Document:

Exhibit 10.53

 

CONFIDENTIAL TREATMENT REQUESTED WITH RESPECT TO

CERTAIN PORTIONS HEREOF DENOTED WITH “    *    ”

 

 

DATED 3rd
December 1993

 

 

CANNON BRIDGE INVESTMENTS
LIMITED

 

- to -

 

LIFFE ADMINISTRATION AND
MANAGEMENT

 

- and -

 

LIFFE (HOLDINGS) PLC

 

 

 

 

L E A S E

 

 

 

-Relating to-

 

 

Part of Level 1
Atrium Building Cannon Bridge

London EC4

 

 

 

 

INDEX

 

	
  Clause

  	
   

  	
  Heading

  	
   

  	
  Pages

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.

  	
   

  	
  INTERPRETATION

  	
   

  	
  1

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
  DEMISE AND RENTS

  	
   

  	
  13

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
  COVENANTS BY THE TENANT

  	
   

  	
  15

  
	
   

  	
   

  	
  3.1

  	
   

  	
  To pay Rents

  	
   

  	
  16

  
	
   

  	
   

  	
  3.2

  	
   

  	
  To pay outgoings

  	
   

  	
  16

  
	
   

  	
   

  	
  3.3

  	
   

  	
  To Repair and clean

  	
   

  	
  17

  
	
   

  	
   

  	
  3.4

  	
   

  	
  To decorate

  	
   

  	
  18

  
	
   

  	
   

  	
  3.5

  	
   

  	
  To comply with Statutes and Notices

  	
   

  	
  18

  
	
   

  	
   

  	
  3.6

  	
   

  	
  To yield up at end of the term

  	
   

  	
  19

  
	
   

  	
   

  	
  3.7

  	
   

  	
  Landlord’s Inspection

  	
   

  	
  20

  
	
   

  	
   

  	
  3.8

  	
   

  	
  Landlord’s Access

  	
   

  	
  20

  
	
   

  	
   

  	
  3.9

  	
   

  	
  Alterations and additions

  	
   

  	
  21

  
	
   

  	
   

  	
  3.10

  	
   

  	
  User

  	
   

  	
  24

  
	
   

  	
   

  	
  3.11

  	
   

  	
  Professional fees and charges

  	
   

  	
  28

  
	
   

  	
   

  	
  3.12

  	
   

  	
  Insurance

  	
   

  	
  29

  
	
   

  	
   

  	
  3.13

  	
   

  	
  Assignment and Underletting

  	
   

  	
  31

  
	
   

  	
   

  	
  3.14

  	
   

  	
  Registration of documents

  	
   

  	
  43

  
	
   

  	
   

  	
  3.15

  	
   

  	
  Signboards, notice boards and other displays

  	
   

  	
  43

  
	
   

  	
   

  	
  3.16

  	
   

  	
  Planning Acts

  	
   

  	
  45

  
	
   

  	
   

  	
  3.17

  	
   

  	
  Sale and letting boards and viewing

  	
   

  	
  47

  
	
   

  	
   

  	
  3.18

  	
   

  	
  Encroachments Easements

  	
   

  	
  48

  
	
   

  	
   

  	
  3.19

  	
   

  	
  To pay for services etc

  	
   

  	
  48

  
	
   

  	
   

  	
  3.20

  	
   

  	
  Fire-fighting equipment

  	
   

  	
  49

  
	
   

  	
   

  	
  3.21

  	
   

  	
  Defective Premises

  	
   

  	
  49

  

 

 

	
   

  	
   

  	
  3.22

  	
   

  	
  Car Parking

  	
   

  	
  49

  
	
   

  	
   

  	
  3.23

  	
   

  	
  Defects Insurance Policy

  	
   

  	
  51

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
  LANDLORD’S COVENANTS

  	
   

  	
  52

  
	
   

  	
   

  	
  4.1

  	
   

  	
  Quiet enjoyment

  	
   

  	
  52

  
	
   

  	
   

  	
  4.2

  	
   

  	
  Insurance

  	
   

  	
  53

  
	
   

  	
   

  	
  4.3

  	
   

  	
  Reinstatement, rebuilding

  	
   

  	
  54

  
	
   

  	
   

  	
  4.4

  	
   

  	
  Repair and Maintenance

  	
   

  	
  55

  
	
   

  	
   

  	
  4.5

  	
   

  	
  Services

  	
   

  	
  55

  
	
   

  	
   

  	
  4.6

  	
   

  	
  Headlease

  	
   

  	
  59

  
	
   

  	
   

  	
  4.7

  	
   

  	
  Compliance with Licences

  	
   

  	
  59

  
	
   

  	
   

  	
  4.8

  	
   

  	
  Provisions re Defects Insurance Policy

  	
   

  	
  60

  
	
   

  	
   

  	
  4.9

  	
   

  	
  Consents

  	
   

  	
  61

  
	
   

  	
   

  	
  4.10

  	
   

  	
  Landlord’s Surveyors

  	
   

  	
  61

  
	
   

  	
   

  	
  4.11

  	
   

  	
  Insurers Regulations

  	
   

  	
  62

  
	
   

  	
   

  	
  4.12

  	
   

  	
  Insurance Premiums

  	
   

  	
  62

  
	
   

  	
   

  	
  4.13

  	
   

  	
  Accessways

  	
   

  	
  62

  
	
   

  	
   

  	
  4.14

  	
   

  	
  Conduits

  	
   

  	
  62

  
	
   

  	
   

  	
  4.15

  	
   

  	
  Defects

  	
   

  	
  63

  
	
   

  	
   

  	
  4.16

  	
   

  	
  Toilets

  	
   

  	
  63

  
	
   

  	
   

  	
  4.17

  	
   

  	
  Allotted Area

  	
   

  	
  63

  
	
   

  	
   

  	
  4.18

  	
   

  	
  Standby Generator

  	
   

  	
  64

  
	
   

  	
   

  	
  4.19

  	
   

  	
  Additional Chilling Capacity

  	
   

  	
  65

  
	
   

  	
   

  	
  4.20

  	
   

  	
  Risers

  	
   

  	
  66

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.

  	
   

  	
  GENERAL PROVISIONS

  	
   

  	
  67

  
	
   

  	
   

  	
  5.1

  	
   

  	
  Forfeiture

  	
   

  	
  67

  
	
   

  	
   

  	
  5.2

  	
   

  	
  Exoneration of liability of Landlord

  	
   

  	
  69

  
	
   

  	
   

  	
  5.3

  	
   

  	
  Suspension of rent

  	
   

  	
  70

  
	
   

  	
   

  	
  5.4

  	
   

  	
  No warranty as to user

  	
   

  	
  71

  
	
   

  	
   

  	
  5.5

  	
   

  	
  Defects Insurance Additional Premiums

  	
   

  	
  71

  
	
   

  	
   

  	
  5.6

  	
   

  	
  Perpetuity Period

  	
   

  	
  73

  
	
   

  	
   

  	
  5.7

  	
   

  	
  Roof Garden

  	
   

  	
  73

  

 

 

	
   

  	
   

  	
  5.8

  	
   

  	
  Notices

  	
   

  	
  74

  
	
   

  	
   

  	
  5.9

  	
   

  	
  Limitation
  of ancillary rights

  	
   

  	
  75

  
	
   

  	
   

  	
  5.10

  	
   

  	
  Entry
  by Landlord onto Demised Premises

  	
   

  	
  75

  
	
   

  	
   

  	
  5.11

  	
   

  	
  Release
  of Liffe Administration and Management

  	
   

  	
  76

  
	
   

  	
   

  	
  5.12

  	
   

  	
  Termination
  on frustration

  	
   

  	
  77

  
	
   

  	
   

  	
  5.13

  	
   

  	
  Value
  Added Tax

  	
   

  	
  78

  
	
   

  	
   

  	
  5.14

  	
   

  	
  Risers

  	
   

  	
  79

  
	
   

  	
   

  	
  5.15

  	
   

  	
  Tenant’s
  Option to Determine

  	
   

  	
  80

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.

