/pavers to laying face over newly laid paving but stack at least   1 m back from laying face. Do not allow plant to traverse areas of   uncompacted paving. Continually check alignment of pavers with string lines   as work proceeds to ensure maintenance of accurate bond. lnfill at edge   restraints as work proceeds. Wherever the type of bond and angle of edging   permit, avoid very small infill pieces at edges by breaking bond on the next   course in from the edge, using cut locks/pavers not less than 1/3 full size.   315A OBSTRUCTIONS: After laying full paving units, trim blocks/pavers neatly   around drainage fittings and other obstructions, with joints not exceeding 5   mm and without reducing the thickness of the blocks/pavers. Provide and   install 'special' block units as agreed with the CA Where this is not possible,   form a rectangular in situ surround of grade C35 air entrained concrete,   maximum aggregate size 10 mm, to BS 5328, with a minimum thickness of the   combined depth of blocks/pavers and sand bedding, and a minimum width of 100   mm all round the obstruction, colour matched to approval. Ref: ST8150511/NL/DW/005   53 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 320   CUT BLOCKS/PAVERS with a masonry saw only. 321 CUT EDGES OF CHAMFERED BLOCKS:   Grind a chamfer on cut edges to match the manufactured chamfered edges.   PREPARATION/ LAVING 337 CLAY PAVERS: Brush sand into the joints and remove   surplus before commencing any compaction. 340 COMPACTING AND JOINTING:   Thoroughly compact blocks/pavers with vibrating plate compactor as laying   proceeds but after infilling at edges. Apply the same compacting effort over   the whole surface. Do not compact within 1 m of the working face. Do not   leave uncompacted areas of paving at the end of working periods, except   within 1 m of unrestrained edges. Check paving after compacting first few   metres, then at frequent intervals to ensure that surface levels are as   specified; if they are not, lift blocks/pavers and relay. Brush sand into   joints, revibrate surface and repeat as required to completely fill joints.   Avoid damaging kerb haunching and adjacent work during vibration. Do not   begin vibration until kerbs have matured. 342 SAND BEDDING LAYER TOLERANCES,   after final compaction: 50 mm nominal thickness: +15/-20 mm. 30 mm nominal   thickness: +12/-0 mm. 345 LEVELS OF PAVING: Permissible deviation from   specified levels to be +/-6 mm generally. Set paving 6-10 mm above gullies   and 3-6 mm above surface drainage channels. 360 CONDITION OF SUB-BASES/ BASES   BEFORE LAYING SAND BEDDING COURSE Granular surfaces: - Sound, clean, smooth   and close-textured enough to prevent migration of sand bedding into the   sub-base/ overlay during compaction and use. - Free from movement under   compaction plant and free from compaction ridges, cracks and loose material.   Prepared existing and new bound bases (roadbases): Sound, clean, free from   rutting or major cracking and cleared of sharp stones, projections or debris.   Bound base (roadbase) surface tolerance: +0 to -12 mm. Levels and falls:   Accurate and within specified tolerances. Drainage outlets: Within +0 to -10   mm of required finished level. Edge restraints, manhole covers, drainage   outlets and the like: Complete, to required levels, and adequately bedded and   haunched in mortar that has reached sufficient strength. Haunching to   gullies, manhole covers and inside face of edge restraints: Vertical, so that   pavings do not 'ride up' when compacted. 370 AFTER COMPLETION OF PAVING: Do   not use vacuum cleaning machines. Leave a thin (1-2 mm) layer of jointing   sand over the paving. 54 Ref: ST8150511/NL/DW/005 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville 380   REMEDIAL WORK: During the Contract and Defects Liability Period: Any areas of   paving which settle must be re-laid as specified. Where early trafficking   leads to settlement of the jointing sand, refill the joints as specified. 465   LAYING BEDDING GENERALLY Site trial: Determine by trial the depth of loose   bedding material needed to ensure specified bedding course thickness after   final compaction of paving. Bedding materials: Do not deliver to working area   over uncompacted paving. Bedding course prepared area: 1 m (minimum) to 3m   (maximum) in advance of laying face, and 1 m (maximum) at end of working   period. Protection of prepared bedding course: Do not allow traffic or leave   exposed. Fill, rescreed and recompact areas disturbed by removal of screed   rails or trafficking. Lay blocks/ pavers/setts immediately. COMPLETION 620   COMPLETION OF PERMEABLE PAVING Cleaning: Immediately before handover, remove   excess grit from surface of paving. Ref: ST8150511/NL/DW/005 55 Issue 1: 29   July 2015 
    

 

	

    	
GGlanville R12   DRAINAGE BELOW GROUND To be read with tender enquiry documentation. GENERALLY   100 EXISTING DRAINS Setting out: Before starting work, check invert levels   and positions of existing drains, sewers, inspection chambers and manholes   against drawings. Report discrepancies. Protection: Protect existing drains   to be retained and maintain normal operation. 106 IN SITU CONCRETE: Unless   specified otherwise, in situ concrete for use in drainage below ground to be   to BS 5328, either: Designated mix GEN 3, or an equivalent or better mix   subject to approval. Different mixes may be used for different parts of the   drainage work. TYPES OF PIPELINE 121 CLAY PIPELINES FOR FOUL AND SURFACE   WATER Pipes, bends and junctions: Vitrified clay to BS EN 295-1 B65, with flexible   joints, Kitemark certified. Manufacturer and reference: Hepworth Supersleve   or equivalent Size(s): DN100, DN150, DN225 Assumed type of subsoil: Fills,   clay Bedding class Generally Class S & Class Z Warning marker tape: None   Colour/message: N/A Wire detection aid: None 122 CONCRETE PIPELINES FOR   SURFACE WATER Pipes, bends, junctions: Concrete to BS 5911 Manufacturer: ARC   or equivalent Size(s): DN300, DN375, DN450, DN525, DN600 Assumed type of   subsoil: Fills, clay Bedding class: Generally Class S and Class Z Warning   marker tape: None Colour/message: N/A Wire detection aid: None 123   UNPLASTICISED PVC PIPELINES FOR FOUL OR SURFACE WATER Pipes, bends,   junctions: To BS 4660: 2000 and BS EN 1401-1 Manufacturer:Polysewer or   Rigisewer, as appropriate by Polypipe or approved Size(s): DN150, DN225,   DN300 Assumed type of subsoil: Fills, clay Bedding class: Generally Class S   and Class Z Warning marker tape: None Colour/message: N/A Wire detection aid:   None equivalent Ref:ST8150511/NUDW/005 56 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   EXCAVATING/ BACKFILLING 205 EXCAVATED MATERIAL Turf, topsoil, hardcore, etc:   Set aside for use in reinstatement. 210 LOWER PART OF TRENCH - GENERAL Trench   from bottom up to 300 mm above crown of pipe: With vertical sides and of a   width as small as practicable but not less than external diameter of pipe   plus 300 mm. 230 ASSUMED TYPE OF SUBSOIL: Where the type of subsoil at the   level of the crown of the pipe differs from that stated for the type of   pipeline, obtain instructions before proceeding. 240 FORMATION FOR BEDS   Timing: Excavate to formation immediately before laying beds or pipes. Mud,   rock projections, boulders and hard spots: Remove. Replace with consolidated   bedding material. Local soft spots: Harden by tamping in bedding material.   Inspection of excavated formations: Give notice. 260 TRENCH SUPPORTS Removal   of trench supports and other obstacles: Sufficient to permit compacted   filling of all spaces. 270 BACKFILLING TO PIPELINES Backfilling from top of   surround or protective cushion: Material excavated from trench, compacted in   layers 300 mm (maximum) thick. Heavy compactors: Do not use before there is   600 mm of material over pipes. 280 BACKFILLING UNDER ROADS AND PAVINGS   Backfilling from top of surround or protective cushion up to formation level:   Granular Subbase Material Type 1 to HA Specification for Highway Works,   Clause 803, laid and compacted in 150 mm layers. 281 BACKFILLING OVER   CONCRETE Minimum times from placing concrete: - Backfilling generally: 24   hours. - Heavy compactors and traffic loads: 72 hours. BEDDING/ JOINTING 310   INSTALLATION GENERALLY Pipes and fittings: From same manufacturer for each   pipeline. Jointing: Use recommended lubricants. Leave recommended gaps at   ends of spigots to allow for movement. Jointing differing pipes and fittings:   With adaptors recommended by pipe manufacturer. Laying pipes: To true line   and regular gradient on even bed for full length of barrel with sockets (if   any) facing up the gradient. - Protect from damage and ingress of debris.   Seal all exposed ends during construction. Ref: ST8150511/NL/DW/005 57 Issue   1: 29 July 2015 
    

 

	

    	
GGlanville   Timing: Minimize time between laying and testing. Backfill after successful   initial testing. 350 CLASS S GRANULAR BED - Refer to standard details   Granular material to BS 882: Pipe size (DN) 100 & 150 225, 300 & 450   525 & 600 Nominal single size (mm) 10 10 or 20 10, 20 or 40 Bedding:   Granular material, compacted over full width of trench: - Thickness   (minimum): 50 mm for sleeve jointed pipes, 100 mm for socket jointed pipes.   Where trench bottom is uneven due to hard spots or other reason, increase   thickness by 100 mm. Pipes: Digging slightly into bed, resting uniformly on   their barrels and adjusted to line and gradient. Backfilling: Timing: Laid   after successful initial testing. Material: Protective cushion of selected   fill, free from vegetable matter, rubbish, frozen soil and material retained   on a 40 mm sieve. Depth: 150 mm above crown of pipe. Compaction: By hand in   100 mm layers. 461 CLASS Z CONCRETE SURROUND - Refer to standard details   Concrete blinding (over full width of trench): Allow to set before laying   pipes. - Thickness: 25 mm. Temporary pipe support: Folding wedges of   compressible board. Prevent flotation. Surround, to full width of trench: - -   - Timing: After successful initial testing. Depth: To 150 mm above crown of   pipe or as shown on drawings. Vertical construction joints: At face of   flexible pipe joints using 18 mm thick compressible board pre-cut to profile   of pipe. Socketed pipes: Fill gaps between spigots and sockets with resilient   material to prevent entry of concrete. 512 PIPELINES PASSING THROUGH   STRUCTURES Pipelines that must be cast in or fixed to structures (including   manholes, catchpits and inspection chambers): Provide short length (rocker)   pipes near each external face, with flexible joint at each end: Pipe size   (DN) Distance to first joint from structure (mm) 150 225 Short length (mm)   600 600 100 & 150 225 Pipelines that need not be cast in or fixed to   structures (e.g. walls to footings): Provide either: - Short length (rocker)   pipes as specified above, or - Openings in the structures to give 50 mm   minimum clearance around the pipeline. Closely fit a rigid sheet to each side   of opening to prevent ingress of fill or vermin. 520 BENDS AT BASE OF SOIL   STACKS: Unless specified otherwise, use a 90 nominal rest bend with a minimum   radius of 200 mm to centreline of the pipe. Invert of horizontal drain at   base of stack to be not less than 450 mm below centreline of lowest branch   pipe (refer to standard details). Ref:ST8150511/NL/DW/005 58 Issue 1: 29 July   2015 
    

 

	

    	
GGlanville 525   DIRECT CONNECTION OF GROUND FLOOR WCS TO DRAINS Drop from crown of WC trap to   invert of drain must not exceed 1.5m. Horizontal distance from the drop to a   ventilated drain must not exceed 6m. TERMINAL/ ACCESS FITTINGS 610 ROAD   GULLIES: Ductile iron gully grating and frame to BS EN124, class C250   adjacent to kerbs and class D400 elsewhere, 325 x 450mm, kitemarked. 650 RODDING   POINTS: Hepworth SuperSleve SRP 1/2 or similar approved. 690 INSTALLATION OF   FITTINGS Setting out: Square with and tightly jointed to adjacent   construction. Bedding and surrounds: Concrete, 150 mm thick. Permissible   deviation in level of gully gratings: +0 to -10 mm. Exposed openings in   fittings: Fit purpose made temporary caps. Protect from site traffic.   MANHOLES/ CHAMBERS/ SOAKAWAYS/ TANKS 710 BRICK MANHOLES/ INSPECTION CHAMBERS -   Refer to standard details Drawing reference(s): ST8150511 Bases: 150mm thick   plain concrete, mix as specified in clause 106 Brickwork: Type B engineering   bricks with frogs facing upwards. Steps: Galvanised ferrous to BS1247 and   BS5911. Bed in joints to all chambers over 900mm deep at 300mm vertical   centres staggered 300mm horizontally, with lowest step not more than 300mm   above benching and top step not more than 450mm below top of cover. Channels,   branches and benching: Conventional as clause 760 Openings to suit required   access covers. Concrete mix as specified in clause 106. Reinforcement: As   detailed in the drawings. Access covers and seating: Generally ductile iron   as clause 660. Covers to Type D manholes to be two-part double triangular.   Covers located inside buildings and hard landscaped areas to be fabricated   steel, recessed to accommodate appropriate final surface material. 720   PRECAST CONCRETE MANHOLES - Refer to standard details Drawing reference(s):   ST8150511 Bases: 225mm thick beneath invert of channel pipes using GEN 3   concrete. GEN 0 concrete blinding in base of trench prior to pouring GEN 3   concrete. Manhole sections: Precast concrete sections supplied by ARC or   similar approved. Steps: Galvanised ferrous metal to BSW1247 and BS5911. Bed   in wall of concrete ring to all chambers over 900mm at 250mm vertical centres   staggered 300mm horizontally, with the lowest step not more than 300mm above   the benching and the top step not more than 450mm below top of cover.   Channel, branches and benching: Conventional as Clause 760 Cover slabs: 135mm   thick, precast or insitu concrete at the Contractor's discretion. If precast   bed on top strip sealant or similar approved. Openings to suit required   access covers. Concrete mix as specified in Clause 106 Ref: ST8150511/NL/DW/005   59 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   Access covers and seating: Generally ductile iron as clause 660. Covers   located inside buildings and hard landscaped areas to be fabricated steel,   recessed to accommodate appropriate final surface material. 740 PLASTICS   INSPECTION CHAMBERS - Refer to standard details Standard: To BS 7158 or Agrement   certified. Manufacturer: Hepworth or equivalent. Bedding: Concrete bed and   surround to mix GEN 3 Surround: As above. Backfilling: 150 thick granular to   underside of surface construction either grade B or C. Access covers and   seating: Standard to suit manufacturer to BS EN 124. 760 CONVENTIONAL   CHANNEL(S), BRANCHES AND BENCHING Bed main channel solid in 1:3 cement:sand   mortar. Connect branches to channel, preferably at half channel level, so   that discharge flows smoothly in direction of main flow. Where the connecting   angle is more than 45° to direction of flow, use three­ quarter section   channel bends. Form benching in concrete, mix as specified in clause 106, to   rise vertically from top of main channel to a level not lower than soffit of   outlet pipe, then slope upwards at 10% to walls. Within 3 hours float with   coat of 1:3 cement:sand mortar and finish smooth with steel trowel. 816   DUCTILE IRON ACCESS COVERS AND SEATING Covers: Ductile iron to BS EN124 Manufacturer:   None specified Type(s): A15, B125, C250, D400 Seating: Make up in engineering   bricks to BS 3921 Class B, laid in 1:3 cement:sand mortar, or precast   concrete cover frame units, Type 1 or Type 2 to suit cover shape. Bed and   haunch frame solidly in 1:3 cement:sand mortar over its whole area, centrally   over opening, top level and square with joints in surrounding finishes. Cut   back top of haunching to 30mm below top of surface material. 835 LIFTING KEYS   Submit: Suitable lifting keys for each type of access cover. - Timing: At   completion. OUTFALLS 861 CONNECTIONS TO SEWERS General: Connect new pipework   to existing adopted sewers to the requirements of the Adopting Authority or   its agent. Ref: ST8150511/NL/DW/005 60 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   CLEANING/ TESTING/ INSPECTION/ COMPLETION 900 REMOVAL OF DEBRIS AND CLEANING   Preparation: Before cleaning, final testing, CCTV inspection if specified and   immediately before handover, lift covers to manholes, inspection chambers and   access points. Remove wrappings, mortar droppings and any other debris.   Cleaning: Thoroughly flush with water to remove silt and check for blockages.   Rod pipework between access points if there is any indication that the sewers   may be obstructed. Washings and detritus: Do not discharge into sewers or   watercourses. Covers: Securely replace after cleaning and testing. 910   TESTING/ INSPECTION Dates for inspection: Give notice. Attendance: Provide   water, assistance and apparatus as required. Remedial work: Repair leaks. 920   WATER/ AIR TESTING OF GRAVITY DRAINS AND PRIVATE SEWERS UP TO DN 300 Initial   testing: To ensure that pipelines are sound and properly installed, air test   short lengths to BS 8301, clause 25.6.3 immediately after completion of   bedding/ surround. Final testing: For final checking and statutory authority   approval, water test to BS 8301, clause 25.6.2 all lengths of pipeline from   terminals and connections to manholes/ chambers and between manholes/   chambers. 930 TESTING OF ADOPTABLE AND LARGE PRIVATE SEWERS Standard (sewers   up to and including size DN 750): To 'Sewers for Adoption', clauses 4.7.3. to   4.7.5. Timing: - Initially, before backfilling - Repeat test after   backfilling, also testing for infiltration to 'Sewers for Adoption' clause   4.7.7. 940 WATER TESTING OF MANHOLES/ INSPECTION CHAMBERS Timing: Before   backfilling. Standard: - Exfiltration: To BS EN 1610, clause 13.3.   -Infiltration: No identifiable flow of water penetrating the chamber. 950   WATER TESTING OF ANCILLARY COMPONENTS Test petrol interceptors for   exfiltration in accordance with BS 8301 paragraph 25.7.7 951 CCTV SURVEY: All   pipelines will be surveyed by closed circuit television and the Engineer   shall be supplied with copies of the video tapes and report directly from the   sub-contractors undertaking the survey. CCTV survey shall be undertaken on   completion of the whole of the works. 952 CERTIFICATE OF TESTING: Testing of   all pipelines shall be certified as the attached proforma. Test results shall   be submitted as soon as is reasonable after the test has been carried out. 61   Ref: ST8150511/NL/DW/005 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   CERTIFICATE OF TESTING OF SEWERS AND DRAINS Date of Testing: _/_/_ Time of   Testing: Start Finish Location/Reference of Sewers or Drains Tested:   .............................................................. Sewer System:   *Foul/Surface   *...................................................................................   ..................... mm Pipe Diameter: For Pipe Gradient: Upstream manhole   Ref* ......................................... I.L. *   ............................................ Downstream manhole Ref*   ......................................... I.L. *   ..................···················....... Pipe Length: *   ............................................m Pipe Gradient: 1:   ..................... Pipe Material: *Vitrified Clay/Concrete Class   ................................................/uPVC Nature of Test:   *Water/Air +Test Results: *Pass/Fail/Retest Initial manometer reading: ...........................................................................................   mm Final manometer reading:   ...........................................................................................mm   Loss of head of water: ...........................................................................................mm   Name of Contractor's Tester:   ...............................................................................(printed)   The tester certifies that the testing was carried out in accordance with the   specified requirements   Signature:...................................................(Contractor's   operative responsible for testing)   Witnessed:...........................................................................................(Supervising   Officer) Ref: ST8150511/NL/DW/005 62 Issue 1: 29 July 2015 
    