  	
   

  	
  TENANT’S
  SURETY’S COVENANT

  	
   

  	
  80

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  FIRST SCHEDULE

  	
   

  	
  80

  
	
   

  	
   

  	
  Demised
  Premises

  	
   

  	
  80

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  SECOND SCHEDULE

  	
   

  	
  82

  
	
   

  	
   

  	
  Rights
  Granted

  	
   

  	
  82

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  THIRD SCHEDULE

  	
   

  	
  91

  
	
   

  	
   

  	
  Exceptions
  and Reservations

  	
   

  	
  91

  
	
   

  	
   

  	
   

  	
   

  	
  Part A

  	
   

  	
  91

  
	
   

  	
   

  	
   

  	
   

  	
  Part B

  	
   

  	
  93

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  FOURTH SCHEDULE

  	
   

  	
  95

  
	
   

  	
   

  	
  Rent
  Review

  	
   

  	
  95

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  FIFTH SCHEDULE above mentioned

  	
   

  	
  100

  
	
   

  	
   

  	
  Part 1A

  	
   

  	
  100

  
	
   

  	
   

  	
   

  	
   

  	
  (the
  Atrium Common Areas Expenses)

  	
   

  	
  100

  
	
   

  	
   

  	
  PART IB

  	
  104

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  Cannon Bridge Estate Expenses)

  	
   

  	
  104

  
	
   

  	
   

  	
  PART IC

  	
   

  	
  110

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  River Building Expenses)

  	
   

  	
  110

  

 

 

	
   

  	
   

  	
  PART ID

  	
   

  	
  111

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  Atrium Building Expenses)

  	
   

  	
  111

  
	
   

  	
   

  	
  PART II

  	
   

  	
  115

  
	
   

  	
   

  	
   

  	
   

  	
  (the
  Service Charge and the Interim Charge)

  	
   

  	
  115

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  SIXTH SCHEDULE above mentioned

  	
   

  	
  121

  
	
   

  	
   

  	
  Surety
  Covenant

  	
   

  	
  121

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  SEVENTH SCHEDULE

  	
   

  	
  123

  
	
   

  	
   

  	
  PART I

  	
   

  	
  123

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  Atrium Building)

  	
   

  	
  123

  
	
   

  	
   

  	
  PART II

  	
   

  	
  123

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  Cannon Bridge Estate)

  	
   

  	
  123

  
	
   

  	
   

  	
  PART III

  	
   

  	
  127

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  Transfer Deck)

  	
   

  	
  127

  
	
   

  	
   

  	
  PART IV

  	
   

  	
  127

  
	
   

  	
   

  	
   

  	
   

  	
  (The
  River Building)

  	
   

  	
  127

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  THE
  EIGHTH SCHEDULE

  	
   

  	
  127

  
	
   

  	
   

  	
  PART I

  	
   

  	
  127

  
	
   

  	
   

  	
   

  	
   

  	
  (Value
  Added Tax)

  	
   

  	
  128

  
	
   

  	
   

  	
  PART II

  	
   

  	
  129

  
	
   

  	
   

  	
   

  	
   

  	
  (Value
  Added Tax Provisions)

  	
   

  	
  129

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  NINTH
  SCHEDULE

  	
   

  	
  136

  
	
   

  	
   

  	
  Ancillary
  Uses

  	
   

  	
  136

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TENTH
  SCHEDULE

  	
   

  	
  137

  
	
   

  	
   

  	
  Form of
  Licence

  	
   

  	
  137

  

 

 

THIS UNDERLEASE
is made the 3rd day of December 1993

 

BETWEEN

 

(1)       CANNON BRIDGE INVESTMENTS LIMITED (registered
in England Number 2163649) whose registered office is at Osprey House Lower
Square Old Isleworth Middlesex TW7 6BN (“the Landlord”)

 

(2)       LIFFE ADMINISTRATION AND MANAGEMENT AN
UNLIMITED COMPANY COMPANY NO 1591809 whose registered office is Cannon Bridge
London EC4R 3XX

 

(3)       LIFFE (HOLDINGS) PLC whose registered office is at Cannon Bridge
London EC4R 3XX

 

1.         INTERPRETATION

 

1.1       In
this Lease and the Schedules hereto unless there is something in the subject or
context inconsistent therewith the following expressions shall have the
meanings ascribed to them:-

 

	
  “Adjoining Property”

  	
  means all land
  adjoining or neighbouring the Cannon Bridge Estate and the buildings from
  time to time thereon whether the same are adjoining contiguous adjacent
  neighbouring opposite or nearby the Cannon Bridge Extate and expression
  “Superior Landlord’s Adjoining Property” means Adjoining Property belonging
  to the Superior Landlord

  
	
   

  	
   

  
	
  “Agreement for Lease”

  	
  means the
  agreement for the grant of this lease dated 8th day of September 1993
  and made between the parties hereto

  

 

 

	
  “Atrium Building”

  	
  means the land and building of which the Demised Premises (hereinafter
  defined) form part as described in Part I of the Seventh Schedule

  
	
   

  	
   

  
	
  “Atrium Common Areas”

  	
  means those parts of the Cannon Bridge Estate over which the Tenant
  has been granted rights as described in paragraph 4(b) of the Second
  Schedule

  
	
   

  	
   

  
	
  “Atrium Building Common Areas”

  	
  means all those corridors staircases lifts lobbies accessways and
  access areas within the Atrium Building and not forming part of any area
  separately demised or intended to be separately demised INCLUDING the atrium
  within the Atrium Building above the first floor level BUT EXCLUDING

  
	
   

  	
   

  
	
   

  	
  a)     The Atrium Common Areas

  
	
   

  	
  b)    The Atrium Internal Common Areas

  
	
   

  	
   

  
	
  “Atrium Internal Common Areas”

  	
  means all those common corridors lobbies accessways and access areas
  on each Level of the Atrium Building not forming part of any area separately
  demised or intended to be separately demised and which are areas common
  solely to the tenants of such Level or which would be common to the tenants
  of such Level solely if all the areas on such Level

  

 

 

	
   

  	
  intended to be and capable of being let were let

  
	
   

  	
   

  
	
  “Cannon Bridge Estate”

  	
  means the premises described in Part II of the Seventh Schedule

  
	
   

  	
   

  
	
  “Car Park”

  	
  means the basement car park within the Cannon Bridge Estate together
  with the roadways ramps or accessways leading to and from the Car Park and
  from and to Cousin Lane and shown for the purposes of identification only
  edged yellow on Plans LIF/51 A and LIF/63

  
	
   

  	
   

  
	
  “Conduits”

  	
  means all pipes sewers drains cisterns ducts gutters watercourses
  wires cables channels flues and all other conducting media (other than those
  belonging to the relevant supply authorities)

  
	
   

  	
   

  
	
  “Defects Insurance Policy”

  	
  means the policy of insurance issued by Scor (UK) Limited Policy No
  92904/200291

  
	
   

  	
   

  
	
  “Demised Premises”

  	
  means the premises demised by this Lease described in the First
  Schedule

  
	
   

  	
   

  
	
  “Dowgate Hill Entrance”

  	
  means the entrance way and accessways leading to the Atrium Building
  from Dowgate Hill shown for identification edged brown on Plan LIF/51A

  

 

 

	
  “Foundations”

  	
  means that part
  of the Cannon Bridge Estate both underground and over-ground and including
  ground slabs piles pile caps columns beams and bracing members up to and into
  the Transfer Deck and giving stability thereto and including fire protection

  
	
   

  	
   

  
	
  “Full
  Reinstatement Cost”

  	
  means the costs
  (to be reasonably determined from time to time by the Landlord’s Surveyor)
  which would be likely to be incurred in rebuilding or reinstating the Cannon
  Bridge Estate the Gantries and the Prow in accordance with the requirements
  of this Lease (including the cost of shoring up demolition site clearance any
  works that may be required by statute professional fees payable upon any
  applications for planning permission or other consents and other incidental
  expenses) at the time when such rebuilding or reinstatement is likely to take
  place having regard to all relevant factors including any increases in
  building costs expected or anticipated to take place

  
	
   

  	
   

  
	
  “Gantries”

  	
  means the metal
  gantries and connected platforms and staircases shown coloured yellow and
  hatched black on Plan LIF/54

  
	
   

  	
   

  
	
  “Group Company”

  	
  means any
  company or companies that is

  

 

 

	
   

  	
  or are members
  of the same group as LIFFE Administration and Management within the meaning
  of Section 42 of the Landlord & Tenant Act 1954

  
	
   

  	
   

  
	
  “Headlease”

  	
  means the lease
  under which the Landlord holds the Cannon Bridge Estate dated the 29th
  November 1991 and made between British Railways Board of the first part
  Cannon Bridge Investments Limited of the second part and Speyhawk plc of the
  third part as varied by three deeds of variation and made between the same
  parties and dated 5th June 1992 10th July 1992 and 21st October 1992

  
	
   

  	
   

  
	
  “Insured Risks”

  	
  means loss or
  damage by the following risks to the extent that insurance cover is available
  for the same in the London insurance market on reasonable terms (it being
  hereby agreed (but not by way of limitation) that the terms upon which cover
  against acts of terrorism is offered to the London insurance market at the
  date of this Lease are reasonable terms) namely fire storm tempest flood
  earthquake lightning explosion aircraft and things dropped therefrom impact
  not and civil commotion subsidence malicious damage bursting and overflowing
  of waterpipes tanks and other apparatus impact by road and rail vehicles and
  such other risks as