 

	

    	
GGlanville   Cornerstone House, 62 Foxhall Road, Didcot, Oxon OX11 7AD Tel: (01235) 515550   Fax: (01235) 817799 Postbox@glanvillegroup.com www.glanvillegroup.com Civil   and Structural Engineers Building Surveyors Highway and Traffic Engineers Transport   Planners Land Surveyors Building Investigation Experts CDM Consultants 
    

 

	

    	
TENDER SEWER   SCHEDULE SHEET 1 - FOUL WATER 57.90 58.10 I SCHEDULE No: ST8150511/SS1 CHAMBER   No. CHAMBER TYPE CHAMBER SIZE (mm) COVER GRADE EN 124 COVER LEVEL (m) AOD   INVERT LEVEL DEPTH TO INVERT (m) PIPE DIAMETER (mm) LENGTH (m) GRADIENT 1 in   BEDDING CLASS NOTES INCOMING (m) AOD OUTGOING (m) AOD F1 B 1200¢ D400 57.80   55.180 55.105 2.70 1. COVER LEVELS ARE APPROXIMATE ONLY. FOR DETAILED LEVELS   REFER TO ENGINEERING LAYOUT. ALL DRAINAGE COVERS TO BE SET FLUSH WITH   FINISHED SURFACE 2. CONNECTIONS TO SOIL PIPES TO BE 100mm LAID AT A MINIMUM   GRADIENT OF 1:40 UNLESS SPECIFICALLY NOTED OTHERWISE 3.CONNECTIONS TO   RAINWATER PIPES TO BE 100mm LAID AT A MINIMUM GRADIENT OF 1:40 UNLESS   SPECIFICALLY NOTED OTHERWISE 4. ALL SEWERS FOR ADOPTION TO BE CONSTRUCTED   STRICTLY IN ACCORDANCE WITH SEWERS FOR ADOPTION 6TH EDITION AND TO THE   SATISFACTION OF THAMES WATER UTILITIES LTD 5. THIS SCHEDULE IS TO BE READ IN   CONJUNCTION WITH THE ENGINEERING AND DRAINAGE LAYOUT 6. ALL PIPEWORK TO BE   LAID SOFFIT TO SOFFIT 7. INVERT LEVELS OF ALL EXTG DRAINAGE TO BE CONFIRMED   PRIOR TO LAYING ON-SITE DRAINAGE 150 150 23.0 28.0 23 48 s S/Z F2 B 1200 D400   57.90 56.170 56.170 1.73 F3 D 900x675 D400 57.90 56.800 56.750 1.15 BRANCH -   - - 57.90 56.305 56.255 1.65 100 2.5 4 s F4 P2 450 B125 58.10 56.900 56.900   1.20 BRANCH - - - 57.90 56.360 56.310 1.59 100 2.5 5 s F5 P2 450 B125 58.10   56.900 56.900 1.20 BRANCH - - - 56.750 56.700 1.20 100 2.5 17 s F6 P2 450 B125   56.900 56.900 1.20 BRANCH . . . 57.90 56.755 56.705 1.20 100 2.5 17 s F7 P2   450 B125 58.10 56.900 56.900 1.20 FOR CHAMBERS AND DRAIN CONSTRUCTION TYPES   SEE STANDARD DETAILS CHANGES MADE SINCE PREVIOUS REVISIONS SHOWN IN BOLD TYPE   (GGlanville Consulting Civil and Structural Engineers Cornerstone House Didcot   Oxon OX11 7AD PARK DRIVE CENTRAL, PLOT A, BLDG EZ1 DATE: 25/08/15 REV: T2 
    

 

	

    	
TENDER SEWER   SCHEDULE SHEET 2 - SURFACE WATER SCHEDULE No: ST8150511/SS1 CHAMBER No.   CHAMBER TYPE CHAMBER SIZE (mm) COVER GRADE EN 124 COVER LEVEL (m) AOD INVERT   LEVEL DEPTH TO INVERT (m) PIPE DIAMETER (mm) LENGTH (m) GRADIENT 1 in BEDDING   CLASS NOTES INCOMING (m) AOD OUTGOING (m)AOD BRANCH 57.65 56.800 56.390 1.26   1. COVER LEVELS ARE APPROXIMATE ONLY. FOR DETAILED LEVELS REFER TO   ENGINEERING LAYOUT. ALL DRAINAGE COVERS TO BE SET FLUSH WITH FINISHED SURFACE   2. ALL CATCHPIT MANHOLES TO BE BUILT GENERALLY AS TYPE D BRICK MANHOLES BUT   WITH A 300MM DEEP SUMP BELOW THE INVERT OF THE INCOMING PIPEWORK   3.CONNECTIONS TO RAINWATER PIPES TO BE 100m LAID AT A MINIMUM GRADIENT OF   1:40 UNLESS SPECIFICALLY NOTED OTHERWISE 4. ALL SEWERS FOR ADOPTION TO BE   CONSTRUCTED STRICTLY IN ACCORDANCE WITH SEWERS FOR ADOPTION 6TH EDITION AND   TO THE SATISFACTION OF THAMES WATER UTILITIES LTD 5. THIS SCHEDULE IS TO BE   READ IN CONJUNCTION WITH THE ENGINEERING AND DRAINAGE LAYOUT 6. ALL PIPEWORK   TO BE LAID SOFFIT TO SOFFIT 7. MH S5 CONNECTS TO AN EXTG MH, THE CONTRACTOR   SHALL PROVIDE THE ACTUAL INVERT LEVEL TO THE ENGINEER FOR CONFIRMATION OF THE   DESIGN PRIOR TO LAYING ANY ON SITE DRAINAGE 8. INVERT LEVELS OF ALL EXTG   DRAINAGE TO BE CONFIRMED PRIOR TO LAYING ON-SITE DRAINAGE 150 4.0 25 z S1   CATCHPIT 900x675 B125 57.55 56.960 56.960 0.59 BRANCH 57.48 56.760 56.380   1.10 150 6.0 86 z S2 CATCHPIT 900x675 B125 57.57 56.830 56.830 0.74 BRANCH   57.76 56.810 56.400 1.36 100 4.0 27 z S3 CATCHPIT 900x675 B125 57.55 56.960   56.960 0.59 EXTG MH 57.95 56.900 56.500 1.45 150 8.0 18 z S4 CATCHPIT 900x675   B125 58.06 57.350 57.350 0.71 EXTG MH 57.72 56.930 TBC TBC 150 4.0 80 z S5   CATCHPIT 900x675 B125 57.65 56.980 56.980 0.67 FOR CHAMBERS AND DRAIN   CONSTRUCTION TYPES SEE STANDARD DETAILS. CHANGES MADE SINCE PREVIOUS   REVISIONS SHOWN IN BOLD TYPE (GGlanville Consulting Civil and Structural   Engineers Cornerstone House Didcot Oxon OX11 7AD PARK DRIVE CENTRAL, PLOT A,   BLDG EZ1 DATE: 25/08/15 REV: T2 
    

 

 

SCHEDULE 2

 

(Form of Lease)

 

 

Dated 201[·]

 

Lease

 

between

 

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

 

and

 

Adaptimmune Limited

 

and

 

Adaptimmune Therapeutics plc

 

relating to

 

Plot A

Park Drive Central

Milton Park

 

	

    	

    

 

 

PRESCRIBED CLAUSES

 

	
LR1.
    	
Date of lease
    	
                                                               201[·]
    
	
 
    	
 
    	
 
    
	
LR2.
    	
Title number(s)
    	
LR2.1 Landlord’s title number(s)

   BK102078

    LR2.2 Other title number(s)

   ON122118, ON122717, ON130606, ON145942, ON146219, ON225380, ON38283, ON72772,   ON96949, ON216090
    
	
 
    	
 
    	
 
    
	
LR3.
    	
Parties to this lease
    	
Landlord

    MEPC MILTON PARK NO. 1 LIMITED (Company   number 5491670) and MEPC MILTON PARK NO. 2   LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP   No. LP14504), both of whose registered offices are at Lloyds Chambers 1   Portsoken Street London E1 8HZ

    Tenant

    ADAPTIMMUNE LIMITED (Company number   6456741) whose registered office is at 101 Park Drive Milton Park Abingdon   Oxfordshire OX14 4RY

    Other parties

    ADAPTIMMUNE THERAPEUTICS PLC (Company   number 9338148) whose registered office is at 101 Park Drive Milton Park   Abingdon Oxfordshire OX14 4RY - Guarantor
    
	
 
    	
 
    	
 
    
	
LR4.
    	
Property
    	
In the case of a conflict between this clause   and the remainder of this lease then, for the purposes of registration, this   clause shall prevail.

   Plot A, Park Drive Central, Milton Park, Abingdon, Oxfordshire, OX14 4[·][·]   shown edged red on the Plan with a [net internal] [gross internal] floor area   of [·] square metres ([·]   square feet) measured in accordance with the RICS Code of Measuring Practice   (sixth edition)
    
	
 
    	
 
    	
 
    
	
LR5.
    	
Prescribed Statements etc.
    	
None
    
	
 
    	
 
    	
 
    
	
LR6.
    	
Term for which the Property is leased
    	
From and including [·]
   To and including [·](1)
    
	
 
    	
 
    	
 
    
	
LR7.
    	
Premium
    	
None
    
	
 
    	
 
    	
 
    
	
LR8.
    	
Prohibitions or restrictions on disposing of   this lease
    	
This lease contains a provision that prohibits or   restricts dispositions
    

 

(1)  25 years

 

1

 

	
LR9.
    	
Rights of acquisition etc.
    	
LR9.1 Tenant’s contractual rights to renew this   lease, to acquire the reversion or another lease of the Property, or to   acquire an interest in other land

   None

    LR9.2 Tenant’s covenant to (or offer to)   surrender this lease

   None

    LR9.3 Landlord’s contractual rights to acquire   this lease

   None
    
	
 
    	
 
    	
 
    
	
LR10.
    	
Restrictive covenants given in this lease by the   Landlord in respect of land other than the Property
    	
None
    
	
 
    	
 
    	
 
    
	
LR11.
    	
Easements
    	
LR11.1 Easements granted by this lease for the   benefit of the Property

   The easements specified in Part I of the First Schedule of this lease

    LR11.2 Easements granted or reserved by this   lease over the Property for the benefit of other property

   The easements specified in Part II of the First Schedule of this lease
    
	
 
    	
 
    	
 
    
	
LR12.
    	
Estate rentcharge burdening the Property
    	
None
    
	
 
    	
 
    	
 
    
	
LR13.
    	
Application for standard form of restriction
    	
None
    
	
 
    	
 
    	
 
    
	
LR14.
    	
Declaration of trust where there is more than   one person comprising the Tenant
    	
None
    

 

2

 

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

 

1                                      Definitions and Interpretation

 

In this lease unless the context otherwise requires:

 

1.1                            Definitions

 

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

 

Agreement for Lease means the agreement dated [•] 2015 made between (1) MEPC Milton Park No. 1 Limited and MEPC Milton Park No. 2 Limited, on behalf of MEPC Milton LP, (2) Adaptimmune Limited and (3)   Adaptimmune Therapeutics plc providing, inter alia, for the grant of this lease;

 

Bank Guarantee means a guarantee issued by Barclays Bank PLC in the form set out in Schedule 5 to the Agreement for Lease;

 

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

 

Break Date 1 means [·];(2)

 

Break Date 2 means [·];(3)

 

Break Date 3 means [·];(4)

 

Building Specification means the specification marked “Building Specification” annexed to this lease;

 

Centre means the part of the Estate shown edged blue on the Plan (of which the Property forms part) and includes any part of it and any alteration or addition to it or replacement of it and any additional buildings constructed on it;

 

Clearing Bank means a bank which is a shareholder in CHAPS Clearing Company Limited;

 

Common Control means that each of the companies concerned has 50% or more of its outstanding voting stock in the ownership of the same persons or companies;

 

Centre Common Areas means the roads, accesses, the parking and other areas of the Centre from time to time designated by the Landlord for common use by the tenants and occupiers of the Centre;

 

Centre Services means the services provided or procured by the Landlord in relation to the Centre as set out in Part III of the Fourth Schedule;

 

Conduit means any existing or future media for the passage of substances or energy and any ancillary apparatus attached to them and any enclosures for them;

 

Contractual Term means the term specified in the Prescribed Clauses;

 

Encumbrances means the obligations and encumbrances (if any) specified in Part III of the First Schedule;

 

Estate means Milton Park, Abingdon, Oxfordshire (of which the Centre forms part) and the buildings from time to time standing on it shown on the Plan together with any other adjoining land which is incorporated into Milton Park;

 

Estate Common Areas means the roads, accesses, landscaped areas, car parks, estate management offices and other areas or amenities on the Estate or outside the Estate but

 

(2)  11th anniversary of the commencement of the Contractual Term

(3)  15th anniversary of the commencement of the Contractual Term

(4)  20th anniversary of the commencement of the Contractual Term

 

3

 

serving or otherwise benefiting the Estate as a whole which are from time to time provided or designated for the common amenity or benefit of the owners or occupiers of the Estate;

 

Estate Services means the services provided or procured by the Landlord in relation to the Estate as set out in Part II of the Fourth Schedule;

 

Group Company means a company which is a member of the same group of companies within the meaning of Section 42 of the 1954 Act or is within Common Control;

 

Guarantor means any party to this lease so named in the Prescribed Clauses (which in the case of an individual includes his personal representatives) and any guarantor of the obligations of the Tenant for the time being;

 

Insurance Commencement Date means [•];(5)

 

Insured Risks means fire, lightning, earthquake, explosion, terrorism, aircraft (other than hostile aircraft) and other aerial devices or articles dropped therefrom, riot, civil commotion, malicious damage, storm or tempest, bursting or overflowing of water tanks apparatus or pipes, flood and impact by road vehicles (to the extent that insurance against such risks may ordinarily be arranged with an insurer of good repute) and such other risks or insurance as may from time to time be reasonably required by the Landlord (subject in all cases to such usual exclusions and limitations as may be imposed by the insurers), and Insured Risk means any one of them;

 

Landlord means the party to this lease so named in the Prescribed Clauses and includes any other person entitled to the immediate reversion to this lease;

 

Landlord’s Surveyor means a suitably qualified person or firm appointed by the Landlord (including an employee of the Landlord or a Group Company) to perform the function of a surveyor for the purposes of this lease;

 

Lease Particulars means the descriptions and terms in the section headed Lease Particulars which form part of this lease insofar as they are not inconsistent with the other provisions of this lease;

 

Permitted Use means use within Class B1 of the 1987 Order

 

Plan means the plan or plans annexed to this lease;

 

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

 

Principal Rent means ONE MILLION ONE HUNDRED THOUSAND POUNDS (£1,100,000) per annum subject to increase in accordance with the Second Schedule;

 

Property means the property described in the Prescribed Clauses and includes any part of it, any alteration or addition to the Property and any fixtures and fittings in or on the Property;

 

Quarter Days means 25 March, 24 June, 29 September and 25 December in every year and Quarter Day means any of them;

 

Release Tests means the following tests, Test 1, Test 2 and Test 3 being:

 

Test 1

 

The Guarantor shall have produced to the Landlord the Guarantor’s unqualified audited accounts for the three consecutive years immediately prior to Test 1 being satisfied (none of which shall be for a year ending earlier than 30 June 2015) showing net profits before tax for the Guarantor of at least three times the annual rent for each of the years to which the accounts relate;

 

Test 2

 

The Guarantor shall have produced to the Landlord the Guarantor’s unqualified audited accounts for the three consecutive years immediately prior to Test 2 being satisfied (none of 

 

(5)  The commencement date of the Contractual Term

 

4

 

which shall be for a year ending earlier than 30 June 2015) showing net assets of the Guarantor (assessed in accordance with any accounting standards under which the relevant accounts shall be required to be prepared) of a minimum of £50 million on the accounting date to which the relevant accounts shall be prepared for each of the years to which the accounts relate;

 

Test 3

 

The mean average market capitalisation of the Guarantor over a period of the three consecutive years immediately prior to Test 3 being satisfied shall not at any time have been less than US$1 billion as assessed at the close of trading on the final day of each month, the first month being capable of being counted for this purpose being May 2015 (being the month of the initial public offering of the securities of the Guarantor on the NASDAQ Global Select Exchange);

 

Rent Commencement Date means [·];(6)

 

Review Dates means [·](7) and every fifth anniversary of it;

 

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

 

Service Charge Commencement Date means [·];(8)

 

Services means the Estate Services and the Centre Services;

 

Signage Zones means:

 

(a)     the signage plinth outside the Property in the Centre; and

 

(b)     the signage area outside the Property near the front entrance to the Property;]

 

Subletting Unit means part of the Property consisting of a self-contained unit suitable for underletting and approved as such by the Landlord (such approval not to be unreasonably withheld or delayed);

 

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

 

Term means the Contractual Term together with any continuation of the term or the tenancy (whether by statute, common law holding over or otherwise);

 

This lease means this lease and any document supplemental to it or entered into pursuant to it;

 

Uninsured Risks means an Insured Risk against which insurance is from time to time unobtainable on normal commercial terms in the London insurance market at reasonable commercial rates for a property equivalent in size, layout, type and location.

 

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

 

1954 Act means the Landlord and Tenant Act 1954;

 

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

 

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

 

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

 

1.2                            Interpretation

 

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

 

(6)  Calculated per agreement for lease and to be 19 months from Completion Date

(7)  5th anniversary of the commencement of the Contractual Term

(8)  The commencement date of the Contractual Term

 

5

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

2                                      Demise

 

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

 

3                                      Rent

 

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

 

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

 

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

 

3.3                            The following amounts and any VAT:

 

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

 

3.3.2                  the sums specified in Clause 6.2.1 [insurance];

 

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

 

4                                      Tenant’s covenants

 

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

 

4.1                            Interest

 

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

 

4.2                            Outgoings and Utilities

 

4.2.1                  To pay all existing and future rates, taxes, charges, assessments and outgoings in respect of the Property (whether assessed or imposed on the owner or the occupier), except any tax (other than VAT) arising as a result of the

 

6

 

receipt by the Landlord of the rents reserved by this lease and any tax arising on any dealing by the Landlord with its reversion to this lease;

 

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

 

4.3                            VAT

 

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

 

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

 

4.4                            Repair

 

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

 

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

 

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

 

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

 

4.5                            Decoration

 

4.5.1                  To clean, prepare and paint or treat and generally redecorate :

 

(i)                                  all external parts of the Property in every third year and in the last year of the Term;

 

4.5.2                  all internal parts of the Property in every fifth year and in the last year of the Term;

 

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

 

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

 

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

 

4.6                            Cleaning

 

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

 

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

 

4.7                            Overloading

 

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

 

4.8                            Conduits

 

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

 

4.9                            User

 

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

 

7

 

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

 

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

 

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

 

(iii)                            which involves any substance which may be harmful, polluting or contaminating other than in quantities which are normal for and used in connection with the  Permitted Use provided that the use of the Property as biology laboratories shall not be taken to be a breach of this clause;

 

4.10                     Signs

 

Subject to the Tenant’s rights in paragraph 5 of Part 1 of Schedule 1 not to erect any sign, notice or advertisement which is visible outside the Property without the Landlord’s prior written consent;

 

4.11                     Alterations

 

4.11.1           Not to make any alterations or additions which:

 

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

 

(ii)                               merge the Property with any adjoining premises;

 

(iii)                            affect the external appearance of the Property;

 

4.11.2           Not to make any other alterations or additions to the Property without the Landlord’s written consent (which is not to be unreasonably withheld or delayed) save that the Tenant may install or demount internal, non-structural partitioning without the consent of the Landlord provided plans showing the extent of such works are deposited with the Landlord promptly on completion of the works;

 

4.12                     Preservation of Easements

 

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

 

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

 

4.13                     Alienation

 

4.13.1           Not to:

 

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

 

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

 

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

 

4.13.2           Charging

 

Not to charge the whole of the Property without the Landlord’s written consent (not to be unreasonably withheld or delayed).

 

4.13.3           Assignment

 

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

 

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

 

8

 

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

 

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

 

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

 

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

 

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

 

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

 

4.13.4           Underletting

 

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

 

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

 

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

 

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

 

(c)                        subject to upward only reviews at intervals no less frequent than the rent reviews under this lease;

 

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

 

(a)                       either:

 

(I)                                to observe and perform the Tenant’s covenants in this lease (except for payment of the rents) during the term of the underlease or until released pursuant to the 1995 Act; or

 

(II)                           to observe and perform the Tenant’s covenants in the underlease during the term of the underlease or until released pursuant to the 1995 Act

 

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

 

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

 

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

 

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

 

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

 

9

 

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

 

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

 

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

 

(v)                              in relation to any Subletting Unit the underlease grants such rights as are appropriate for the separate occupation and use of the Subletting Unit, reserves such rights as are appropriate for the separate occupation and use of the remainder of the property let by this lease and to enable the Tenant to comply with its obligations under this lease, and reserves as rent:-

 

(a)                       a fair proportion of the cost of insuring the Property and the whole cost of insuring the loss of the principal rent and service charge payable under the underlease; and

 

(b)                       a service charge which provides for the undertenant to pay a fair and reasonable proportion of expenditure incurred by the Tenant in relation to the maintenance, repair, renewal, decoration and cleaning of the Property (including without limitation the Conduits, plant and equipment therein) and the provision of services to the Property

 

(vi)                           there shall be no more than five (5) units of occupation at any time and no more than two (2) units of occupation on either the ground floor of the Property or the first floor of the Property and no more than one (1) unit of occupation on the second floor of the Property (and for this purpose a unit of occupation shall comprise (a) each Subletting Unit which is separately underlet and (b) the residue of the net lettable area of the Property (if any) retained by the Tenant)

 

(vii)                        (in the case of an underletting of the whole of the Property) the underlease reserves as rent the Service Charge payable under this lease;

 

(viii)                     (in the case of an underletting of a Subletting Unit) the underlease reserves as rent a fair and reasonable proportion of the Service Charge payable under this lease;

 

(ix)                           unless the underletting is either:

 

(a)                       of the whole or part of the Property and contains a covenant on the part of the undertenant to observe and perform the Tenant’s covenants in this lease (except for payment of the rents) during the term of the underlease or until released pursuant to the 1995 Act; or

 

(b)                       on terms obliging the undertenant to take a lease of the whole of the Property for the unexpired residue of the term of this lease (less one day) on the same terms as those contained in this lease (including as to rents and rent review) in the event of the immediate reversion to such underlease becoming vested in the Landlord

 

the underlease shall contain a break exercisable by the landlord on three (3) months’ notice in the event of the immediate reversion thereto becoming vested in the Landlord;

 

10

 

(x)                              the underlease is in a form approved by the Landlord (such approval not to be unreasonably withheld or delayed)

 

4.13.5           To take all necessary steps and proceedings to remedy any breach of the covenants of the undertenant under the underlease and not to permit any reduction of the rent payable by any undertenant;

 

4.13.6           Group Sharing

 

Notwithstanding Clause 4.13.1 the Tenant may share occupation of the whole or any part of the Property with a Group Company or Immunocore Limited (Company number 6456207)

 

PROVIDED THAT

 

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

 

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

 

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

 

4.14                     Registration

 

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

 

4.15                     Statutory Requirements and Notices

 

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

 

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

 

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

 

4.15.4           To observe and perform the obligations of any agreement entered into prior to the date of this lease under any statute or European Union law, regulation or directive so far as the same relates to the use and/or occupation of the Property;

 

4.16                     Planning

 

4.16.1           Not to apply for or implement any planning permission affecting the Property without first obtaining the Landlord’s written consent (not to be unreasonably withheld or delayed in cases where the subject matter of the planning permission has been approved by the Landlord pursuant to the other provisions of this lease);

 

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

 

4.17                     Contaminants and Defects

 

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

 

11

 

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

 

4.18                     Entry by Landlord

 

To permit the Landlord at all reasonable times and on reasonable notice (which shall not be less than 72 hours’ notice except in emergency) to enter the Property in order to:

 

4.18.1           inspect and record the condition of the Property or the Centre or the Adjoining Property;

 

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

 

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

 

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

 

4.18.5           comply with any of its obligations under this lease;

 

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

 

4.19                     Landlord’s Costs

 

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

 

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

 

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

 

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

 

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

 

4.20                     Yielding up

 

Immediately before the end of the Term:

 

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

 

(ii)                               if the Landlord so requires, to remove all alterations made during the Term or any preceding period of occupation by the Tenant and reinstate the Property in accordance with the Building Specification, as the Landlord shall reasonably direct and to its reasonable satisfaction;

 

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

 

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

 

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

 

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

 

12

 

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

 

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

 

4.21                     Encumbrances

 

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

 

4.22                     Roads Etc

 

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

 

4.23                     Parking Restrictions

 

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

 

4.24                     Regulations etc

 

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

 

4.24.2           Not to cause any obstruction to any part of the Centre or the Estate.

 

4.25                     Land Registration Provisions

 

4.25.1           Promptly following the grant of this lease the Tenant shall apply to register this lease at the Land Registry and shall ensure that any requisitions raised by the Land Registry in connection with that application are dealt with promptly and properly and within one month after completion of the registration, the Tenant shall send the Landlord official copies of its title;

 

4.25.2           Immediately after the end of the Term (and notwithstanding that the Term has ended), the Tenant shall make an application to close the registered title of this lease and shall ensure that any requisitions raised by the Land Registry in connection with that application are dealt with promptly and properly and the Tenant shall keep the Landlord informed of the progress and completion of its application.

 

4.26                     Bank Guarantee

 

The Tenant shall procure that:

 

4.26.1           the Bank Guarantee shall be maintained in force on its current terms until such time as the earlier of whichever of the following events set out in this sub-clause 4.26.1 shall first occur:

 

(i)                                  the liability of the giver of the Bank Guarantee shall end in accordance with the terms of clause 3 of the Bank Guarantee; and

 

(ii)                               the Guarantor shall simultaneously have satisfied at least two of the Release Tests;

 

4.26.2           if, at any time prior to the Bank Guarantee no longer requiring to be maintained in force pursuant to sub-clause 4.26.1, any payment shall be made to the Landlord under the Bank Guarantee (or under any guarantee substituted for or additional to it) an additional guarantee will be procured from a Clearing Bank on the same terms, mutatis mutandis, as the Bank Guarantee and providing (when aggregated with the Bank Guarantee) a guarantee to the Landlord for a maximum sum of £1,980,000 (one

 

13

 

million nine hundred and eighty thousand pounds and any additional guarantee required pursuant to this sub-clause 4.26.2 shall be maintained in force until such time as the earlier of whichever of the following events set out in this sub-clause 4.26.2 shall first occur:

 

(i)                                  the liability of the giver of the additional guarantee shall end in accordance with the terms required to be incorporated in the additional guarantee; and

 

(ii)                               the Guarantor shall simultaneously have satisfied at least two of the Release Tests.

 

5                                      Landlord’s Covenants

 

5.1                            Quiet Enjoyment

 

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

 

5.2                            Provision of Services

 

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

 

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

 

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

 

6                                      Insurance

 

6.1                            Landlord’s insurance covenants

 

The Landlord covenants with the Tenant as follows:

 

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

 

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

 

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

 

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

 

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

 

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

 

6.1.3                  The Landlord will use its reasonable endeavours to procure that the insurer waives its rights of subrogation against the Tenant (so long as such provision is available in the London insurance market) and to ensure that the Tenant’s interest is noted on such policy (which may be by way of the policy providing for a general noting of the interests of tenants);

 

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

 

14

 

6.1.5                  To notify the Tenant as soon as becoming aware of any material change in the terms and conditions of the insurer in relation to the policy under which the Property is for the time being insured;

 

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

 

6.2                            Tenant’s insurance covenants

 

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

 

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

 

(i)                                  the amount which the Landlord spends on insurance pursuant to Clause 6.1;

 

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

 

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

 

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

 

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

 

6.2.4                  To pay to the Landlord on demand:

 

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

 

(ii)                               any uninsured excess to which the insurance policy may be subject;

 

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

 

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

 

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

 

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

 

6.3                            Suspension of Rent

 

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

 

6.4                            Determination Right

 

6.4.1                  If the Property is destroyed or damaged by an Insured Risk such that the Property is unfit for occupation and use and shall not be rendered fit for occupation and use within

 

15

 

two years and nine months of the date of such damage then either the Landlord or the Tenant may whilst the Property has not been rendered fit for occupation and use terminate the Contractual Term by giving to the other not less than three (3) months’ previous notice in writing. PROVIDED THAT if the Property has been rendered fit for occupation and use within three years of the date of such damage then such notice shall be deemed not to have been given.

 

6.4.2                  Termination of this lease pursuant to the provisions of Clause 6.4.1 shall be without prejudice to the liability of either party for any antecedent breach of the covenants and conditions herein contained (save for Clause 6.1.6 which shall be deemed not to have applied).

 

6.5                            Uninsured Risks

 

6.5.1                  For the purposes of this Clause 6.5:

 

(i)                                  These provisions shall apply from the date on which any Insured Risk becomes an Uninsured Risk but only in relation to the Uninsured Risk;

 

(ii)                               References to an Insured Risk becoming an Insured Risk shall, without limitation, include the application by insurers of an exclusion, condition or limitation to an Insured Risk to the extent to which such risk thereby is or becomes an Uninsured Risk.