  

 

 

	
   

  	
  the Landlord may
  (acting reasonably) from time to time insure against and such other risks as
  the Tenant may from time to time reasonably require the Landlord to insure
  against

  
	
   

  	
   

  
	
  “Landlord”

  	
  means the party
  numbered one above or other the person or persons for the time being entitled
  to the reversion immediately expectant on the expiration or sooner determination
  of the term created by this Lease

  
	
   

  	
   

  
	
  “Landlord’s
  Services”

  	
  means services
  provided by the Landlord pursuant to the terms of this Lease and referred to
  in clause 4 and Part I of the Fifth Schedule

  
	
   

  	
   

  
	
  “Landlord’s
  Surveyor”

  	
  means Patrick
  Grant of St Quintin 71 Queen Victoria Street London EC4 or such other
  reputable independent chartered surveyor or reputable independent firm of
  chartered surveyors as the Landlord shall from time to time appoint to
  perform any functions of the Landlord’s Surveyor under this Lease and who
  shall not for the avoidance of doubt be an employee of the Landlord or
  otherwise connected with the Landlord and the criteria set out in S286 of the
  Taxation of Chargeable Gains Act 1992 shall be applied for determining
  whether any person is so connected

  

 

 

	
  “Landlord’s Third Party Liability Insurance”

  	
  means such insurances as may be reasonably and properly effected by
  the Landlord in respect of third party and public liability insurance in
  respect of the Cannon Bridge Estate and being such insurance as would
  normally be effected by a reasonably prudent landlord in respect of such
  risks but excluding for the avoidance of doubt the Defects Insurance Policy

  
	
   

  	
   

  
	
  “Lease”

  	
  means this Underlease

  
	
   

  	
   

  
	
  “Level One”

  	
  means the Demised Premises and the Link

  
	
   

  	
   

  
	
  “LIFFE Premises”

  	
  means the Premises demised by a lease (“the LIFFE Lease”) of parts of
  the River Building and certain additional areas dated 1lth August 1992
  and made between Cannon Bridge Investments Limited (1) Speyhawk plc
  (2) LIFFE Administration and Management (3) LIFFE (Holdings) plc
  (4)

  
	
   

  	
   

  
	
  “Lifts”

  	
  means the six passenger lifts serving Levels 1 to 6 of the Atrium
  Building and shown hatched green on Plan LIF/54

  
	
   

  	
   

  
	
  “Link Lease”

  	
  means an underlease of even date herewith made between the parties to
  the Lease of the part of Level One coloured blue on Plan SK (8-) D01

  

 

 

	
  “Link”

  	
  means the premises demised by the Link Lease

  
	
   

  	
   

  
	
  “Loss of Rent Insurance”

  	
  means insurance against loss of the rent first reserved by Clause 2
  hereof for the time being payable for such period (being not more than three
  years) as the Landlord shall from time to time deem to be necessary for the
  purpose of rebuilding or reinstating the Demised Premises having regard to
  any increase in rent which may become due under this Lease upon a review of
  rent as herein provided for and in the event of such insurance being effected
  prior to the agreement or determination of the rent upon review the amount of
  such rent for the purpose of insurance shall be reasonably and properly
  estimated by the Landlord’s Surveyor

  
	
   

  	
   

  
	
  “Main Structure of Atrium Building”

  	
  means those parts of the Cannon Bridge Estate comprising the principal
  structural members (whether the vertical or horizontal) the exterior walls
  the roof of the Atrium Building the external windows the perimeter cladding
  and glazing (including curtain walling) thereof from (but not including) the
  top of the Transfer Deck up to the roof

  
	
   

  	
   

  
	
  “Payment Commencement Date”

  	
  means 30th September 1996

  

 

 

	
  “Permitted Part”

  	
  means a part of the Demised Premises capable of separate occupation
  and use having regard to either -

  
	
   

  	
   

  
	
   

  	
  (1)   the part concerned, or

  
	
   

  	
   

  
	
   

  	
  (2)   the part concerned and the rights being
  granted under the proposed underlease of the part concerned

  
	
   

  	
   

  
	
   

  	
  in relation to such matters as the use of toilets and means of access
  thereto and egress therefrom and which part shall have a Net Internal Area
  (as such expression is defined in the Code of Measuring Practice (Third
  Edition January 1990) issued by the Royal Institution of Chartered Surveyors
  and Incorporated Society of Valuers and Auctioneers of at least 3000 square
  feet

  
	
   

  	
   

  
	
  “Plans”

  	
  means the plans annexed to this Lease other than those contained in
  the Seventh Schedule and “Plan” means one of the Plans

  
	
   

  	
   

  
	
  “Planning Acts”

  	
  means the Planning Acts as defined in S 336 of the Town and Country
  Planning Act 1990

  
	
   

  	
   

  
	
  “Planning Consents”

  	
  means consents given under the Planning Acts in relation to the
  Demised Premises

  

 

 

	
  “PLA Deed”

  	
  means the Licence dated 30th September 1988 and made between the
  Port of London Authority (1) and British Railways Board (2)

  
	
   

  	
   

  
	
  “Prow”

  	
  means the
  structures the subject of the PLA Deed projecting beyond the high water mark
  of the River Thames

  
	
   

  	
   

  
	
  “Rate of
  Interest”

  	
  means the
  Barclays Bank PLC Base Rate in force from time to time or if such rate shall
  cease to exist such rate as shall be reasonably comparative thereto

  
	
   

  	
   

  
	
  “Retained Parts”

  	
  means all parts
  of the Cannon Bridge Estate other than the Demised Premises

  
	
   

  	
   

  
	
  “River Building”

  	
  means the
  premises described in Part IV of the Seventh Schedule together with
  the Prow

  
	
   

  	
   

  
	
  “River Building
  Common Areas”

  	
  means the Car
  Park and the Roof Garden

  
	
   

  	
   

  
	
  “Roof Garden”

  	
  means that area
  on the roof of the River Building shown for identification coloured green on
  Plan LIF/56

  
	
   

  	
   

  
	
  “the Service
  Charge” and “Interim Service Charge”

  	
  shall mean the
  same meaning as are ascribed to them in Part II of the Fifth Schedule

  

 

 

	
  “Superior
  Landlord”

  	
  means British
  Railways Board or the person or body for the time being entitled to the
  reversion immediately expectant on the expiration or sooner determination of
  the Headlease

  
	
   

  	
   

  
	
  “Subsidiary
  Structure of the Cannon Bridge Estate”

  	
  means those
  parts of the Cannon Bridge Estate comprising the Transfer Deck and its
  supporting structures including the exterior walls and the Foundations up to
  and including the Transfer Deck

  
	
   

  	
   

  
	
  “Tenant”

  	
  means the party
  numbered two above and its successors in title and assigns

  
	
   

  	
   

  
	
  “Tenant’s
  Surety”

  	
  means the party
  numbered three above

  
	
   

  	
   

  
	
  “term”

  	
  means the term
  of years granted by Clause 2 hereof and the expressions “the term hereby
  granted” and “the term hereby created” shall be construed accordingly

  
	
   

  	
   

  
	
  “Term
  Commencement Date”

  	
  means 30th
  September 1993

  
	
   

  	
   

  
	
  “Transfer Deck”

  	
  means the
  structure described in Part III of the Seventh Schedule

  
	
   

  	
   

  
	
  “Water Towers”

  	
  means the East
  and West towers situate at the southern end of the Cannon Bridge Estate which
  cross grid lines L1/A and L1/H on Plan LIF/56 and shown edged orange

  

 

 

	
  “Working Day”

  	
  means any day from Monday to Friday (inclusive) which is not Christmas
  Day Good Friday or a statutory bank holiday

  

 

1.2       Where
the context so requires or admits the masculine includes the feminine and the
singular includes the plural AND where for the time being any party
comprises two or more persons the covenants expressed to be made by such party
shall be deemed to be made by such persons jointly and severally

 

1.3       Where
the context so admits and if appropriate the expression “the Landlord” where
references in this Lease is made to insurance in the name of or to include the
Landlord (other than in respect of the Defects Insurance Policy) shall be
deemed to include any superior landlord and/or mortgagee

 

1.4       Any
reference herein to any statute or section of a statute shall be deemed to
refer to any statutory amendment or modification or re-enactment thereof for
the time being in force and any instruments orders rules and regulations
issued under or by virtue thereof

 

1.5       All
references to Clauses and Schedules are to clauses of and schedules to this Lease

 

1.6       The
headings in this Lease are inserted for convenience only and shall be ignored
in construing this Lease

 

1.7       Save
where the context otherwise requires any reference to any plan in any part of
this Lease other than the Seventh Schedule shall not be or include a
reference to those plans contained and referred to in the Seventh Schedule and
the references in the Seventh Schedule to plans are to those plans
contained in the Seventh Schedule and no others

 

 

1.8       Any
reference to a person includes any company or firm

 

2.         DEMISE
AND RENTS

 

In consideration
of the rents and covenants hereinafter reserved and contained the Landlord HEREBY
DEMISES to the Tenant ALL THOSE the Demised Premises TOGETHER
with the easements rights and privileges specified in the Second Schedule EXCEPT
AND  RESERVED to the Landlord and all others entitled or who may
become entitled and all others authorised by the Landlord the easements rights
and privileges specified in Part A of the Third Schedule and to the
Superior Landlord the rights referred to in Part B of the Third Schedule TO
HOLD the same unto the Tenant for the term of TEN YEARS from and including
the Term Commencement Date YIELDING AND PAYING therefor to the Landlord
throughout the term.