 

(iii)                            The Landlord shall notify the Tenant in writing as soon as reasonably practicable after an Insured Risk becomes an Uninsured Risk.

 

6.5.2                  If during the Term the Property (or part thereof) shall be damaged or destroyed by an Uninsured Risk so as to make the Property (or part therefore) unfit for occupation or use:

 

(i)                                  The Principal Rent and the Service Charge or a fair proportion according to the nature and extent of the damage sustained will not be payable until the earlier of the date on which:

 

(a)                       The Property shall again be fit for occupation and use excluding fitting out and replacement of contents; or

 

(b)                       This lease shall be terminated in accordance with Clause 6.5.2(ii) or 6.5.5

 

(ii)                               The Landlord may within one year of the date of such damage or destruction serve notice on the Tenant confirming that it will reinstate the Property (a ‘Reinstatement Notice’ so that the Property shall be fit for occupation and use and if the Landlord fails to serve a Reinstatement Notice by the expiry of such prescribed period the lease will automatically end on the date one year after the date of such damage or destruction.

 

6.5.3                  Clause 6.5.2(i) shall not apply if an Insured Risk shall have become an Uninsured Risk owing to the act or default of the Tenant or any person deriving title under the Tenant or their respective agents, employees, licensee, invitees or contractors.

 

6.5.4                  If the Landlord shall have served a Reinstatement Notice the provisions of Clause 6.1.6 shall apply as if the damage had been caused by an Insured Risk

 

6.5.5                  If the Landlord shall have served a Reinstatement Notice and such reinstatement has not been completed by the date two years and nine months of the date of such damage at any time after that date the Landlord or the Tenant may terminate this lease by serving not less than three months’ notice on the other stating that it terminates this lease, and if by the end of such notice the Property has been reinstated so that the Property is fit for occupation and use the notice shall be void and this lease shall continue in full force and effect.

 

6.5.6                  Service of a Reinstatement Notice shall not oblige the Landlord to replace any Tenant’s fitting out works or property belonging to the Tenant or any third party.

 

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7                                      Provisos

 

7.1                            Forfeiture

 

If any of the following events occur:

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

7.1.5                  the Tenant or Guarantor being an individual:

 

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

 

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

 

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

 

7.2                            Notices

 

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

 

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

 

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

 

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

 

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

 

7.3                            No Implied Easements

 

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

 

8                                      Break Clause

 

8.1                            The Tenant may terminate the Contractual Term on Break Date 1 or Break Date 2 or Break Date 3 by giving to the Landlord not less than twelve (12) months’ previous notice in writing;

 

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

 

17

 

8.2.1                  the Principal Rent reserved by this lease have been paid by the time of such termination; and

 

8.2.2                  the Tenant yields up the Property free from any subleases and other third party occupational interests on termination;

 

8.3                            Upon termination the Contractual Term shall cease but without prejudice to any claim in respect of any prior breach of the obligations contained in this lease;

 

8.4                            If the Tenant terminates this Lease in accordance with this clause 8 the Landlord shall promptly reimburse the Tenant in respect of any sums received which relate to a period following termination of this Lease.

 

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

 

9                                      Guarantee

 

The Guarantor covenants with the Landlord in the terms set out in the Third Schedule.

 

10                               Contracts (Rights of Third Parties) Act 1999

 

A person who is not a party to this lease has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any terms of this lease.

 

11                               Environmental Conditions

 

For the purposes of this clause the expression ‘Environment’ includes air, man-made structures and surface or substrata any surface water or ground water, any life form (including human) or eco system and notwithstanding any other provisions of this Lease to the extent that the Property, Centre or Estate are affected by contamination or pollution, the Environment or the presence of any substance harmful to the Environment present or occurring prior to this Lease otherwise than through the act or default of the Tenant or any party under their control (an ‘Environmental Condition’) the Tenant shall not:

 

11.1                     be responsible for (or contribute to whether by Service Charge or otherwise) any management compliance with statutory requirements, clean up, remediation or containment of any such Environmental Condition; nor

 

11.2                     be responsible to repair any damage disrepair or injury caused by or arising from any Environmental Condition; nor

 

11.3                     be responsible to contribute to any cost, fine or liability of any kind arising out of or in any way connected with any Environmental Condition.

 

Executed by the parties as a Deed on the date specified in the Prescribed Clauses.

 

18

 

The First Schedule

 

Part I - Easements and Other Rights granted

 

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

 

1                                      The right to use the relevant Estate Common Areas and the Centre Common Areas for access to and from the Property and for all purposes for which they are designed;

 

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

 

3                                      The right to enter the Centre and/or the Adjoining Property excluding any buildings which are occupied as necessary to perform Clause 4.4 [repair] on reasonable prior written notice to the Landlord, subject to causing as little inconvenience as practicable and complying with conditions reasonably imposed by the Landlord and making good all physical damage caused;

 

4                                      The right to use 171 parking spaces at the Centre in the locations shown edged orange (excluding the area edged red within the area edged orange) on the Plan;

 

5                                      The right to use 43 parking spaces at the Centre in such locations as the Landlord from time to time allocates the initial allocation being in the locations shown edged pink on the Plan;

 

6                                      The right to display signs giving details of the Tenant’s name and business in any of the Signage Zones subject to the Landlord giving its prior approval to the form, design and location of such signs (such approval not to be unreasonably withheld or delayed) and subject to the Landlord retaining control of the installation and removal of any such signs.

 

7                                      The right to use in common with all others with like rights such cycle racks as may be provided by the Landlord from time to time on the Common Parts.

 

Part II - Exceptions and Reservations

 

There are excepted and reserved to the Landlord:

 

1                                      The right to carry out any building, rebuilding, alteration or other works to the Centre, the Estate and the Adjoining Property (including the erection of scaffolding) notwithstanding any temporary interference with light and air enjoyed by the Property but provided that the Tenant’s use and enjoyment of the Property is not materially compromised;

 

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

 

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

 

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

 

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

 

4                                      The right in the last six months of the Term to view the Property with prospective tenants upon giving reasonable notice (not to be less than 72 hours) and the right throughout the Term to view the Property with prospective purchasers upon giving reasonable notice (not to be less than 72 hours).

 

Part III - Encumbrances

 

The covenants declarations and other matters affecting the Property contained or referred to in the Landlord’s freehold reversionary title number BK102078 as at the date of this lease

 

19

 

The Second Schedule

 

Rent Review

 

1                                      In this Schedule:

 

1.1                            Review Date means each of the Review Dates and Relevant Review Date shall be interpreted accordingly;

 

1.2                            Current Rent means the Principal Rent payable under this lease immediately before the Relevant Review Date

 

1.3                            Index means the Consumer Prices Index published by the Office for National Statistics or (if not available) such index of comparative prices as the Landlord shall reasonably require;

 

1.4                            Indexed Rent means:

 

Current Rent multiplied by (A/B) per annum where:

 

A                           =                    The figure shown in the Index for the month immediately before the Relevant Review Date; and

 

B                               =                    (In the case of the first Review Date) the figure shown in the Index for [·](9)and (in the case of the subsequent Review Dates) the figure shown in the Index for the month immediately before the Preceding Review Date.

 

1.5                            Preceding Review Date means the Review Date next before the Relevant Review Date;

 

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

 

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

 

2.1                            the Current Rent (disregarding any suspension or abatement of the Principal Rent); and

 

2.2                            the Indexed Rent ascertained in accordance with this lease;

 

3                                      If a Revised Rent has not been ascertained by the Relevant Review Date:

 

3.1                            the Current Rent shall continue to be payable until the Revised Rent is ascertained;

 

3.2                            when the Revised Rent is ascertained:

 

3.2.1                  the Tenant shall pay within 14 days of ascertainment of the Revised Rent:

 

(i)                          any difference between the Principal Rent payable immediately before the Relevant Review Date and the Principal Rent which would have been payable had the Revised Rent been ascertained on the Relevant Review Date (the Balancing Payment); and

 

(ii)                       interest on the Balancing Payment at Base Rate from the date or dates when the Balancing Payment or the relevant part or parts would have been payable had the Revised Rent been ascertained on the Relevant Review Date;

 

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

 

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

 

(9)  The month before the commencement of the Contractual Term

 

20

 

The Third Schedule

 

Guarantee

 

1                                      The Guarantor covenants with the Landlord as principal debtor:

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

2.3                            Any variation of the terms of this lease;

 

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

 

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

 

2.6                            The surrender of part of the Property;

 

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

 

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

 

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

 

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

 

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

 

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

 

21

 

The Fourth Schedule

Service Charge

Part I - Calculation and payment of the Service Charge

 

1                                      In this Schedule unless the context otherwise requires:

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

8                                      For the avoidance of doubt any cost charged as a Service Cost in respect of any element of the Estate Services or of the Centre Services shall not be charged as a Service Cost in respect of any other head of charge under which charges are made for services by the Landlord.

 

22

 

Part II - Estate Services

 

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

 

1                                      The Common Areas

 

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

 

2                                      Conduits

 

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

 

3                                      Plant and machinery

 

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

 

4                                      Signs

 

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

 

5                                      Landscaping

 

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

 

6                                      Common facilities

 

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

 

7                                      Security

 

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

 

8                                      Outgoings

 

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

 

9                                      Transport

 

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

 

10                               Statutory requirements

 

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

 

11                               Management and Staff

 

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

 

23

 

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

 

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

 

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

 

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

 

11.3.3           providing premises and accommodation and other facilities for staff.

 

12                               Enforcement of Regulations

 

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

 

13                               Insurances

 

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

 

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

 

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

 

14                               Generally

 

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

 

15                               Anticipated Expenditure

 

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

 

16                               Borrowing

 

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

 

17                               VAT

 

Irrecoverable VAT on any of the foregoing.

 

24

 

Part III - Centre Services

 

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

 

1                                      Repairs to the Centre (including Conduits)

 

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

 

2                                      Centre Common Areas

 

(a)                              Repair, renewal, decoration, cleaning, maintenance and lighting of the Centre Common Areas and other parts of the Centre;

 

(b)                              Providing and maintaining any plants in the Centre Common Areas;

 

(c)                               Providing signs, nameboards and other notices within the Centre including a sign giving the name of the Tenant or other permitted occupier and its location within the Centre.

 

3                                      Services

 

Procuring water, electricity and sewerage services.

 

4                                      Fire Fighting and Security

 

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

 

5                                      Insurance

 

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

 

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

 

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

 

6                                      Statutory Requirements

 

All existing and future rates, taxes, charges, assessments and outgoings payable to any competent authority for or in connection with utilities.

 

7                                      Management and Staff

 

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

 

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

 

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

 

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

 

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

 

25

 

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

 

8                                      General

 

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

 

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

 

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

 

9                                      VAT

 

Irrecoverable VAT on any of the foregoing.

 

26

 

Annexure: Building Specification

 

27

 

[On Original]

	
 
    	
 
    	

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

 

	
 
    	
 
    	

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

 

28

 

[On Counterpart]

	
 
    	
 
    	

    
	
EXECUTED AS A DEED by ADAPTIMMUNE LIMITED   acting by a director and the company secretary or by two directors
    	
 
    
	
 
    	
 
    	
 
    
	
Director
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Director/Company Secretary
    	
 
    	
 
    

 

	
 
    	
 
    	

    
	
EXECUTED AS A DEED by ADAPTIMMUNE THERAPEUTICS   PLC acting by a director and the company secretary or by two   directors
    	
 
    
	
 
    	
 
    	
 
    
	
Director
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Director/Company Secretary
    	
 
    	
 
    

 

29

 

OR

	
 
    	
 
    	

    
	
EXECUTED as a DEED by ADAPTIMMUNE LIMITED   acting by  
    	
 
    
	
 
    	
 
    	
 
    
	
A director in the presence of:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
Director
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Witness Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Address:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Occupation:
    	
 
    	
 
    

 

30

 

	
 
    	
 
    	

    
	
EXECUTED as a DEED by ADAPTIMMUNE   THERAPEUTICS PLC acting by
    	
 
    
	
 
    	
 
    	
 
    
	
A director in the presence of:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
Director
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Witness Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Address:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Occupation:
    	
 
    	
 
    

 

31

 

SCHEDULE 3

 

(Form of Licence for Alterations)

 

 

	
Dated
    	
201[·]
    

 

Licence to Alter

 

between

 

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

 

and

 

Adaptimmune Limited

 

and

 

Adaptimmune Therapeutics plc

 

relating to

 

Plot A

Park Drive Central

Milton Park

 

	

    	
 
    
	

    
	

    

 

 

Licence to Alter

Tenant

 

	
Dated
    	
 
    	
201[·]
    
	
 
    	
 
    	
 
    
	
The Landlord
    	
 
    	
MEPC MILTON PARK NO. 1 LIMITED (Company   number 5491670) and MEPC MILTON PARK NO. 2   LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP   No. LP14504), both of whose registered offices are at Lloyds Chambers 1   Portsoken Street London E1 8HZ
    
	
 
    	
 
    	
 
    
	
The Tenant
    	
 
    	
ADAPTIMMUNE LIMITED (Company   number 6456741) whose registered office is at 101 Park Drive Milton Park   Abingdon Oxfordshire OX14 4RY
    
	
 
    	
 
    	
 
    
	
The Guarantor
    	
 
    	
ADAPTIMMUNE THERAPEUTICS PLC   (Company number 9338148) whose registered office is at 101 Park Drive Milton   Park Abingdon Oxfordshire OX14 4RY
    

 

The Lease

 

	
Date
    	
 
    	
[·]
    
	
 
    	
 
    	
 
    
	
Parties
    	
 
    	
(1) The Landlord
   (2) The Tenant
   (3) The Guarantor
    
	
 
    	
 
    	
 
    
	
Property
    	
 
    	
Plot A, Park Drive Central, Milton Park, Abingdon,   Oxfordshire OX14 4[·][·]
    
	
 
    	
 
    	
 
    
	
Term
    	
 
    	
[·](1)
    

 

(1)  25 years

 

 

1                                      In this Deed the following expressions shall have the following meanings:

 

1.1                            the Landlord, the Tenant and the Guarantor mean the parties to this Deed respectively above referred to by those names and shall include their respective successors in title;

 

1.2                            the Lease means the document or documents of which short particulars are set out above under the heading “The Lease” and includes all documents supplemental thereto;

 

1.3                            the Property means the property demised by the Lease;

 

1.4                            the Works means the works shortly described in the Schedule hereto;

 

1.5                            the term means the term of the Lease together with any continuation thereof or of the tenancy (whether under an Act of Parliament or by the Tenant holding over or for any other reason).

 

2                                      Where the Tenant is more than one person the covenants by such persons herein contained are joint and several.

 

3.1                            The Landlord is entitled to the Property in reversion immediately expectant upon the term.

 

3.2                            The Tenant is entitled to the Property for the residue of the term.

 

4                                      The Landlord HEREBY GRANTS CONSENT to the Tenant to carry out the Works in and upon the Property.

 

5                                      The Tenant HEREBY COVENANTS with the Landlord:

 

5.1                            before commencing the Works:

 

5.1.1                  at the expense of the Tenant to obtain all such licences consents and permissions as may be required by law and in particular but without prejudice to the generality thereof to obtain all consents and permissions as may be required under the Town and Country Planning Acts for the time being in force and all regulations and orders made thereunder;

 

5.1.2                  to produce to the Landlord and obtain the Landlord’s written acknowledgement that all such licences consents and permissions are satisfactory to the Landlord but so that the Landlord may refuse to express its satisfaction with any of the said licences consents or permissions on the ground (inter alia) that the period thereof or anything contained therein or omitted therefrom would in the reasonable opinion of the Landlord be or be likely to be prejudicial to the interests of the Landlord or give rise to adverse financial or taxation consequences upon the Landlord whether during the term or following the expiration thereof;

 

5.1.3                  to communicate particulars of the Works to the company or underwriters with which the insurance of the Property is maintained or to the Landlord (if so requested) and if requested to obtain the written consent of such company or underwriters to the carrying out of the Works and within seven days of obtaining the same to produce such consent to the Landlord and at all times hereafter to pay on demand any additional premium which may be required by the said company or underwriters in respect of the insurance of the Property and any other adjoining or neighbouring premises as a result of the Works being carried out;

 

5.1.4                  to give such information to the Landlord as may be reasonably required by the Landlord that the covenants on the part of the Tenant herein contained have been satisfactorily complied with;

 

5.2                            that the Tenant having decided to carry out the Works the Tenant will carry out the Works at the sole expense of the Tenant in a proper and workmanlike manner and using good quality materials of their several kinds to the satisfaction of the Landlord and in a manner which shall not constitute any nuisance or annoyance to the Landlord or the tenants owners or occupiers of any adjoining or neighbouring premises and in compliance with the provisions of all relevant Acts of Parliament or European Community Law Regulation or Directive and any orders or regulations made thereunder and to complete the same in manner aforesaid within six months from the date hereof;

 

5.3                            to notify the Landlord immediately upon commencement and completion of the Works;

 

 

5.4                            to indemnify and keep the Landlord indemnified against all liability howsoever caused arising out of the execution of the Works and in the exercise or purported exercise of the rights hereby granted and to make good any damage caused to any adjoining or neighbouring premises to the satisfaction of the Landlord;

 

5.5                            to procure that any contract entered into in respect of the Works does not limit or preclude any rights of the company or underwriters with which the insurance of the Property is maintained against any third party;

 

5.6                            to permit the Landlord (or its Surveyors) at all reasonable times to inspect the progress of the Works and the quality of the materials and workmanship used therein;

 

5.7                            if so required by the Landlord:

 

5.7.1                  by the expiration or sooner determination of the term; or

 

5.7.2                  if the Works have not been completed in accordance with this Deed within six months of the date hereof; or

 

5.7.3                  in the event of any material breach by the Tenant of the terms of this Deed at the cost of the Tenant forthwith to dismantle and remove the Works to reinstate the Property in accordance with the Building Specification annexed to the Lease and to reinstate and make good the Property in such manner as the Landlord shall direct and to the Landlord’s satisfaction such reinstatement to be carried out on the same terms (mutatis mutandis) as are stipulated in this Deed with respect to the carrying out of the Works in the first place (including as to consents, inspection and otherwise) AND it shall be the duty of the Tenant to enquire in writing of the Landlord six months before the expiration of the contractual term of the Lease whether the Landlord requires reinstatement pursuant to this Clause.

 

6                                      It is HEREBY DECLARED:

 

6.1                            that this Licence is granted subject to the rights of the owners lessees and occupiers of all adjoining and neighbouring premises and other interested persons;

 

6.2                            that during the execution of the Works and when the same shall have been completed all the covenants on the part of the Tenant herein contained shall be incorporated in the Lease and the terms and conditions of the Lease as varied by this Deed shall apply to the Property as altered in pursuance of this Deed and the power of re-entry contained in the Lease shall be construed and have effect accordingly;

 

6.3                            that the Landlord and its agents make no representation as to the quality adequacy or safety of the design or method of construction of the Works or the quality of the materials to be used and the Tenant acknowledges that the Tenant relies entirely on the skill and judgement of its own advisers and contractors;

 

6.4                            that upon any review of the rent payable under the Lease neither the granting of this Licence nor anything herein contained nor the carrying out of the Works shall cause the value of the reviewed rent to be less than that which would have been obtained if this Licence had not been granted and the Works had not been carried out;

 

6.5                            that nothing in this licence shall release or in any way lessen the liability of the Tenant to the Landlord under the covenants and conditions contained in the Lease or constitute a waiver of any outstanding breach;

 

6.6                            A person who is not a party to this Licence has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this Licence.

 

7                                      The Guarantor hereby covenants with the Landlord that the Tenant will observe and perform its covenants and conditions in this Deed and the Guarantor will indemnify the Landlord on demand against all losses damages costs and expenses arising out of any default of the Tenant.

 

In witness whereof this document has been executed as a Deed the day and year first before written.

 

 

Schedule
 The Works

 

 

[On Original]

	
 
    	
 
    	

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

 

	
 
    	
 
    	

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

 

 

[On Counterpart]

	
 
    	
 
    	

    
	
EXECUTED AS A DEED by ADAPTIMMUNE LIMITED   acting by a director and the company secretary or by two directors
    	
 
    
	
 
    	
 
    	
 
    
	
Director
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Director/Company Secretary
    	
 
    	
 
    

 

	
 
    	
 
    	

    
	
EXECUTED AS A DEED by ADAPTIMMUNE THERAPEUTICS   PLC acting by a director and the company secretary or by two   directors
    	
 
    
	
 
    	
 
    	
 
    
	
Director
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Director/Company Secretary
    	
 
    	
 
    

 

 

SCHEDULE 4

(Form of Bank Guarantee)

 

 

RENT GUARANTEE

 

MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP No. LP14504), both of whose registered offices are at Lloyds Chambers 1 Portsoken Street London E1 8HZ

 

2015

 

OUR GUARANTEE REFERENCE: MRGI

 

In consideration of MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP No. LP14504), both of whose registered offices are at Lloyds Chambers 1 Portsoken Street London E1 8HZ (the “Landlord”) entering into an agreement to grant a lease (the “Lease”) of the premises known as EZ1 Building, Plot A Park Drive Central, Milton Park, Abingdon, Oxfordshire (the “Property”) to ADAPTIMMUNE LIMITED (Company number 6456741) whose registered office is at 101 Park Drive Milton Park Abingdon Oxfordshire OX14 4RY (the “Tenant”) we, Barclays Bank PLC (the “Bank”), guarantee on demand the payment by the Tenant to the Landlord of rent during the term of the Lease in the initial yearly sum of GBP1,100,000 (one million one hundred thousand pounds) subject to increase as set out in the Lease, plus all service charges, insurance and other sums payable under the Lease, PROVIDED ALWAYS THAT:

 

1.         The Landlord’s demand must be:

 

a)             In writing;

 

b)             Addressed to and received at Barclays Bank PLC, Trade Operations, One Snowhill, Snow Hill Queensway, Birmingham B4 6GN, UK;

 

c)              Forwarded through the Landlord’s bankers for dated authentication of the signatures;

 

d)             Accompanied by the Landlord’s signed statement that the Tenant has failed to pay rent and/or other sums payable under the Lease, stating the amount unpaid (in GBP); and

 

e)              Received by Barclays Bank PLC at the above address within 9 months of such rent and/or other sums falling due.

 

2.         The Bank’s maximum aggregate liability under this Guarantee shall not exceed GBP 1,980,000 (one million nine hundred and eighty thousand pounds).

 

3.         The Bank’s liability hereunder shall expire upon the earliest of:

 

a)             31 December 2041;

 

b)             The lawful assignment by the Tenant of the whole of the Property with the consent of the Landlord in accordance with the terms of the Lease;

 

c)              Satisfaction of the Landlord’s demands in whole or in part to the extent of the Bank’s maximum liability;

 

d)             Termination of the Lease in accordance with the break provisions contained in the Lease;

 

e)              Surrender of the Lease by way of a deed to which the Landlord is a party;

 

f)               Receipt by the Bank of a signed Certificate from the Landlord quoting this guarantee reference and stating that the Landlord releases us from our liability because sufficient of the required financial covenant tests as set out in the Lease (therein called the “Release Tests”) have been met. The Certificate will bear the Landlord’s bankers’ dated confirmation that the signature(s) thereon are authentic.

 

 

after which the Bank’s liability under this Guarantee shall cease and this Guarantee will be of no further effect, whether or not this Guarantee has been returned to us.

 

4.         This Guarantee is for the benefit of the Landlord (meaning MEPC MILTON PARK NO. 1 LIMITED (Company number 5491670) and MEPC MILTON PARK NO. 2 LIMITED (Company number 5491806), on behalf of MEPC Milton LP (LP No. LP14504)) but is personal to the Tenant and is in respect of the Lease only. The benefit of this Guarantee is transferable and assignable and may be transferred/assigned one or more times.  However, no transfer/assignment shall be effective unless advice of such transfer/assignment is received by the Bank in the form attached and signed by you, and accompanied by the original of this Guarantee. Following any such transfer/assignment references in this Guarantee to the “Landlord” shall be references to such transferee/assignee.

 

5.         Nothing in this Guarantee shall confer on any third party any benefit under, or the right to enforce any term of, this Guarantee.

 

6.         For the avoidance of doubt, any document(s) received by way of facsimile or similar electronic means is/are not acceptable for any purpose(s) under this Guarantee.

 

7.         This Guarantee and any non-contractual obligations arising out of or in connection with it shall be governed by and construed in accordance with English law. The courts of England and Wales shall have exclusive jurisdiction to settle any dispute or claim arising out of or in connection with this Guarantee.

 

	
Yours faithfully
    	
 
    
	
 
    	
 
    
	
For and on behalf of
    	
 
    
	
Barclays Bank PLC
    	
 
    
	
 
    	
 
    
	
Signed
    	
 
    	
 
    	
 
    
				

 

 

TRANSFER/ASSIGNMENT FORM

 

	
Date:
    	
 
    	
 
    	
 
    

 

To:

 

	
Re:
    	
Barclays Bank PLC
    
	
 
    	
Guarantee Reference: MRGI
    	
 
    	
 
    

 

For value received, the benefit of the Guarantee including all rights to draw under the Guarantee is transferred to:

 

	
(Name and Address of   Transferee/Assignee)
    	
 
    	
 
    

 

By this transfer/assignment, all rights of the undersigned beneficiary in the Guarantee are transferred/assigned to the Transferee/Assignee and the Transferee/Assignee shall have the sole rights as beneficiary thereof as if it were the Landlord as named in the Guarantee.

 

The Guarantee is returned herewith, and we will ask you to endorse the transfer/assignment on the reverse thereof and forward it directly to the transferee/assignee with your customary notice of transfer/assignment.

 

	
Yours faithfully,
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Landlord/current beneficiary
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
By:
    	
 
    	
 
    	
 
    
	
Authorised Signature
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Authorised Signature of   Transferee/Assignee
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Transferee’s/Assignee’s Name:
    	
 
    	
 
    
				

 

 

ANNEXURE

(Plan showing Location of Extra Spaces)

 

 

 

 

AS WITNESS the hands of duly authorised officers of the parties hereto the day and year first hereinbefore written

 

	
SIGNED for and on behalf of MEPC MILTON PARK NO. 1   LIMITED 
    	
 
    	

    	
/s/ James Dipple
    
	
 
    	
 
    	
 
    	
 
    
	
Director/Authorised Signatory
    	
 
    	
 
    	
James Dipple
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
SIGNED for and on behalf of MEPC MILTON PARK NO. 2   LIMITED 
    	
 
    	

    	
/s/ James Dipple
    
	
 
    	
 
    	
 
    	
 
    
	
Director/Authorised Signatory
    	
 
    	
 
    	
James Dipple
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
SIGNED for and on behalf of ADAPTIMMUNE LIMITED
    	
 
    	

    	
/s/ James Noble
    
	
 
    	
 
    	
 
    	
 
    
	
Director/
    	
 
    	
 
    	
James Noble
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
SIGNED for and on behalf of ADAPTIMMUNE   THERAPEUTICS PLC
    	
 
    	

    	
/s/ James Noble
    
	
 
    	
 
    	
 
    	
 
    
	
Director/
    	
 
    	
 
    	
James NobleExhibit 4.13

 

	

    	
 
    
	
Tenant: Adaptimmune, LLC
    
	
Premises: Two Commerce Square, 2001 Market Street, Philadelphia, PA,   Suite 1700
    

 

LEASE

 

THIS LEASE (this “Lease”) is entered into as of June 8th, 2015, between PHILADELPHIA PLAZA - PHASE II, LP, a Pennsylvania limited partnership (“Landlord”), and ADAPTIMMUNE LLC, a Delaware limited liability company (“Tenant”).

 

IN CONSIDERATION of the mutual covenants below, and intending to be legally bound, Landlord and Tenant agree as follows:

 

1.              Key Lease Terms.

 

(a)         “Broker”: CBRE, Inc.

 

(b)         “Building”: Two Commerce Square, 2001 Market Street, Philadelphia, PA 19103

 

(c)          “Commencement Date”: August 1, 2015.  Landlord shall not be liable for any loss or damage to Tenant resulting from any delay in delivering possession due to the holdover of any existing tenant or other circumstances outside of Landlord’s reasonable control. Except as expressly set forth below, Landlord shall not be liable for any loss or damage to Tenant resulting from any delay in delivering possession due to the holdover of any existing tenant or other circumstances outside of Landlord’s reasonable control.  Notwithstanding the foregoing or anything to the contrary set forth in this Lease, in the event that Landlord fails to deliver possession of the Premises to Tenant on or before August 1, 2015, then (i) Tenant shall be entitled to an additional day-for-day abatement of Gross Rent (in addition to the Abatement Period) for each day between August 1, 2015 and the date on which possession is delivered, (ii) Tenant shall not be required to pay for any electricity costs (as set forth in paragraph 4 below) for any period prior to the actual date of delivery, and (iii) if delivery of possession has not occurred on or before October 1, 2015 (“Outside Delivery Date”), Landlord or Tenant shall have the right to terminate this Lease upon written notice delivered to the other party within ten (10) days after such Outside Delivery Date.

 

(d)         “Expiration Date”: 11:59 p.m. on August 31, 2017.

 

(e)          “Gross Rent”, plus all costs for electric service to the Premises.

 

	
TIME PERIOD
    	
 
    	
GROSS RENT PER R.S.F.
    	
 
    	
ANNUALIZED GROSS
   RENT
    	
 
    	
MONTHLY
   INSTALLMENT
    	
 
    
	
8/1/15 – 8/31/15

“Abatement Period”
    	
 
    	
$
    	
0.00
    	
 
    	
$
    	
0.00
    	
 
    	
$
    	
0.00
    	
 
    
	
“Fixed Rent Start Date”

9/1/15 - 8/31/16
    	
 
    	
$
    	
14.00
    	
 
    	
$
    	
416,822.00
    	
 
    	
$
    	
34,725.17
    	
 
    
	
9/1/16 – 8/31/17
    	
 
    	
$
    	
14.50
    	
 
    	
$
    	
431,708.50
    	
 
    	
$
    	
35,975.70
    	
 
    

 

“Abatement Period” means the period that begins on the Commencement Date and ends on the day immediately prior to the 1-month anniversary of the Commencement Date. Fixed Rent Start Date” means the day immediately following the end of the Abatement Period.

 

(f)           “Notice Addresses”:

 

	
If   to Tenant:
    	
If   to Landlord:
    
	
Attn:   Office Manager
    	
Brandywine   Operating Partnership, L.P.
    
	
Adaptimmune,   LLC
    	
Attn:   Jeff DeVuono
    
	
Two   Commerce Square, Suite 1700
    	
555   East Lancaster Ave., Suite 100
    
	
2001   Market Street
    	
Radnor,   PA 19087
    
	
Philadelphia,   PA 19103
    	
Phone:   610-325-5600
    
	
Email   for billing contact:                       
    	
Email:   jeff.devuono@bdnreit.com
    
	
 
    	
 
    
	
 
    	
with   a copy to: Legal.Notices@bdnreit.com
    

 

(g)          “Premises”: Suite 1700 (the entire 17th floor), consisting of 29,773 rentable square feet in the Building, as shown on Exhibit A.

 

(h)         “Security Deposit”: $34,725.17.

 

(i)             “Tenant Improvements”: None. Tenant accepts the Premises in their “AS IS”, “WHERE IS” condition.

 

2.                                      Terms and Conditions. This Lease incorporates the Terms and Conditions, and all exhibits attached hereto, as if set forth in full in the body of this Lease. Capitalized terms used but not defined in the Terms and Conditions have the respective meanings given to them above.

 

3.                                      Early Occupancy.  Notwithstanding that the Term or Commencement Date may not have yet occurred, from and after the date on which the existing tenant of the Premises vacates and surrenders possession thereof (which date is anticipated to occur on or before July 6,

 

Rev. 2014

 

 

2015), Tenant, at Tenant’s own risk, expense and responsibility, shall have the right to access the Premises for the purpose of performing installing furniture, trade fixtures, cabling, equipment and similar items in the Premises (“Early Occupancy”) and the Commencement Date shall not be advanced in connection therewith, provided that Tenant acknowledges that all provisions of the Lease shall then be in full force and effect (except the obligation to pay Gross Rent or costs of electricity). In connection with such early access, Tenant shall follow the policies and safety directives of Landlord and Landlord’s contractor.