 

FIRST

 

An
amount of rent of    *    shall be payable in
total for the period commencing on 30 September 1993 to the day preceding
the fifth anniversary of the Term Commencement Date such amount of rent to be
due and payable as follows

 

(i)        From
the date hereof to but excluding the Payment Commencement Date the annual
rental payment due and payable shall be    *

 

(ii)       From
and including the Payment Commencement Date to and including the day preceding
the fifth anniversary of the Term Commencement Date the annual rental payments
due and payable shall be    *

 

 

*   
and thereafter such rent as shall be agreed or determined pursuant to the
provisions of the Fourth Schedule and so in proportion for any period less
than a year such annual rent to be paid by equal quarterly payments in advance
on the usual quarter days in every year without deduction (save as may be
authorised or required by statute) the first of such payments or a
proportionate part thereof to be made on the Payment Commencement Date for the
period from and including the Payment Commencement Date to but excluding the
quarter day next following the Payment Commencement Date

 

AND
SECONDLY upon receipt by the Tenant of written demand (accompanied by full
particulars of the insurance to which the demand relates and a true copy of the
invoice or receipt for the relevant premium paid) by way of further rent and
proportionately for any period of less than a year a sum being -

 

(1)       a
fair and proper proportion of the premium or premiums paid by the Landlord for
insuring and keeping insured the Cannon Bridge Estate the Prow and the Gantries
in accordance with Clause 4.2(a) hereof; and

 

(2)       an
amount equal to the premium or premiums paid by the Landlord in effecting Loss
of Rent Insurance in accordance with Clause 4.2(b) hereof

 

AND
THIRDLY by way of further rent the Interim Service Charge and
the Service Charge at the times and in the manner provided in Part II of
the Fifth Schedule hereto PROVIDED ALWAYS THAT during the period from and
including the date hereof and expiring on the 31st day of October 1993 (“the
First Period”) the Tenant shall not be

 

14

 

required to pay Service Charge at a rate of more than
   *    per annum, nor to pay Interim Service Charge
at a rate of more than    *    per
annum and during the period from the 1st November 1993 and expiring on
31st October 1994 (“the Second Period”) the Tenant shall not be required
to pay Service Charge at a rate of more than    *    per annum nor to pay Interim Service Charge
at a rate of more than    *    per
annum and in the event that the proportion of Total Expenditure (as hereinafter
defined) which would otherwise be payable by the Tenant as Service Charge
during the First Period exceeds a rate of    *    per annum or during the Second Period exceeds
a rate of    *    per annum the Landlord shall in any such case
discharge any excess out of its own monies

 

AND FOURTHLY if and so often as any rent reserved hereunder (whether in the case of
the rent first reserved formally demanded or not) or any other money due from
the Tenant under the terms and provisions of this Lease shall be unpaid
fourteen days after becoming due and payable by way of further or additional
rent interest on such unpaid rent and other moneys (but without prejudice to
the Landlord’s other remedies in respect thereof) from the due date until the
date of actual receipt of the same by the Landlord at the rate of three
percentage points above the Rate of Interest

 

AND FIFTHLY by way of further rent such Value Added Tax as may be payable pursuant
to clause 5.13 and the Eighth Schedule hereto

 

3.         COVENANTS
BY THE TENANT

 

The Tenant HEREBY
COVENANTS with the Landlord as follows:-

 

15

 

3.1       To
pay Rents

 

To pay the annual
and other rents at the times and in manner at and in which the same are
reserved and made payable or fall to be paid without any deduction therefrom
whether by way of set off or otherwise except such deductions as are authorised
or required by statute

 

3.2       To
pay outgoings

 

To pay and indemnify the Landlord against all rates charges taxes
assessments duties and outgoings whatsoever (whether or not of a capital or non-recurring
nature or of a wholly novel character) which are now or shall at any time
during the term be assessed charged imposed upon or payable in respect of the
Demised Premises or upon the owner or occupier thereof other than:

 

(i)        Any
tax payable by the Landlord or any Superior Landlord as a result of any dealing
by such landlord with its or their reversionary interest in the Cannon Bridge
Estate or any part or parts thereof

 

(ii)       Any
tax payable by the Landlord or any Superior Landlord in respect of the rents or
other payments reserved or payable hereunder (but for the avoidance of doubt
excluding any tax which the Tenant is obliged to pay under any legislation for
the time being in force and which becomes payable under such legislation by the
Landlord or any Superior Landlord on the failure of the Tenant to pay) and

 

(iii)      Any
tax payable by the Landlord or any Superior Landlord in respect of any
interests reversionary on the term

 

AND in the
absence of direct assessment on the Demised Premises to repay to the Landlord
within fourteen days of written demand a fair and proper proportion (to be reasonably
and properly determined by the Landlord’s

 

16

 

Surveyor) of any rates and other charges aforesaid which may at any time
be assessed in respect of the Demised Premises together with other land or
property

 

3.3       To
Repair and clean

 

(a)       Throughout
the term to keep in good and substantial repair and condition the whole of the
Demised Premises and every part thereof and the appurtenances of the same and
from time to time replace all Landlord’s fixtures fittings and appurtenances in
or about and comprising part of the Demised Premises which become worn out or
beyond repair at any time during or at the expiration or sooner determination
of the term PROVIDED that the Tenant shall not be obliged to repair or
reinstate the Demised Premises or replace fixtures fittings and appurtenances
as aforesaid where the same have been destroyed or damaged by any of the
Insured Risks save to the extent that the insurance moneys in respect thereof
are irrecoverable in whole or in part due to some act or default on the part of
the Tenant or any of the Tenants servants agents or licensees or persons
deriving title under the Tenant

 

(b)       As
often as need or occasion shall require and in any event at least once in every
month during the term to clean the windows within the Demised Premises and also
the inside of the windows in the walls bounding the Demised Premises and to
keep the carpets and other floor coverings within the Demised Premises clean
and in good and substantial repair and where such carpets and other floor
coverings become worn out to replace the same as often as need or occasion
shall require damage to the carpets and floor coverings by any of the Insured
Risks excepted as aforesaid

 

(c)       To
keep the Demised Premises in a clean and tidy condition and

 

17

 

clear
of all rubbish

 

3.4       To
decorate

 

In a proper and
workmanlike manner to prepare and paint with two coats of good quality paint or
to treat with a suitable alternative preservative of equivalent efficacy
previously approved in writing by the Landlord such approval not to be
unreasonably withheld or delayed all the wood metal and other parts of the
Demised Premises previously or usually so painted or treated and in like manner
with good quality materials to grain varnish lacquer colour or otherwise treat
all such parts as have been previously or are usually so dealt with (including
but not limited to any powder coated and intumescently painted surfaces) and to
repaper or reline the parts usually papered or lined with suitable good quality
paper or fabric in the fifth year of the term and in the last three months of
the term (howsoever determined) but not more than once in the last eighteen
months of the term such decorations in the last three months of the term to be
carried out in such colours patterns and materials as shall first be approved
in writing by the Landlord such approval not to be unreasonably withheld or
delayed

 

3.5       To
comply with Statutes and Notices

 

(a)       To
observe and perform all requirements of all statutes building regulations and
bye-laws already or hereafter to be passed and all rules regulations
permissions or conditions thereunder and to do and execute or cause to be done
and executed all such works and things as under or by virtue of such statutes
orders regulations bye-laws rule permissions or conditions now are or
shall or may be directed or required to be done or executed upon or in respect
of the Demised Premises or any part thereof or in respect of the user thereof
whether by the owner landlord tenant or occupier thereof or in respect of any
additions alterations or improvements thereto and without prejudice to the
foregoing to comply with the requirements of the Factories Act