 

4.                                      Electricity Costs.  Commencing on the Commencement Date and continuing throughout the Term (and during any Early Occupancy), in addition to Gross Rent, Tenant shall pay to Landlord, as Additional Rent, all costs (without any markup) for electric for lights and plugs serving the Premises, which utilities are separately metered to the Premises based upon Tenant’s metered usage.

 

5.                                      Termination Option. Provided Tenant is the originally named Tenant (or a Permitted Transferee), Tenant is neither in default of this Lease (beyond applicable notice and cure periods) on the Termination Date (as defined below) nor has there previously been an Event of Default, and this Lease is in full force and effect, Tenant shall have the right to terminate this Lease effective as of 11:59 p.m. on the Termination Date, in accordance with and subject to each of the following terms and conditions (“Termination Option”). The “Termination Date” shall mean any day after the 18th full calendar month of the Term, as designated by Tenant in its Termination Notice (as defined below). If Tenant desires to exercise the Termination Option, Tenant shall give to Landlord no less than 30 days prior written notice of Tenant’s exercise of the Termination Option (“Termination Notice”). The Termination Notice shall be irrevocable. Time is of the essence with respect to the dates and deadlines set forth herein. Notwithstanding the foregoing, if at any time during the period on or after the date of the Termination Notice, up to and including the Termination Date, Tenant shall be in default of this Lease beyond applicable notice and cure periods, then Landlord may elect, but is not obligated, by written notice to Tenant to cancel and declare null and void Tenant’s exercise of the Termination Option, in which case this Lease shall continue in full force and effect for the full Term unaffected by Tenant’s exercise of the Termination Option. If Tenant timely and properly exercises the Termination Option in accordance with this paragraph and Landlord has not negated the effectiveness of Tenant’s exercise of the Termination Option pursuant to the preceding sentence, this Lease and the Term shall come to an end on the Termination Date with the same force and effect as if the Term were fixed to expire on such date, the Expiration Date shall be the Termination Date, and the terms and provisions of Section 14 shall apply.

 

6.              Confession of Judgment.

 

                                   (initial) AFTER AN EVENT OF DEFAULT OR THE EXPIRATION OF THE TERM, FOR THE PURPOSE OF OBTAINING POSSESSION OF THE PREMISES, TENANT HEREBY AUTHORIZES AND EMPOWERS THE PROTHONOTARY OR ANY ATTORNEY OF ANY COURT OF RECORD IN THE COMMONWEALTH OF PENNSYLVANIA OR ELSEWHERE, AS ATTORNEY FOR TENANT AND ALL PERSONS CLAIMING UNDER OR THROUGH TENANT, TO APPEAR FOR AND CONFESS JUDGMENT AGAINST TENANT FOR POSSESSION OF THE PREMISES, AND AGAINST ALL PERSONS CLAIMING UNDER OR THROUGH TENANT, IN FAVOR OF LANDLORD, FOR RECOVERY BY LANDLORD OF POSSESSION THEREOF, FOR WHICH THIS AGREEMENT OR A COPY HEREOF VERIFIED BY AFFIDAVIT, SHALL BE A SUFFICIENT WARRANT; AND THEREUPON A WRIT OF POSSESSION MAY IMMEDIATELY ISSUE FOR POSSESSION OF THE PREMISES, WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER AND WITHOUT ANY STAY OF EXECUTION. IF FOR ANY REASON AFTER SUCH ACTION HAS BEEN COMMENCED THE SAME SHALL BE TERMINATED AND THE POSSESSION OF THE PREMISES REMAINS IN OR IS RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT UPON ANY SUBSEQUENT EVENT OF DEFAULT TO CONFESS JUDGMENT IN ONE OR MORE FURTHER ACTIONS IN THE MANNER AND FORM SET FORTH ABOVE TO RECOVER POSSESSION OF SAID PREMISES FOR SUCH SUBSEQUENT EVENT OF DEFAULT. NO SUCH TERMINATION OF THIS LEASE, NOR TAKING, NOR RECOVERING POSSESSION OF THE PREMISES SHALL DEPRIVE LANDLORD OF ANY REMEDIES OR ACTION AGAINST TENANT FOR RENT OR FOR DAMAGES DUE OR TO BECOME DUE FOR THE BREACH OF ANY CONDITION OR COVENANT HEREIN CONTAINED, NOR SHALL THE BRINGING OF ANY SUCH ACTION FOR RENT, OR BREACH OF COVENANT OR CONDITION NOR THE RESORT TO ANY OTHER REMEDY HEREIN PROVIDED FOR THE RECOVERY OF RENT OR DAMAGES FOR SUCH BREACH BE CONSTRUED AS A WAIVER OF THE RIGHT TO INSIST UPON THE FORFEITURE AND TO OBTAIN POSSESSION IN THE MANNER HEREIN PROVIDED.

 

IN WITNESS WHEREOF, the parties hereto have executed this Lease under seal as of the day and year first-above stated.

 

	
LANDLORD:
    	
 
    	
TENANT:
    
	
PHILADELPHIA   PLAZA - PHASE II, LP,
    	
 
    	
ADAPTIMMUNE,   LLC
    
	
a   Pennsylvania limited partnership
    	
 
    	
 
    
	
By: BRANDYWINE COMMERCE SUB II, LLC,
    	
 
    	
 
    
	
its general partner
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
By:
    	
/s/   Helen Tayton-Martin
    
	
By:
    	
/s/   George Johnstone
    	
 
    	
Name:
    	
Helen   Tayton-Martin
    
	
Name:
    	
George   Johnstone
    	
 
    	
Title:
    	
President   and Company Secretary
    
	
Title:
    	
EVP
    	
 
    	
Date:
    	
4   June 2015
    
	
Date:
    	
6-9-15
    	
 
    	
 
    	
 
    

 

2

 

TERMS AND CONDITIONS TO LEASE

 

1.              Premises. Landlord leases to Tenant, and Tenant leases from Landlord, the Premises upon the terms and subject to the conditions of this Lease. Except for the Tenant Improvements (if any), Tenant accepts the Premises in their “AS IS”, “WHERE IS” condition.

 

2.              Term. The term of this Lease (“Term”) commences on the Commencement Date and expires on the Expiration Date, unless earlier terminated by the terms of this Lease. The terms and conditions of this Lease are binding on the parties upon full execution and delivery of this Lease. By a Confirmation of Lease Term prepared on Landlord’s standard form therefor (the “COLT”), Landlord shall notify Tenant of the Commencement Date and all other matters stated therein. The COLT shall be conclusive and binding on Tenant as to all matters set forth therein (but shall in no event alter the terms of this Lease), unless within 30 days following delivery of the COLT to Tenant, Tenant contests any of the matters contained therein by notifying Landlord in writing of Tenant’s objections.

 

3.              Rent; Security Deposit; Late Fee.

 

(a)         Tenant must pay to Landlord during the Term, without notice, demand, setoff, deduction, or counterclaim (except as expressly set forth herein), the Gross Rent in the amounts set forth above. The Monthly Installment of Gross Rent is payable to Landlord in advance on or before the first day of each month of the Term from and after the Fixed Rent Start Date. All Additional Rent is payable to Landlord within 30 days after receipt of an invoice therefor, without setoff, deduction or counterclaim (except as expressly set forth herein). “Rent” means Gross Rent together with all other amounts due under this Lease. All Rent payments must include the Building number and the Lease number, which will be provided by Landlord. At Tenant’s election, Rent payments may be sent by electronic funds transfer as follows: (i) ACH debit of funds, provided Tenant shall first complete Landlord’s then-current forms authorizing Landlord to automatically debit Tenant’s bank account; or (ii) ACH credit of immediately available funds to an account designated by Landlord. “ACH” means Automated Clearing House network or similar system designated by Landlord.

 

(b)         Together with Tenant’s delivery of a signed copy of this Lease, Tenant must pay to Landlord the Security Deposit. No interest will be paid to Tenant on the Security Deposit, and Landlord may commingle the Security Deposit with other funds of Landlord. Landlord may use the whole or any part of the Security Deposit to cure an Event of Default. If a portion of the Security Deposit is used by Landlord, Tenant must pay to Landlord within 10 days after receipt of notice an amount sufficient to restore the Security Deposit to its original amount. Landlord will return the balance of the Security Deposit to Tenant within 1 month after the later of the Expiration Date, Tenant’s surrender of possession of the Premises to Landlord in the condition required under this Lease, and Tenant’s payment of all outstanding Rent.

 

(c)          If Landlord does not receive the full payment of any Rent when due, Tenant must pay to Landlord a late fee in the amount of 5% of such overdue amount. The foregoing late fee, however, shall not apply to the first late payment in any 12 month period, so long as Tenant cures the payment default within five (5) days following Landlord’s written notice.  If any Rent payment is returned for insufficient funds, Tenant must pay a fee of $30.00 per returned payment.

 

4.              Utilities; Services. Landlord will provide the following to the Premises (at all times during the Term, unless otherwise noted below): (i) HVAC service during standard business hours for the Building; (ii) electricity for lighting and standard office equipment; (iii) water, sewer, and, to the extent applicable to the Building, gas, oil, or steam service; (iv) cleaning services in accordance with the specifications set forth on Exhibit B; (v) replacement of Building-standard lights, ballasts, tubes, ceiling tiles, outlets and similar equipment; and (vi) garage elevator service and passenger elevator service to the Premises (together with freight elevator service). Tenant, at Tenant’s expense, must make arrangements with the applicable utility companies and public bodies to provide, in Tenant’s name, telephone, cable, and any other utility service not provided by Landlord. Tenant may not overload the utility capacity serving the Premises.  For purposes hereof, the standard business hours for the Building are 8:00 a.m. to 6:00 p.m., Monday through Friday and 9:00 a.m. to 2:00 p.m. Saturday, except New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day (on the days such holidays are generally observed).  Upon request by Tenant, Landlord shall also provide HVAC service to the Premises outside of standard business hours, provided, however, that Tenant shall pay Landlord’s standard after-hours charge in connection therewith.  As of the date hereof, the after-hours HVAC charge is $99.00 per hour. Notwithstanding the provisions set forth in this Section 4 of this Lease, HVAC service to the Premises on Saturdays shall be provided only upon Tenant’s prior written request to Landlord.  If any utility service shall be interrupted for a period in excess of five (5) business days due to Landlord’s negligence and Tenant is prevented from making reasonable use of the Premises as a result thereof, then all Rent payable hereunder shall abate from the expiration of such five (5) business day period until such service is restored.

 

5.              Use; Parking; Signs. Tenant may use the Premises for general office use (non-medical) and for no other purpose (“Permitted Use”). Tenant may use no more than its pro rata share of the parking spaces in the general parking area for the Building, which pro rata share shall include the right to use 5 unreserved parking spaces on Level P-2 of the Building’s parking garage at a rate of $365, per space, per month (“Rate”), provided Tenant notifies Landlord of the number of spaces it wishes to use within 30 days of the Commencement Date. The Rate is subject to change (provided, however, that the Rate shall not exceed the standard rate charged by Landlord to Building occupants for such spaces). Tenant’s use of the Premises is subject to all applicable laws and to all reasonable requirements of the insurers of the Building. Landlord will provide Tenant with Building-standard identification signage on all Building lobby directories and at the main entrance to the Premises. Tenant may not place any signs at the Premises that are visible from outside of the Premises.

 

6.              Transfer. Tenant may not (nor its legal representative or successors-in-interest by operation of law or otherwise) assign, transfer, mortgage, or sublet the Premises (“Transfer”), without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion. Any Transfer without Landlord’s prior written consent constitutes an Event of Default and, at Landlord’s option, is void and/or terminates this Lease. A Transfer includes any assignment by operation of law, and any merger, consolidation, or asset sale involving Tenant, any direct or indirect transfer of control of Tenant, and any transfer of a majority of the ownership interests in Tenant.  Notwithstanding the foregoing, Tenant shall have the right to assign its interest under this Lease or sublease all or any portion of the Premises to (a) any corporation, limited liability company, partnership or other person or entity that controls, is controlled by, or is under common control with Tenant, or (b) any successor to Tenant by purchase, merger, consolidation or reorganization (provided that such successor shall own all or substantially all of the assets of Tenant) (each, a “Permitted Transferee”).

 

7.              Maintenance.

 

(a)         Landlord must make all necessary repairs at its expense to: (i) the footings and foundations and the structural elements of the Building; (ii) the roof of the Building; (iii) the HVAC (excluding any supplemental HVAC serving the Premises), plumbing, elevators (if any), electric, fire protection and fire alert systems within the Building;

 

3

 

(iv) the Building exterior; and (v) the common areas. Any repairs to the Building made necessary by the negligent or willful act or omission of Tenant or any employee, agent, subtenant, contractor, or invitee of Tenant will be made at Tenant’s expense, subject to the waivers set forth in Section 9(b).

 

(b)         Except as otherwise set forth in Section 7(a) above, Tenant must maintain the Premises in good order and condition at its expense, including promptly making all necessary repairs and replacements to the Premises (including any supplemental HVAC serving the Premises). To the extent that the interior of the Premises is visible from the common areas, Landlord shall have the right to require Tenant to screen the interior from the common areas, such as by adding frosting to glass, as determined by Landlord. In the event of an emergency, such as a burst waterline or act of God, Landlord has the right to make repairs for which Tenant is responsible hereunder (at Tenant’s cost) without giving Tenant prior notice, but in such case Landlord will provide notice to Tenant as soon as practicable thereafter, and take commercially reasonable steps to minimize the costs incurred.

 

8.              Insurance.

 

(a)         Tenant, at Tenant’s expense, must maintain during the Term: (i) commercial general liability insurance, with combined single limits of $2,000,000 on account of bodily injury to or death of one or more persons as the result of any one accident or disaster and on account of damage to property, and (ii) a policy of “special form” property insurance on Tenant’s trade fixtures, equipment, and personal property (collectively, “Tenant’s Property”) for full replacement value and with coinsurance waived. Tenant will neither have, nor make, any claim against Landlord for any loss or damage to Tenant’s Property, regardless of the cause of the loss or damage, unless such loss or damage is due to Landlord’s gross negligence or willful misconduct.  Tenant must require its movers to deliver to Landlord a certificate of insurance naming Landlord as an additional insured. All liability insurance required hereunder must name Tenant as insured, and Landlord, Landlord’s property manager, and Brandywine Realty Trust as additional insureds, and, if requested in writing by Landlord, name as an additional insured any mortgagee or holder of any mortgage upon the Building. Prior to the Commencement Date, Tenant must provide Landlord with certificates that evidence that all insurance coverages required under this Lease are in place. Tenant must furnish to Landlord throughout the Term replacement certificates at least 30 days prior to the expiration dates of the then-current policy. All insurance required under this Lease must be issued by an insurance company that is authorized to do business in the state in which the Building is located, and has a financial rating of at least an A-VIII as rated in the most recent edition of Best’s Insurance Reports. The insurance limits stated above will not limit Tenant’s liability. Any deductible under Tenant’s insurance policy in excess of $25,000 must be approved by Landlord in writing.

 

(b)         Landlord and Tenant must each procure an appropriate clause to any property insurance covering the Building and Tenant’s personal property, fixtures, and equipment, wherein the insurer waives subrogation and consents to a waiver of right of recovery pursuant to this Section. Landlord and Tenant hereby waive, and agree not to make, any claim against, or seek to recover from, the other for any loss or damage to its property or the property of others resulting from conditions to the extent of proceeds received after application of any commercially reasonable deductible (or would have been received if the party had maintained the insurance it was required to carry under this Lease) from the property insurance that was required to be carried by that party.

 

9.              Indemnification.

 

(a) Subject to Section 9(b), Tenant must defend, indemnify, and hold harmless Landlord, Landlord’s property manager, and Brandywine Realty Trust and each of Landlord’s directors, officers, members, partners, trustees, employees, and agents (collectively, “Landlord Indemnitees”) from and against any and all claims, actions, damages, liabilities, and expenses to the extent arising from: (i) Tenant’s breach of this Lease, and (ii) any negligence or willful act of Tenant or any of Tenant’s employees, agents, invitees, subtenants, or contractors. If Tenant fails to promptly defend a Landlord Indemnitee following written demand by the Landlord Indemnitee, the Landlord Indemnitee must defend the same at Tenant’s expense, by retaining or employing counsel reasonably satisfactory to the Landlord Indemnitee. The provisions of this Section will survive the Expiration Date.