 

18

 

1961
the Offices Shops and Railway Premises Act 1963 the Fire Precautions Act 1971
and the Health and Safety at Work etc. Act 1974 and (as well after the
determination of the term whether by effluxion of time or otherwise as during
its continuance but relating to matters arising during the term) to indemnify
and keep indemnified the Landlord against all proper costs claims demands
expenses and liabilities in respect thereof but so that the Tenant shall not be
liable under this sub clause in respect of any such matter relating to or
arising from any act neglect or default of the Landlord

 

(b)       To
produce to the Landlord forthwith on receipt thereof any notice order or
proposal for a notice or order made given or issued to the Tenant under or by
virtue of any such statute order regulation or bye-law affecting or relating to
the Demised Premises and at the request and cost of the Landlord to make or
join with the Landlord in making every such objection or representation against
the same that the Landlord may reasonably and properly require

 

3.6       To
yield up at end of the term

 

At the expiration
or sooner determination of the term quietly to yield up the Demised Premises in
such state and condition as shall in all respects be consistent with the full
and due performance and observance by the Tenant of the covenants on the Tenant’s
part herein contained together with all additions and improvements to the
Demised Premises and all fixtures which during the term may be affixed or
fastened to or upon the Demised Premises (tenant’s or trade fixtures only
excepted) AND (if required by the Landlord) to remove every sign writing
or notice of the name or business of the Tenant or other occupiers from the
Demised Premises and to make good all damage caused by such removal or by the
removal of tenant’s fixtures and fittings furniture and effects PROVIDED
that if at the expiration or sooner determination of the term any tenant’s
fixtures and fittings so required by the Landlord to be

 

19

 

removed shall not
have been removed by the Tenant then the Landlord may within a reasonable
period after such expiration or sooner determination at its option either
direct the Tenant to remove them forthwith or itself remove and dispose of them
in either case at the expense of the Tenant

 

3.7       Landlord’s
Inspection

 

The Tenant will permit the Landlord and its officers surveyors and
agents with or without workmen and others after reasonable notice in writing
and during normal business hours (except in an emergency) to enter the Demised
Premises or any part thereof to exercise any of the rights reserved by this
Lease and also to view and examine the state of repair and condition of the
same and to take schedules of the Landlord’s fixtures and fittings provided
that the Landlord and others aforesaid comply with the requirements of clause 5.10
AND in respect of all defects decays and wants of reparation or
amendment then and there found and for which the Tenant is liable under this
Lease to give notice in writing to the Tenant and the Tenant will without delay
after such notice commence and thereafter proceed diligently to repair make
good and amend the same according to such notice and the covenants in that
behalf hereinbefore contained

 

3.8       Landlord’s
Access

 

If the Tenant shall fail within three months of the date of service of
any such notice as is referred to in clause 3.7 to repair make good and amend
according to such notice it shall be lawful for the Landlord and the Landlord’s
officers surveyors and agents with or without workmen and others upon giving
reasonable prior notice in writing to the Tenant except in emergency (but
without prejudice to the proviso for re-entry hereinafter contained and to any
other rights of the Landlord with regard thereto) to enter upon the Demised
Premises and repair or redecorate the same at the expense of the Tenant in
accordance with the covenants and provisions of this Lease AND the
reasonable costs and expenses of such notice and repair and redecoration

 

20

 

(including all
professional fees and costs and expenses reasonably incurred in connection
therewith) shall be repaid by the Tenant to the Landlord on written demand and
if not so paid shall be recoverable by action or by distress as rent in arrear

 

3.9       Alterations
and additions

 

(a)       Not
to cut maim injure alter or add to the Cannon Bridge Estate (excluding the
Demised Premises) Provided that the Tenant may with the prior written consent of
the Landlord and the Superior Landlord (which consents will not be unreasonably
withheld or delayed) and for the avoidance of doubt subject to clause 3.9(i) and
clause 3.10(d)

 

(i)        Cut
into the ducts risers or other channels provided by the Landlord within the
Cannon Bridge Estate for the running of services to (inter alia) the Demised
Premises with appropriate fixings for the purposes of installing altering or
removing wires cables (and other electrical and conducting media) pipes and
ducts (including trunking and cable trays and ancillary equipment) for the
purpose of supplying electrical communications and data services lighting
heating cooling and ventilation to the Demised Premises and

 

(ii)       Cut
into the Main Structure of the Atrium Building with appropriate fixings for the
purpose of installing or altering within the Demised Premises internal non
structural partitioning shelving racking blinds and other office equipment
(which office equipment shall without limitation include Standby Battery power
for communications equipment) and/or furniture and affixing thereto Conduits
(including cable trays) and fan coil units and

 

21

 

(iii)      Perforate
the enclosures to the ducts risers and other channels and or the screening to
the roof plant area for the purpose of exercising the rights referred to in
paragraphs 11 and 15 of the Second Schedule

 

(iv)     Cut
into the designated base on the roof of the Atrium Building with appropriate
fixings for the purpose of exercising the rights referred to in paragraphs 11
and 15 of the Second Schedule

 

PROVIDED THAT in
any such case neither the structural integrity of the Atrium Building nor the
Transfer Deck is therefore prejudiced or might reasonably be expected to be
prejudiced thereby

 

AND PROVIDED FURTHER THAT for the avoidance of doubt the laying of
Conduits in the exercise of the rights set out in the Second Schedule within
the ducts risers and other channels provided by the Landlord and the placing of
plant and equipment in the exercise of the rights set out in the Second Schedule shall
not constitute additions for the purposes of this clause 3.9(a)

 

(b)       Not
to cut maim or injure alter or add to the Demised Premises save that the Tenant
may with the prior written consent of the Landlord (which shall not be
unreasonably withheld or delayed) carry out any internal non structural
alterations or internal non structural additions (which may for the avoidance
of doubt include cutting maiming or injuring raised floors and suspended ceiling)
to the Demised Premises and any Conduits therein and exclusively serving the
same provided that no such consent shall be required to the erection alteration
or removal of non-structural partitioning

 

(c)       In relation to any of the works permitted hereunder
to comply in all respects with the requirements of the Planning Acts the
relevant

 

22

 

Local Authority and Fire Officer

 

(d)       In relation to the partitioning works carried
out by the Tenant in respect of which no consent of the Landlord is required
the Tenant will give to the Landlord notice of its intention to carry out such
works before so doing and will deliver to the Landlord drawings and
specifications in triplicate showing the works carried out within twenty eight
working days of the completion thereof

 

(e)       To demolish and remove any building addition
or alteration built or carried out in breach of this sub-clause and to restore
the Atrium Building and the Demised Premises to its previous condition to the
reasonable satisfaction of the Landlord

 

(f)        Not to make connection with any electricity
cable gas or water pipe drain or heating apparatus other than those which serve
or are capable of serving the Demised Premises and only in accordance with
plans and specifications approved by the Landlord such approval not to be
unreasonably withheld or delayed

 

(g)       If notwithstanding the foregoing terms and
provisions the Landlord shall at its sole discretion decide to permit the
Tenant to make any addition or alteration to the Demised Premises hereby
forbidden and the Tenant shall carry out such works and/or the Tenant shall
carry out works of partitioning as permitted by sub-clause 3.9(b) of this
sub-clause or the proviso to paragraph 5 of the Second Schedule then at
the expiration or sooner determination of the term the Tenant will if required
by the Landlord at the Tenant’s own cost reinstate and make good to the
reasonable satisfaction of the Landlord the Demised Premises and restore the
same as if such addition or alteration (or such part thereof as may be
specified by the Landlord) had not been made

 

23

 

and to
pay the expenses reasonably incurred by the Landlord of and incidental to the
superintendence of such reinstatement and making good

 

(h)       Not
to carry out any works in the exercise of any of the rights referred to in the
Second Schedule unless the Tenant shall first have obtained so far as
requisite any consents which are required under this clause 3.9

 

(i)        Without prejudice to the generality of the foregoing if the
Tenant shall wish to carry out any works hereunder or operate any plant
machinery or equipment which works or the operation of such plant machinery or
equipment do or might reasonably be expected to affect the safety and/or
operation of the railway then in the event that the Superior Landlord’s
engineer certifies that the works or the manner of execution of the same do or
might reasonably be expected to affect the safety and/or operation of the Superior
Landlord’s railway the said works shall only be carried out and the said plant
machinery and equipment shall only be operated with the prior consent of the
Superior Landlord’s engineer such consent not to be unreasonably withheld or
delayed and the Superior Landlord’s engineer shall be entitled to impose such
conditions in respect of the works or the manner of execution of the same or
the operation of the said plant machinery or equipment as he may in his
absolute discretion think fit to the extent that the same in the opinion of the
Superior Landlord’s engineer affect the safety and/or operation of the railway
and the proposed works shall only be carried out in accordance with such
conditions and subject to appropriate supervision of the Superior Landlord’s
engineer

 

3.10     User

 

(a)       Not
to use the Demised Premises nor permit or suffer the same

 

24

 

to be
used otherwise than as (i) offices PROVIDED THAT they shall not be used as
offices for the Department of Social Security or other central or local
government department to which members of the public have access in numbers in
excess of those whom would reasonably be expected to require access in the normal course of business to
a commercial and professional suite of office; and/or (ii) for the
purposes set out in the Ninth Schedule or any of them PROVIDED ALWAYS that
in the event that the Tenant wishes to utilise a part or parts of the Demised
Premises for any such latter purpose the Tenant will comply with such
requirements in relation to such use as the Landlord may reasonably impose in
relation to the

 

(i)        Visual
screening of that part of the Demised Premises from the remainder of the Atrium
Building and in particular (but not by way of limitation) the concourse area at
level one of the Atrium Building

 

(ii)       Direction
of pedestrian traffic between the LIFFE Premises and the Demised Premises so as
to prevent congestion or excess pedestrian traffic being generated in the said
concourse area (it being agreed that it shall be reasonable for the Landlord to
require the construction by the Tenant of doors in the southern perimeter of
the Demised Premises and the provision of signage directing pedestrian traffic
from the LIFFE Premises to the Demised Premises through such doors)

 

(iii)      The
provision of services to ventilation of
and removal of refuse from those parts of the Demised Premises being used for
such purpose

 

PROVIDED FURTHER and for the avoidance of doubt that nothing herein

 

25

 

shall authorise
the use of the Demised Premises or any part thereof for the purposes of open
out-cry trading pits which use is hereby expressly prohibited

 

(b)       Not to use or
permit or suffer to be used the Demised Premises or any part thereof for any
illegal or immoral purpose or for any dangerous or noxious trade or business or
purpose whatsoever NOR to permit or suffer any person to sleep therein NOR
permit any musical instrument gramophone wireless tape recorder loud speaker or
similar apparatus to be played or used thereon so as to be audible from outside
the Demised Premises NOR permit or suffer the Demised Premises to be
used for the purpose of any betting transaction within the meaning of the
Betting Gaming and Lotteries Act 1963 or for gaming within the meaning of the
Gaming Act 1968 with or between persons resorting to the Demised Premises and
not to make or permit or suffer to be made any application for a Betting Office
Licence or a Licence or registration under the Gaming Act 1968 in respect of
the Demised Premises NOR permit or suffer the Demised Premises to be
used for the sale of intoxicating liquor (for consumption either on or off the
Demised Premises)

 

(c)       The
Tenant will not do or permit to be done or (so far as it is within the Tenant’s
control) suffer upon the Demised Premises anything which may be or become a
nuisance or cause damage to the Landlord or other tenants of the Cannon Bridge
Estate or the owners or occupiers of Adjoining Property AND will not
permit or suffer any sale by auction or public meeting to be held upon the
Demised Premises

 

(d)       Not
to overload bring leave or deposit upon any of the floors of the Demised
Premises nor upon any other part or parts thereof nor to suspend from the
ceilings or any other part of the Demised Premises

 

26

 

any
things whatsoever which may overload or damage the floors joists main members
or Main Structure of the Atrium Building NOR to install or permit or to
suffer to be installed any machinery on the Demised Premises which shall be
unduly noisy or cause dangerous vibrations AND from time to time during
the term upon reasonable written request from the Landlord to provide forthwith
written evidence (from a structural engineer qualified so as to advise and at
its own cost) that no part of the Atrium Building is so over-loaded in such a
manner as to subject that part of the Atrium Building to any strain beyond that
which it is designed to bear

 

(e)       (i)        Not
to block or obstruct or cause to be blocked or obstructed the Conduits which
belong to the Demised Premises or the Retained Parts and which are used either
alone or in common with the Demised Premises and other premises nor to
discharge or permit to be discharged into such Conduits any matter or substance
different in kind or quality from those for which they were designed or which
may prove harmful to the same or cause any obstruction therein

 

(ii)       In
the event that any of such Conduits exclusively serving the Demised Premises shall
by reason of any act or default of the Tenant whatsoever at any time become
blocked or obstructed forthwith at its own expense to clear such blockage or
obstruction

 

(f)        To
observe all reasonable and proper regulations imposed by the Landlord from time
to time during the term for the security management and good order of the
Cannon Bridge Estate due regard being had to the tenants and occupiers thereof
and to ensure the due performance of such regulations by its servants agents
licensees and

 

27

 

invitees
Provided always that no such regulation shall be imposed which prevents the
free access to and egress from the Demised Premises on a 24 hour basis or which
materially interferes in any way with the Tenant’s rights hereunder or detracts
in any material respect from the Landlord’s obligations hereunder

 

(g)       Not to use or permit or suffer the whole or
any part of the Demised Premises to be used for any purpose which may adversely
affect the safety or operation of the Superior Landlord’s Railway or any
Superior Landlord’s Adjoining Property

 

(h)       To use all reasonable endeavors to utilise
those parts of the Cannon Bridge Estate over which the Tenant is granted rights
of way hereunder in a seemly manner without excess noise or commotion

 

3.11     Professional
fees and charges

 

To pay to the Landlord all reasonable and proper costs charges and
expenses (including Solicitors’ costs and Surveyors’ and other professional
costs) and fees (including Bailiffs’ costs) properly incurred in connection
with -

 

(a)       the preparation and/or service of any notice
under Sections 146 and 147 of the Law of Property Act 1925 notwithstanding that
forfeiture for any breach shall be avoided otherwise than by relief granted by
the Court

 

(b)       the lawful enforcement of any of the covenants
on the part of the Tenant and the conditions herein whether during or after the
termination of the term (but relating only to breaches of those covenants which
arose not later than the termination of the term)

 

(c)       any consent or licence required from the
Landlord as herein

 

28

 

provided
for which application is made whether the same is given or reasonably refused
or such application is withdrawn

 

(d)       the preparation and/or service of any schedule of
dilapidations during or after the termination of the term (but relating only to
dilapidations which accrued not later than the termination of the term) and

 

(e)       the levy of a distress for the rents payable
hereunder or any part thereof or as a result of the Bailiff being paid the said
rents or any part thereof whether or not any distress in the event be levied

 

3.12     Insurance

 

(a)       In the event of the Demised Premises being
destroyed or damaged by any of the Insured Risks to give notice thereof to the
Landlord as soon as such destruction or damage shall come to the notice of the
Tenant and further upon becoming aware of the same to give notice to the
Landlord upon the happening of any event which might affect any insurance
policy relating to the Demised Premises

 

(b)       In the event of the Demised Premises or any
other part of the Cannon Bridge Estate being destroyed or damaged by any of the
Insured Risks and the insurance money under any insurance against the same
effected herein by the Landlord being wholly or partly irrecoverable by reason
solely or in part of any act or default of the Tenant the Tenant’s immediate or
remote undertenants then in every such case the Tenant will forthwith pay to
the Landlord the whole or (as the case may require) a fair proportion of the
amount of such insurance monies as are so irrecoverable and any such amount so
paid shall be applied by the Landlord as hereinafter provided in rebuilding

 

29

 

and
reinstating as if the same were monies recovered by the Landlord from the
insurers for such purposes AND any dispute arising out of this covenant
as to the proportion to be so contributed by the Tenant or otherwise in respect
thereof shall be determined by an independent Chartered Surveyor whose
appointment shall be agreed upon by the parties or failing agreement to be
appointed by the President or next most senior Officer of the Royal Institution
of Chartered Surveyors on the application of either party and which surveyor so
appointed shall act as an Arbitrator in accordance with the Arbitration Acts
1950 to 1979

 

(c)       Not to do or permit or (so far as it is within
the Tenants control) suffer to be done anything (i) which may render any
increased or extra premium payable for the insurance in respect of any part of
the Demised Premises or the Cannon Bridge Estate against loss or damage by the
occurrence of any of the Insured Risks or in respect of any other risk expense
or liability which the Landlord shall have insured as herein provided unless
the same shall have been first approved in writing by the Landlord such
approval not to be unreasonably withheld or (ii) which may make void or
voidable any policy for such insurance AND to repay to the Landlord all expenses
(including increased premiums) incurred by it in or about any renewal of such
policy rendered necessary by a breach of this covenant

 

(d)       Not to store or permit to be stored on the
Demised Premises any petrol or other especially inflammable explosive or
combustible substances or other matters except in properly designed tanks and
containers and then only in amounts necessary for the conduct of the business
of any authorised occupier of the Demised Premises