 

(b) Landlord shall defend, indemnify, and hold harmless Tenant, Tenant’s affiliates and each of their respective directors, officers, members, partners, trustees, employees, and agents (collectively, “Tenant Indemnitees”) from and against any and all claims, actions, damages, liabilities, and expenses to the extent arising from: (i) Landlord’s breach of this Lease; and (ii) any gross negligence or willful misconduct of Landlord or any of Landlord’s employees, agents, invitees, subtenants, or contractors. If Landlord fails to promptly defend a Tenant Indemnitee (with counsel reasonably satisfactory to Tenant) following written demand by the Tenant Indemnitee, the Tenant Indemnitee may defend the same at Landlord’s reasonable expense, by retaining or employing counsel reasonably satisfactory to the Tenant Indemnitee. The provisions of this Section will survive the Expiration Date.

 

10.       Casualty. If any casualty occurs to the Building (other than to the Premises) and: (i) insurance proceeds are unavailable to Landlord or are insufficient to restore the Building to substantially its pre-casualty condition; or (ii) more than 30% of the square feet of the Building is damaged, Landlord may terminate this Lease by sending written notice of such termination to Tenant within 60 days after the casualty. If any casualty occurs to the Premises and: (i) in Landlord’s reasonable judgment, the repair and restoration work would require more than 150 consecutive days to complete after the casualty (assuming normal work crews not engaged in overtime); or (ii) the casualty occurs during the last 9 months of the Term, either Landlord or Tenant may terminate this Lease by sending written notice of such termination to the other party within 60 days after the date of the casualty. The termination notice must specify a termination date not fewer than 30 nor more than 90 days after such notice is given to the other party. If neither party terminates this Lease, then Tenant’s obligation to pay Gross Rent will be equitably adjusted or abated during the period (if any) during which Tenant is not reasonably able to use all or a portion of the Premises as a result of such casualty.

 

11.       Condemnation. If a taking renders the Building reasonably and materially unsuitable for the Permitted Use, either Landlord or Tenant may terminate this Lease as of the date title to condemned real estate vests in the condemnor by written notice to the other. If this Lease is not terminated after a condemnation, then Gross Rent will be equitably reduced in proportion to the area of the Premises that has been taken for the balance of the Term. Tenant may make a claim against the condemnor for moving expenses to the extent that such claim does not reduce the sums otherwise payable by the condemnor to Landlord.

 

12.                               Subordination; Estoppel Certificate. This Lease is subordinate to the lien of any deeds of trust or mortgages now or hereafter placed upon the Building or any portion thereof (a “Mortgage”) without the necessity of any further instrument or act on the part of Tenant to effectuate such subordination. Tenant must execute and deliver to Landlord within 10 business days after written demand such further instrument evidencing such subordination and agreement to attorn as may be reasonably required by any Mortgagee. Upon written request, Landlord shall use commercially reasonable efforts to obtain a subordination, non-disturbance and attornment agreement (an “SNDA”) with respect to this Lease from the holder of any Mortgage. Such SNDA to be on the standard form supplied by such holder, at no cost to Landlord. Tenant shall pay to Landlord for Landlord’s

 

4

 

administrative and/or professional costs in connection with seeking such SNDA all of Landlord’s costs in reviewing and taking the proposed action, at a cost of no less than $1,500.  If Landlord is or is alleged to be in default of any of its obligations owing to Tenant under this Lease, Tenant must give notice thereof to the holder (“Mortgagee”) of any Mortgage that Tenant has been given written notice. Tenant may not exercise any right or remedy because of any default by Landlord without having given such notice to the Mortgagee, and if Landlord fails to cure such default, the Mortgagee may cure such default within 45 days after Mortgagee’s receipt of Tenant’s default notice. Any Mortgagee may at any time subordinate its mortgage to this Lease, without Tenant’s consent, by written notice to Tenant, in which case this Lease is deemed prior to such Mortgage without regard to their respective dates of execution and delivery, and the Mortgagee has the same rights with respect to this Lease as though it had been executed prior to the execution and delivery of the Mortgage. Tenant must, within 10 business days after Landlord’s written request from time to time, execute and deliver to Landlord an estoppel certificate certifying to all reasonably requested information pertaining to this Lease.

 

13.       Default.

 

(a)         An “Event of Default” is deemed to exist if: (i) Tenant fails to pay any Rent when due and such failure continues for more than 10 days after Landlord has given Tenant written notice of such failure; provided, however, Landlord has no obligation to give Tenant more than 2 such notices in any 12-month period, after which it is deemed an Event of Default if Tenant fails to pay any Rent when due, regardless of Tenant’s receipt of notice of such non-payment; or (ii) Tenant fails to observe or perform any of Tenant’s other agreements or obligations under this Lease and such failure continues for more than 30 days after Landlord gives Tenant written notice of such failure, or the expiration of such additional time period as is reasonably necessary to cure such failure (not to exceed 60 days), provided Tenant immediately commences and thereafter proceeds with all due diligence and in good faith to cure such failure.

 

(b)         Upon the occurrence of an Event of Default, at Landlord’s sole option Landlord may elect to do any one or more of the following:

 

(i)             Enter and repossess the Premises, by breaking open locked doors if necessary, and remove all persons and all or any property, by action at law or otherwise, without being liable for prosecution or damages, and/or make alterations and repairs in order to relet all or any part(s) of the Premises for Tenant’s account. Tenant must pay to Landlord on demand any deficiency (taking into account all costs incurred by Landlord) that may arise by reason of such reletting. In the event of reletting without termination of this Lease, Landlord may at any time thereafter elect to terminate this Lease for such previous breach;

 

(ii)          Accelerate the whole or any part of the Rent for the balance of the Term and declare the same to be immediately due and payable; and

 

(iii)       Terminate this Lease and the Term without any right on the part of Tenant to save the forfeiture by payment of any sum due or by other performance of any condition, term, or covenant broken.

 

(c)          Landlord may cure any default on behalf of Tenant, and Tenant will reimburse Landlord upon demand for any sums paid or costs reasonably incurred by Landlord in curing such default plus an administrative fee equal to 5% of such costs. Any amount of Rent that is not paid when due will bear interest at the rate of 1% per month until paid in full.

 

(d)         Upon the occurrence of an Event of Default, Tenant is liable to Landlord for: (i) all accrued and unpaid installments of Rent; (ii) all costs and expenses incurred by Landlord in recovering possession of the Premises, including legal fees, and removal and storage of Tenant’s property; (iii) the costs and expenses of restoring the Premises to the condition in which the same were to have been surrendered by Tenant as of the Expiration Date; (iv) all legal fees and court costs reasonably incurred by Landlord in connection with the Event of Default; and (v) the unamortized portion of brokerage commissions and consulting fees incurred by Landlord, calculated on a straight-line basis, and concessions including free rent given by Landlord, in connection with this Lease.

 

(e)          Neither any delay or forbearance by Landlord in exercising any right or remedy hereunder nor Landlord’s undertaking or performing any act that Landlord is not expressly required to undertake under this Lease may be construed to be a waiver of Landlord’s rights or to represent any agreement by Landlord to thereafter undertake or perform such act. The rights granted to Landlord in this Section are cumulative of every other right or remedy provided in this Lease or which Landlord may otherwise have at law or in equity or by statute, and the exercise of one or more rights or remedies may not prejudice or impair the concurrent or subsequent exercise of other rights or remedies or constitute a forfeiture or waiver of Rent or damages accruing to Landlord by reason of any Event of Default under this Lease. Landlord may accept payment without prejudice to Landlord’s right to recover the balance or pursue any other right or remedy provided for in this Lease, at law, or in equity.

 

14.       Surrender. No later than the Expiration Date or earlier termination of Tenant’s right to possession of the Premises (“Surrender Date”), Tenant must vacate and surrender the Premises to Landlord in good order and condition, vacant, broom clean, and in conformity with the applicable provisions of this Lease. Tenant has no right to hold over beyond the Surrender Date, and if Tenant does not vacate as required such failure is deemed an Event of Default and Tenant’s occupancy will not be construed to effect or constitute anything other than a tenancy at sufferance. During any period of occupancy beyond the Surrender Date, the amount of monthly Rent owed by Tenant to Landlord shall be for an additional month at one hundred-fifty percent (150%) of the sum of the Rent as those sums are at that time calculated under the provisions of the Lease for the first five (5) months of such period and upon the sixth month of occupancy beyond the Surrender Date at two hundred percent (200%) of the sum of Rent as those sums are at that time calculated under the provision of the Lease, without prorating for any partial month of holdover. The provisions of this Section will not constitute a waiver by Landlord of any right of reentry as set forth in this Lease, nor will receipt of any Rent or any other act in apparent affirmance of the tenancy operate as a waiver of Landlord’s right to terminate this Lease. If Tenant fails to vacate and surrender the Premises as and when required, Tenant must indemnify, defend, and hold harmless Landlord from all costs, losses, expenses, or liabilities incurred as a result of such failure. Prior to the Expiration Date or sooner termination of Tenant’s right to possession of the Premises, at Tenant’s expense Tenant must remove from the Premises Tenant’s Property (it being understood that Tenant shall not be required to remove any wiring or cabling installed by Tenant, to the extent the same is in good working order), and restore in a good and workmanlike manner any damage to the Premises and/or the Building caused by such removal or replace the damaged component of the Premises and/or the Building if such component cannot be restored as reasonably determined by Landlord. Tenant’s obligation to pay Rent and to perform all other Lease obligations for the period through the Surrender Date and the terms of this Section survive the Expiration Date.

 

15.       Compliance with Laws. Tenant must at all times comply with all applicable laws, including without limitation compliance with Title III of the Americans with Disabilities Act of 1990, 42 U.S.C. §12181 et seq. and its regulations (to the extent such compliance is required by reason of Tenant’s particular use or alteration of the Premises) and all environmental laws and regulations, and obtain all necessary licenses and permits for its business and operations in the Premises. Tenant must

 

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pay all personal property taxes, income taxes, and other taxes, assessments, and similar charges that are or may be assessed, levied, or imposed upon Tenant. Tenant must pay to Landlord all sales, use, transaction privilege, gross receipts, or other excise tax that may at any time be levied or imposed upon, or measured by, any amount payable by Tenant under this Lease. If the requirement of any public authority obligates either Landlord or Tenant to expend money in order to bring the Premises and/or any area of the Building into compliance with laws as a result of: (i) Tenant’s particular use or alteration of the Premises; (ii) Tenant’s change in the use of the Premises; (iii) the manner of conduct of Tenant’s business or operation of its installations, equipment, or other property therein; (iv) any cause or condition created by or at the instance of Tenant, other than by Landlord’s performance of any work for or on behalf of Tenant; or (v) breach of any of Tenant’s obligations hereunder, then Tenant must bear all costs of bringing the Premises and/or Building into compliance with laws. Except as set forth above, during the Term Landlord must comply with all applicable laws regarding the Building, including without limitation compliance with Title III of the Americans with Disabilities Act of 1990, 42 U.S.C. §12181 et seq. and its regulations as to the design and construction of the common areas. This Section survives the Expiration Date.

 

16.       Notices. Whenever notice must be given or served by either party to this Lease, such notice will be duly given or served if in writing and either: (i) personally served; (ii) delivered by prepaid nationally recognized courier service with evidence of receipt required; or (iii) forwarded by registered or certified mail, return receipt requested, postage prepaid; in all such cases addressed to the applicable Notice Address. Each party has the right to change its address for notices by a writing sent to the other party in accordance with this Section. However, communications related to ordinary business operations may be emailed or mailed to Tenant’s billing contact.

 

17.       Brokers. Landlord and Tenant each represents and warrants to the other that it has had no dealings, negotiations, or consultations with respect to the Premises or this transaction with any broker or finder other than a Landlord affiliate and Broker. Each party must indemnify, defend, and hold harmless the other from and against all liability, cost, and expense, arising from any misrepresentation or breach of warranty under this Section. Landlord will pay Landlord’s affiliate and Broker a commission in connection with this Lease pursuant to the terms of a separate agreement. This Section survives the Expiration Date.

 

18.       Landlord’s Liability. Landlord’s obligations under this Lease are binding upon Landlord only for the period of time that Landlord is in ownership of the Building, and upon termination of that ownership, Tenant may, except as to any obligations that are then due and owing, look solely to Landlord’s successor-in-interest in ownership of the Building for the satisfaction of each and every obligation of Landlord under this Lease. Upon request and without charge, Tenant must attorn to any successor to Landlord’s interest in this Lease and, at the option of any mortgagee, to such mortgagees. Landlord will have no personal liability under any of the terms, conditions or covenants of this Lease, and Tenant shall look solely to the equity of Landlord in the Building and/or the proceeds therefrom for the satisfaction of any claim, remedy, or cause of action of any kind whatsoever arising from the relationship between the parties or any rights and obligations they may have relating to the Building, this Lease, or anything related to either.

 

19.       Intentionally Omitted.

 

20.       General Provisions.

 

(a)         Subject to Section 6, the respective rights and obligations provided in this Lease bind and inure to the benefit of the parties hereto, their successors and assigns. If more than one person or entity executes this Lease as Tenant, each is jointly and severally liable under this Lease.

 

(b)         This Lease will be governed in accordance with the laws of the state where the Building is located, without regard to choice of law principles. Landlord and Tenant each consent to the exclusive jurisdiction of the state and federal courts located in the jurisdiction in which the Building is located. In connection with any claim arising out of this Lease, Landlord or Tenant, whichever is the prevailing party, is entitled to recover from the other party all reasonable costs and expenses incurred by the prevailing party.

 

(c)          This Lease, which incorporates all exhibits, and supersedes all prior discussions, proposals, negotiations, and discussions between the parties, contains all of the agreements, conditions, understandings, representations, and warranties made between the parties with respect to the Premises, and may not be modified orally or in any manner other than by an agreement in writing signed by Landlord and Tenant.

 

(d)         TIME IS OF THE ESSENCE UNDER ALL PROVISIONS OF THIS LEASE.

 

(e)          Except for the payment of Rent, each party is excused for the period of any delay and will not be deemed in default with respect to the performance of any of its obligations when prevented from so doing by a cause beyond such party’s reasonable control (“Force Majeure Event”).

 

(f)           Tenant shall not cut or drill into or secure any fixture, apparatus, or equipment, or make alterations, improvements, or physical additions of any kind to any part of the Premises without first obtaining the written consent of Landlord (such consent not to be unreasonably withheld, conditioned or delayed). All alterations shall be completed in compliance with all applicable laws and Landlord’s reasonable rules and regulations for construction, and sustainable guidelines and procedures. Tenant shall be solely responsible for the installation and maintenance of its data, telecommunication, and security systems, cabling, and wiring at the Premises, which shall be done in compliance with all applicable laws and Landlord’s reasonable rules and regulations.

 

(g)          Intentionally Omitted.

 

(h)         Tenant represents and warrants that: (i) Tenant was duly organized and is validly existing and in good standing under the laws of the jurisdiction set forth for Tenant in the first sentence of this Lease; (ii) Tenant is legally authorized to do business in the state where the Building is located; and (iii) the person(s) executing this Lease on behalf of Tenant is(are) duly authorized to do so.

 

(i)             Landlord and Tenant each represents and warrants that it is not a party with whom the other is prohibited from doing business pursuant to the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of the Treasury, including those parties named on OFAC’s Specially Designated Nationals and Blocked Persons List. Each is currently in compliance with, and must at all times during the Term remain in compliance with, the regulations of OFAC and any other governmental requirement relating thereto.

 

(j)            Tenant, Broker, and any other party acting on Tenant’s behalf may not issue any press release regarding this Lease (unless otherwise permitted by Landlord in writing). Tenant has no right to record this Lease or a memorandum or notice of this Lease.

 

(k)         This Lease may be executed in any number of counterparts, each of which when taken together is deemed to be one and the same instrument. The parties acknowledge and agree that notwithstanding any law or presumption to the contrary, the exchange of copies of this Lease and signature pages by electronic transmission constitutes effective execution and delivery of this Lease for all purposes, and signatures of the parties hereto transmitted and/or produced electronically will be deemed to be their original signature for all purposes.