 

(e)       If at any time the Tenant is entitled to the
benefit of any

 

30

 

insurance
of the Demised Premises (other than the Defects Insurance Policy) which
duplicates any such insurance effected by the Landlord then to apply all moneys
received by virtue of such insurance in making good the loss or damage in
respect of which the same shall have been received to the reasonable
satisfaction of the Landlord

 

(f)        To
comply with the requirements and proper recommendations from time to time of
insurers of the Demised Premises

 

(g)       To
pay on demand a sum not exceeding the excess on each and every claim made by
the Landlord against the insurers of the Demised Premises (where such claim
relates solely to the Demised Premises) or a proper proportion thereof (in the event
that the claim also relates to other premises of the Landlord) and any dispute
regarding the proportion payable shall in the event of a dispute be determined
as provided in clause 3.12(b) Provided always that the Tenant shall not be
liable to pay any excess which relates to any claim made under the Defects
Insurance Policy

 

3.13     Assignment
and Underletting

 

(a)       Not
to assign transfer mortgage charge underlet licence share or part with
possession or occupation of the whole or any part or parts of the Demised
Premises PROVIDED that the following shall not constitute a breach of this
covenant.-

 

(i)        subject
to the provisions of Clause 3.13(b) assignment of the whole of the Demised
Premises to a respectable and responsible assignee with the previous consent of
the Landlord such consent not to be unreasonably withheld or delayed

 

(ii)       Subject
to the provisions of clause 3.13(c) hereof

 

31

 

(a)       Underletting
of the whole of the Demised Premises provided that there shall not be
subsisting at any one time more than two sublettings of the whole (howsoever
remote) in respect of which the security of tenure provisions of the Landlord
and Tenant Act 1954 shall not have been validly excluded in accordance with the
provisions of s 38(4) of the Landlord and Tenant Act 1954 as amended by s
5 of the Law of Property Act 1969

 

(b)      Underlettings of Permitted Parts within the
provisions of Sections 24 to 28 of the Landlord & Tenant Act 1954
provided that there shall not be subsisting at any one time more than four
underlettings of Permitted Parts (howsoever remote) in respect of which the
security of tenure provisions of the Landlord & Tenant Act 1954 shall
not have been excluded in accordance with the provisions of section 38(4) of
the Landlord and Tenant Act 1954 as amended by Section 5 of the Law of
Property Act 1969

 

(c)       Underlettings of the whole or part or parts
(whether or not a Permitted Part) of the Demised Premises (but which may
include the Link) in respect of which the provisions of Sections 24 to 28 of
the Landlord & Tenant Act 1954 have been validly excluded Provided
that the number of such underlettings affecting Level One where there are more
than three separate lease occupations subsisting at any one time shall at all
times be consistent with the principles of good estate management

 

32

 

Provided
Always That notwithstanding anything else herein contained no underlease which
is otherwise permitted by the provisions of this clause 3.13(a)(ii) shall
be granted without the prior written consent of the Landlord which consent
shall not be unreasonably withheld or delayed

 

(iii)      a
mortgage or charge of the whole of the Demised Premises with the previous
written consent of the Landlord such consent not to be unreasonably withheld or
delayed provided that no such consent shall be required to a floating charge

 

(iv)     the
sharing of occupation of the Demised Premises or any part or parts thereof with
any company which is for the time being a member of the same group of companies
as the Tenant (member of the group having the same meaning ascribed to it under
Section 42 of the Landlord and Tenant Act 1954) provided that such sharing
of occupation ceases immediately upon any such company ceasing to be a member
of the same group of companies as that of the Tenant and provided that no
relationship of landlord and tenant is thereby created

 

(v)      In
this sub clause

 

	
  “LIFFE”

  	
  means LIFFE
  (Holdings) PLC and/or LIFFE Administration and Management and/or any Group
  Company

  
	
   

  	
   

  
	
  “LIFFE Member”

  	
  means any person
  who is for the

  

 

33

 

	
   

  	
  time being the
  holder lessee or user of any trading permit or other trading right issued or
  granted by LIFFE Administration and Management and/or a Group Company

  
	
   

  	
   

  
	
  “Other Markets”

  	
  means any person
  (other than LIFFE) which carries on or organises or administers a recognised
  market for dealing in stock shares units bonds commodities futures contracts
  forward contracts for differences option contracts or other similar matters

  
	
   

  	
   

  
	
  “Members of
  Other Markets”

  	
  means persons
  who for the time being bear a similar or analogous relationship to any Other
  Markets as LIFFE Members bear to LIFFE

  
	
   

  	
   

  
	
  “Service
  Organisation”

  	
  means person who
  (a) provide services (which services are properly connected to LIFFE’s
  trading activities) to LIFFE and/or to LIFFE Members and/or Other Market
  and/or Members of Other

  

 

34

 

	
   

  	
  Markets in
  occupation in any part of the Demised Premises and/or the LIFFE Premises and
  (b) need to occupy part of the Demised Premises for the purposes of
  providing such services

  

 

The
Tenant may grant licences to LIFFE Members and/or other Markets and/or Members
of Other Markets and/or Service Organisations to use any part or parts of the
Demised Premises each such licence to be in the form of the draft of the
Licence (completed as appropriate) set out in the Tenth Schedule hereto or
with such amendments thereto as shall have been previously approved by the
Landlord and the Superior Landlord such approval not to be unreasonably
withheld or delayed provided that there is no parting with possession and that
no relationship of landlord and tenant is thereby created and that any such
licence will cease and determine automatically upon the licensee ceasing to be
a LIFFE Member or an Other Market or a Member of an Other Market or a Service
Organisation (as the case may be)

 

(vi)     Save
in the case of booths lockers or (where required by Service Organisations (as
hereinbefore defined)) service accommodation as to which the provisions of sub
clause (v) above shall apply the use of the Demised Premises or

 

35

 

any
part or parts thereof by any or all the parties referred to in the Ninth Schedule for
any or all of the uses set out in the Ninth Schedule provided that there
is no parting with possession and that no relationship of landlord or tenant is
thereby created.

 

(b)      (i)        In
relation to any assignment referred to in Clause 3.13(a)(i) hereof the
intended assignee shall covenant with the Landlord to pay the rents and to
perform and observe all the covenants obligations and conditions on the part of
the Tenant herein during the residue of the term PROVIDED ALWAYS THAT in the
case of an assignment to a Group Company such covenant shall provide for the
release of all liability of the Group Company in relation thereto in the
circumstances set out in clause 5.11 hereof as if the reference therein to
LIFFE Administration and Management were a reference to such Group Company

 

(ii)       The
Landlord shall (save in the case of an assignment to a Group Company) be
entitled to require (if it is reasonable to do so in all the circumstances) a
guarantor for any intended assignee reasonably acceptable to the Landlord who
shall covenant with the Landlord in the form of the Sixth Schedule (mutatis
mutandis)

 

(iii)      The Tenant shall not assign the whole of the

 

36

 

Demised
Premises without simultaneously assigning the whole of the premises demised by
the Link Lease to the same assignee Provided that the same is still subsisting
and in force

 

(c)       (i)        No
underlease shall be granted for or in consideration of the payment of a fine or
premium or other capital sum to or for the benefit directly or indirectly of
the Tenant but so that this shall not for the avoidance of doubt preclude the
taking of a reasonable premium capital sum or other payment for any fixtures
fittings or chattels

 

(ii)       Any
underlease shall contain terms and conditions (other than as to rent) as nearly
as reasonably practicable (having regard to the premises to be demised by such
underlease and to the term of such underlease) the same as and in any event no
less onerous than those contained in this Lease

 

(iii)      There
shall not be granted any lease underlease or sublease of the whole or any part
or parts of the Demised Premises (whether granted out of this Lease or any
lease inferior to this Lease and (if inferior) howsoever remote from the
interest granted by this Lease) unless on or prior to the grant of the same the
intended underlessee or sub-lessee has covenanted by deed directly with the
Landlord and (by way of a separate covenant) with the Tenant and with any
others having an

 

37

 

interest
in the relevant part of the Demised Premises inferior to that of the Tenant but
superior to that of such underlessee or sub-lessee as follows -

 

(A)     not
to assign transfer mortgage or charge part only of the premises thereby demised

 

(B)      not
to assign or transfer the whole of the premises thereby demised without the
prior written consent of the Landlord (which consent shall not be unreasonably
withheld) and unless prior thereto the proposed assignee or transferee has
entered into covenants with the Landlord and (by way of a separate covenant)
with the Tenant and with any others having an interest in the relevant part of
the Demised Premises inferior to that of the Tenant but superior to that of
such underlessee or sub-lessee such covenants to be in identical form (mutatis
mutandis) to the covenant referred to in this Clause 3.13(c)(iii) hereof
and (for the avoidance of doubt) including this covenant