 

(a)         Landlord and persons authorized by Landlord may enter the

 

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Premises at all reasonable times upon reasonable advance notice or, in the case of an emergency, at any time without notice; provided, however, that Landlord and such persons shall use commercially reasonable efforts to minimize any interference with Tenant’s business operations.

 

(l)             Tenant and its employees, agents, invitees, subtenants, and licensees must comply with the Building rules and regulations, as the same may be modified from time to time by Landlord. The current Building rules and regulations are attached hereto as Exhibit C.

 

(m)     TO THE EXTENT PERMITTED BY APPLICABLE LAW, LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING, OR COUNTERCLAIM BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE.

 

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EXHIBIT A

LOCATION PLAN OF PREMISES (NOT TO SCALE)

 

 

 

EXHIBIT B

CLEANING SPECIFICATIONS

 

	
CLEANING SPECIFICATIONS
    	
BrandywineRealtyTrust
    

 

	
 
    	
 
    	

    	
 
    	

    	
 
    	

    
	
 
    	
 
    	
DAILY
    	
 
    	
WEEKLY
    	
 
    	
AS NEEDED
    
	
Office

    	
 
    	
·        Empty trash and recycle

·        Spot clean carpet

·        Remove visible   debris/litter from carpet

·        Spot clean desks and   tables

·        Straighten chair —   furniture

·        Turn off lights
    	
 
    	
·        Dust desks (only if   clear of personal effects) and tops of system furniture

·        Vacuum carpet

·        Clean telephones in common   areas

·        Clean tables
    	
 
    	
·        Clean wastebaskets

·        Clean light fixtures and   vents

·        Clean walls, switch   plates and baseboards

·        Dust file cabinets,   partitions and bookshelves

·        Clean chairs

·        Clean doors

·        Dust pictures and   surfaces over 5’

·        Dust window sills,   blinds, ledges and radiators

·        Spot clean side light   glass
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Restroom
    	
 
    	
·        Sinks
    	
 
    	
·        Dust lights
    	
 
    	
·        Ceiling vents
    
	

    	
 
    	
·        Floors
    	
 
    	
·        Dust surfaces over 5’
    	
 
    	
·        Clean walls
    
	
 
    	
·        Counters
    	
 
    	
 
    	
 
    	
·        Clean partitions
    
	
 
    	
·        Trash receptacle
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
·        Toilet/urinals
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
·        Dispensers
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
·        Door
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
·        Spot clean walls
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
·        Spot clean partitions
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Floor Care
    	
 
    	
·        Spot clean carpet
    	
 
    	
·        Sweep kitchen floors
    	
 
    	
·        Burnish polished   surfaces
    
	

    	
 
    	
 
    	
 
    	
·        Wet mop kitchen floors
    	
 
    	
·        Machine scrub restroom floors
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    

 

These specifications are subject to change without notice. The cost for any cleaning over and above the standard cleaning specifications are to be paid by Tenant.

 

 

EXHIBIT C

RULES AND REGULATIONS

 

 

RULES AND REGULATIONS

 

Landlord reserves the right to rescind any of these rules and make such other and further rules and regulations as in the judgment of Landlord shall from time to time be needed for the safety, protection, care, and cleanliness of the Project, the operations thereof, the preservation of good order therein, and the protection and comfort of its tenants their agents, employees, and invitees, which rules when made and notice thereof given to Tenant shall be binding upon Tenant in a like manner as if originally prescribed. As used in these rules and regulations, capitalized terms shall have the respective meanings given to them in the Lease to which these rules and regulations are attached provided Tenant shall be responsible for compliance herewith by everyone under Tenant’s reasonable control, including without limitation its employees, invitees, agents, contractors, licensees, subtenants and assignees, and a violation of these rules and regulations by any of the foregoing is deemed a violation by Tenant.

 

1.                         Sidewalks, entrances, passages, elevators, vestibules, stairways, corridors, halls, lobby, and any other part of the Building shall not be obstructed or encumbered by Tenant or used for any purpose other than ingress or egress to and from the Premises. Landlord shall have the right to control and operate the common portions of the Building and exterior facilities furnished for common use of the Building’s tenants (such as the eating, smoking, and parking areas) in such a manner as Landlord deems appropriate.

 

2.                         No awnings or other projections may be attached to the outside walls of the Building without the prior written consent of Landlord. All drapes and window blinds shall be of a quality, type, design, and color, and attached in a manner approved in writing by Landlord.

 

3.                         No showcases, display cases, or other articles may be put in front of or affixed to any part of the exterior of the Building, or placed in hallways or vestibules without the prior written consent of Landlord. All stocking supplies shall be kept in designated storage areas. Tenant shall not use or permit the use of any portion of the Project for outdoor storage. No mats, trash, or other objects may be placed in the public corridors, hallways, stairs, or other common areas of the Building.

 

4.                         Restrooms and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no debris, rubbish, rags, or other substances may be thrown therein. Only standard toilet tissue may be flushed in commodes. All damage resulting from any misuse of these fixtures shall be the responsibility of the tenant who, or whose employees, agents, visitors, clients, or licensees, caused such damage. Bathing and changing of clothes is permitted only in designated shower/locker facilities, and is not permitted in restrooms.

 

5.                         Tenant shall not, without the prior written consent of Landlord, mark, paint, drill into, bore, cut, string wires, or in any way deface any part of the Premises or the Building except for the reasonable hanging of decorative or instructional materials on the walls of the Premises. Tenant shall remove seasonal decorations that are visible outside of the Premises within 30 days after the end of the applicable season.

 

6.                         Tenant shall not construct, install, maintain, use, or operate in any part of the Project any electrical device, wiring, or other apparatus in connection with a loud speaker system or other sound/communication system that may be heard outside the Premises.

 

7.                         No bicycles, mopeds, skateboards, scooters, or other vehicles may be brought into, used, or kept in or about the Building or in the common areas of the Project other than in locations specifically designated thereof. No animals or pets of any kind (other than a service animal performing a specified task), including without limitation fish, rodents, and birds, may be brought into, used, or kept in or about the Building. Rollerblading and roller skating is not permitted in the Building or in the common areas of the Project.

 

8.                         Tenant shall not cause or permit any unusual or objectionable odors to be produced upon or permeate from the Premises.

 

9.                         No space in the Project may be used for the manufacture of goods for sale in the ordinary course of business, or for sale at auction of merchandise, goods, or property of any kind.

 

Revised 2014| Brandywine Realty Trust

 

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10.                  Tenant shall not make any unseemly or disturbing noises, or disturb or interfere with the occupants of the Building or neighboring buildings or residences by voice, musical instrument, radio, talking machines, whistling, singing, lewd behavior, or in any other way. All passage through the Building’s hallways, elevators, and main lobby shall be conducted in a quiet, businesslike manner. Tenant shall not commit or suffer any waste upon the Premises, the Building, or the Project, or any nuisance, or do any other act or thing that may disturb the quiet enjoyment of any other tenant in the Building or Project.

 

11.                  Tenant shall not throw anything out of the doors, windows, or down corridors or stairs of the Building.

 

12.                  Tenant shall not place, install, or operate in the Premises or in any part of the Project, any engine, stove, machinery, or electrical equipment not directly related to its business, including without limitation space heaters, coffee cup warmers, and small refrigerators, conduct mechanical operations, cook thereon or therein, or place or use in or about the Premises or the Project any explosives, gasoline, kerosene oil, acids, caustics, canned heat, charcoal, or any other flammable, explosive or hazardous material, without the prior written consent of Landlord. Notwithstanding the foregoing, Tenant shall have the right to install and use a coffee machine, microwave oven, toaster, ice maker, refrigerator, and/or vending machine in compliance with all applicable Laws in a kitchen or break room designated as such by Landlord, provided Tenant shall use only stainless steel braided hoses. All supply waterlines shall be of copper (not plastic) tubing.

 

13.                  No smoking (including without limitation of cigarettes, cigars, and e-cigarettes) is permitted anywhere in the Premises, the Building, or the Project, including but not limited to restrooms, hallways, elevators, stairs, lobby, exit and entrance vestibules, sidewalks, and parking lot areas, provided smoking shall be permitted in any Landlord-designated exterior smoking area. All cigarette ashes and butts shall be deposited in the containers provided for such disposal, and shall not be disposed of on sidewalks, parking lot areas, or toilets.

 

14.                  Tenant shall not install any additional locks or bolts of any kind upon any door or window of the Building without the prior written consent of Landlord. Tenant shall, upon the termination of its tenancy, return to Landlord all keys for the Premises, either furnished to or otherwise procured by Tenant, and all security access cards to the Building.

 

15.                  Tenant shall keep all doors to hallways and corridors closed during Business Hours except as they may be used for ingress or egress.

 

16.                  Tenant shall not use the name of the Building, Project, Landlord, or Landlord’s agents or affiliates in any way in connection with its business except as the address thereof. Landlord shall also have the right to prohibit any advertising by Tenant that, in Landlord’s sole opinion, tends to impair the reputation of the Building or its desirability as a building for offices, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising.

 

17.                  Tenant shall be responsible for all security access cards issued to it, and shall secure the return of all security cards from all employees terminating employment with them. Lost cards shall cost $35.00 per card to replace. No person/company other than Building tenants and/or their employees may have security access cards unless Landlord grants prior written approval.

 

18.                  All deliveries to the Building that involve the use of a hand cart, hand truck, or other heavy equipment or device shall be made via the freight elevator, if such freight elevator exists in the Building. Tenant shall be responsible to Landlord for any loss or damage resulting from any deliveries made by or for Tenant to the Building. Tenant shall procure and deliver to Landlord a certificate of insurance from its movers, which certificate shall name Landlord as an additional insured.

 

19.                  Landlord reserves the right to inspect all freight to be brought into the Building, and to exclude from the Building all freight or other material that violates any of these rules and regulations.

 

20.                  Tenant shall refer all contractors, contractor’s representatives, and installation technicians rendering any service on or to the Premises, to Landlord for Landlord’s approval and supervision before performance of

 

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any, contractual service or access to Building. This provision shall apply to all work performed in the Building including installation of telephones, telegraph equipment, electrical devices and attachments, and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment, or any other physical portion of the Building. Landlord reserves the right to require that all agents of contractors and vendors sign in and out of the Building.

 

21.                 If Tenant desires to introduce electrical, signaling, telegraphic, telephonic, protective alarm or other wires, apparatus or devices, Landlord shall direct where and how the same are to be placed, and except as so directed, no installation boring or cutting shall be permitted, without Landlord’s consent, not to be unreasonably withheld, conditioned, or delayed. Landlord shall have the right to prevent and to cut off the transmission of excessive or dangerous current of electricity or annoyances into or through the Building or the Premises and to require the changing of wiring connections or layout at Tenant’s expense, to the extent that Landlord may reasonably deem necessary, and further to require compliance with such reasonable and uniformly applied rules as Landlord may establish relating thereto, and in the event of non-compliance with the requirements or rules, Landlord shall have the right immediately to cut wiring or to do what it reasonably considers necessary to remove the danger, annoyance, or electrical interference with apparatus in any part of the Building. All wires installed by Tenant must be clearly tagged at the distributing boards and junction boxes and elsewhere where required by Landlord, with the suite number of the office to which such wires lead, and the purpose for which the wires respectively are used, together with the name of the concern, if any, operating such wires.

 

22.                 Landlord reserves the right to exclude from the Building at all times any person who is not known or does not property identify himself or herself to Landlord’s management or security personnel.

 

23.                 Landlord may require, at its sole option, all persons entering the Building outside of Business Hours to register at the time they enter and at the time they leave the Building.

 

24.                 No space within the Building, or in the common areas such as the parking lot, may be used at any time for the purpose of lodging, sleeping, or for any immoral or illegal purposes.

 

25.                 Tenant shall not use the hallways, stairs, lobby, or other common areas of the Building as lounging areas during breaks or during lunch periods.

 

26.                 No canvassing, soliciting, or peddling is permitted in the Building or its common areas.

 

27.                 Tenant shall comply with all Laws regarding the collection, sorting, separation, and recycling of garbage, trash, rubbish and other refuse, and Landlord’s recycling policy for the Building.

 

28.                 Landlord does not maintain suite finishes that are non-standard, such as kitchens, bathrooms, wallpaper, special lights, etc. However, should the need arise for repair of items not maintained by Landlord, Landlord at its sole option, may arrange for the work to be done at tenant’s expense.

 

29.                 Tenant shall clean at least once a year, at its expense, drapes in the Premises that are visible from the exterior of the Building.

 

30.                 No pictures, signage, advertising, decals, banners, etc. may be placed in or on windows in such a manner as they are visible from the exterior, without the prior written consent of Landlord.

 

31.                 Tenant is prohibited at all times from eating or drinking in hallways, elevators, restrooms, lobbies, or lobby vestibules outside of the Premises. Food storage shall be limited to a Landlord-approved kitchen or break room.

 

32.                 Tenant shall be responsible to Landlord for any acts of vandalism performed in the Building by its employees, invitees, agents, contractors, licensees, subtenants, and assignees.

 

33.                 Tenant shall not permit the visit to the Premises of persons in such numbers or under such conditions as to

 

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interfere with the use and enjoyment by other tenants of the entrances, hallways, elevators, lobby, exterior common areas, or other public portions or facilities of the Building.

 

34.                 Landlord’s employees shall not perform any work or do anything outside of their regular duties unless under special instructions from Landlord. Requests for such requirements shall be submitted in writing to Landlord.

 

35.                 Tenant is prohibited from interfering in any manner with the installation and/or maintenance of the heating, air conditioning and ventilation facilities and equipment at the Project.

 

36.                 Landlord shall not be responsible for lost or stolen personal property, equipment, money, or jewelry regardless of whether such loss occurs when an area is locked against entry or not.

 

37.                 Landlord shall not permit entrance to the Premises by use of pass key controlled by Landlord, to any person at any time without written permission of Tenant, except employees, contractors or service personnel supervised or employed by Landlord.

 

38.                 Tenant shall observe and comply with the driving and parking signs and markers on the Project grounds and surrounding areas. Tenant shall comply with all reasonable and uniformly applied parking regulations promulgated by Landlord from time to time for the orderly use of vehicle parking areas. Parked vehicles shall not be used for vending or any other business or other activity while parked in the parking areas. Vehicles shall be parked only in striped parking spaces, except for loading and unloading, which shall occur solely in zones marked for such purpose, and be so conducted as to not unreasonably interfere with traffic flow or with loading and unloading areas of other tenants. Tractor trailers shall be parked in areas designated for tractor trailer parking. Employee and tenant vehicles shall not be parked in spaces marked for visitor parking or other specific use. All vehicles entering or parking in the parking areas shall do so at owner’s sole risk and Landlord assumes no responsibility for any damage, destruction, vandalism, or theft. Tenant shall cooperate with Landlord in any reasonable and uniformly applied measures implemented by Landlord to control abuse of the parking areas, including without limitation access control programs, tenant and guest vehicle identification programs, and validated parking programs, provided no such validated parking program shall result in Tenant being charged for spaces to which it has a right to free use under the Lease. Each vehicle owner shall promptly respond to any sounding vehicle alarm or horn, and failure to do so may result in temporary or permanent exclusion of such vehicle from the parking areas. Any vehicle that violates the parking regulations may be cited, towed at the expense of the owner, temporarily or permanently excluded from the parking areas, or subject to other lawful consequence.

 

39.                 Tenant shall not enter other separate tenants’ hallways, restrooms, or premises except with prior written approval from Landlord’s management.

 

40.                 Tenant shall not place weights anywhere beyond the load-per-square-foot carrying capacity of the Building.

 

41.                 Tenant shall comply with all laws, regulations, or other governmental requirements with respect to energy savings, not permit any waste of any utility services provided Landlord, and cooperate with Landlord fully to ensure the most effective and efficient operation of the Building.

 

42.                 The finishes, including floor and wall coverings, and the furnishings and fixtures in any areas of the Premises that are visible from the common areas of the Building are subject to Landlord’s approval in its sole discretion. Selections for these areas shall be pre-approved in writing by Landlord.

 

43.                 Power strips and extension cords shall not be combined (also known as daisy chaining).

 

44.                 Candles and open flames are prohibited in the Building.

 

45.                 Guns, firearms, and other dangerous weapons (concealed or otherwise) are not allowed at the Project, subject to applicable Law (if any) requiring Landlord to so permit at the Project.

 

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