 

(C)      Not
to underlet or part with or share occupation of the premises thereby demised or
any part thereof except to the extent that such dealing is permitted at all by
the proposed lease underlease or

 

38

 

sublease
by way of an assignment or (to the extent aforesaid) by way of underlease of
the whole or an underlease of part in accordance with the provisions of clause 3.13(a)(ii) Provided
Always that this shall not preclude the sharing of occupation of the premises
thereby demised or any part or parts thereof with any company which is for the
time being a subsidiary of such underlessee or the holding company of such
underlessee or which is another subsidiary of the holding company of such
underlessee (in each case within the meaning of Section 736 of the
Companies Act 1985 as amended by the Companies Act 1989) so long as such
companies remain members of the same group and such occupation does not create
the relationship of landlord and tenant

 

(D)      Not
to do or omit to do anything which in relation to the sub demised premises or
by the exercise of any rights appurtenant thereto would put the Tenant in
breach of any of the covenants (other than covenants for the payment of rents
and other monies) agreements and conditions on the part of the lessee contained
or referred to in this Lease

 

(E)      At
the written request and cost of the

 

39

 

Landlord
to provide to the Landlord with details of the amounts of rents passing in
respect of the premises thereby demised

 

(iv)      No
underlease or sublease of the whole or any part or parts of the Demised
Premises (whether granted out of this Lease or any lease inferior to this Lease
and (if inferior) howsoever remote from the interest granted by this Lease)
shall at any time be granted at a rent which is less than the best rent
reasonably obtainable in the open market for the premises thereby demised and
having regard (if such be the case) to the contemporaneous grant of an
underlease or sublease of the Link to the same underlessee or sublessee (due
account being taken of the term to be granted but disregarding any effect on
rent of any goodwill attached to the premises to be thereby demised by reason
of the carrying on by the Tenant and/or any Group Company of any business
within the LIFFE Premises) without taking a fine or premium (but so that this
shall not preclude the taking of a reasonable fine or premium for any fixtures
fitting or chattels) at the time of the grant of such underlease or sub-lease

 

(v)       The
Tenant shall not underlet the whole of the Demised Premises without
simultaneously underletting to the same underlessee the whole of the premises
demised by the Link Lease (provided that the same is still subsisting and in

 

40

 

force)
for a term (subject to any provision for the determination thereof which
reflects the provisions for determination contained in the Link Lease and/or
such underlease) coterminous with the term of such underlease of the Demised
Premises

 

(d)      At
the written request and cost of the Landlord to provide to the Landlord details
of all derivative interests and occupational rights of or in the Demised
Premises or any part thereof (other than those with whom the Tenant is sharing
occupation or to whom it has granted licences under respectively paragraph (a)(iv) or
(a)(v) above or any permitted category of occupants referred to in
paragraph (a)(vi) above but so that the Tenant shall in such case at the
request and cost of the Landlord but no more than once in each year of the term
provide the Landlord with a list of the names of all such persons) howsoever
remote or inferior including particulars of the rent or rents payable in
respect of such derivative interests all such details to be provided as soon as
reasonably practicable following the written request of the Landlord therefor

 

(e)       The
Tenant shall not knowingly permit or (so far as it is within the Tenant’s
control) suffer any breach by any underlessee of any of the provisions of such
underlessee’s underlease and shall take all reasonable steps to enforce the
same and so far as it reasonable so to do operate and enforce any provisions
therein for the

 

41

 

review
of rent

 

(f)       The Tenant shall not (save where compelled so
to do by statute) at any time without the consent of the Landlord (such consent not be unreasonably withheld or delayed)
reduce or permit to be reduced the rent payable by any underlessee in whom any derivative interest
in the Demised Premises or any part thereof shall for the time being be vested nor waive forego or compound the same (but
so that this provision shall not for the avoidance of doubt preclude the
operation of usual provisions for cesser of rent)

 

(g)      No lease underlease or sublease shall be
granted unless at least 10 Working Days previous notice in writing has been
given by the Tenant to the Landlord containing a sufficient summary of the
principal terms negotiated as to (i) the premises proposed to be let (ii) the
name of the prospective lessor (iii) the names and addresses of the prospective lessee and guarantors (if
any) (iv) the term of years to be granted (v) the amount of the rent
and when it is payable (vi) the times of rent reviews (vii) provisions
as to alienation and alterations (viii) the provisions for any service
charges (ix) the liability for repairs decoration and insurance (x) any
options or rights to renew or determine and (xi) any restriction on the Tenant’s
right to elect to make its supplies pursuant to any such lease underlease or
sublease taxable for Value Added Tax purposes or other tax of a similar nature

 

42

 

3.14     Registration
of documents

 

To deliver or
cause to be delivered to the Landlord or its agents for the time being (and at
the written direction of the Landlord to any Superior Landlord) a notice of
every assignment underletting disposition or devolution of or charge on or
transfer of the title of the Demised Premises or any part thereof whether by
way of mortgage or otherwise and whether for the whole or any part of the term
or otherwise within twenty one days after the execution or signature of any
deed or document or after the date of any probate letters of administration or
other instrument or any court order by which such assignment underletting
disposition devolution charge or transfer may be effected or evidenced such
notice to specify the name and address and description of the person or persons
to whom or in whose favour the assignment underletting disposition devolution
charge or transfer shall be made or take effect AND also at the time of
delivery of any such notice to produce the deed document instrument or order or
a certified copy thereof by which such assignment underletting disposition
devolution charge or transfer shall purport to be effected or evidenced as
aforesaid for the purpose of having a memorandum thereof entered in a register
to be kept for that purpose AND to pay to the Landlord or its agent
their proper and reasonable fees for the registration of each such deed
document instrument or order or certified copy thereof

 

3.15     Signboards,
notice boards and other displays

 

(a)       Except
in relation to notices required by law not to display or affix or permit or
suffer to be displayed or affixed on the windows bounding the Demised Premises
any signboards fascias placards bills notices advertisements or other
notifications whatsoever PROVIDED THAT the Tenant may place or affix neat and
unobtrusive notices displaying the name of the Tenant and the names of any
other permitted occupiers of the Demised Premises on or adjacent to the

 

43

 

entrance
doors into the Demised Premises

 

(b)       Not
without the prior written consent of the Landlord (which consent shall not be
unreasonably withheld or delayed) (having regard to the reasonable requirements
of a normal office tenant and subject to the provisions of clause 4.13 to erect
display or affix directional signboards or other notices in the concourse area
shown edged brown on Plans LIF/54 and LIF/51A each such signboard or notice to
be of a size type design and in a position first approved by the Landlord such
approval not to be unreasonably withheld or delayed

 

(c)       Not
to place or affix across or upon the windows bounding the Demised Premises or
within the Demised Premises so as to be visible from outside the Demised
Premises any flashing lights or lighted signs nor to place or affix any screens
across or upon the windows of the Demised Premises PROVIDED THAT the Tenant may
place or affix blinds curtains or screens across or upon the windows of the
Demised Premises so as to be visible from outside the Demised Premises such
blinds curtains or screens first to be approved as to colour specification and
design by the Landlord (such approval not to be unreasonably withheld or
delayed) and if any lights or other illumination at the Demised Premises shall
at any time be found to cause confusion with the signals on British Rail’s
railway or to be likely in the opinion of the Regional Signal and
Telecommunications Engineer of British Rail after due consideration to cause
such confusion (the opinion of such Engineer not to be open to question by the
Tenant on matters affecting the safety and operation of the railway) then the Tenant
shall upon request by British Rail forthwith cease or prevent the display of
the same or alter the same in such a manner as to avoid such confusion or
likely confusion

 

44

 

3.16     Planning Acts

 

Without prejudice
to the generality of Clause 3.5 hereof and in relation to the Planning Acts

 

(a)       at
all times during the term to comply with the Planning Acts and all Planning
Consents and conditions (if any) thereunder so far as the same respectively
relate to or affect the Demised Premises or any part thereof or any operations
works acts or things already earned out executed done or omitted by the Tenant
or hereafter to be carried out executed done or omitted thereon or the use
thereof for any purpose

 

(b)       during
the term so often as occasion shall require without expense to the Landlord to
obtain from the relevant planning authority or the Secretary of State for the
Environment or other authorised person or body all such Planning Consents (if
any) as may be required for the carrying out by the lawful occupier thereof
from time to time of such person’s operations on the Demised Premises or the
institution or continuance thereon of such person’s use thereof which may
constitute development within the meaning of the Planning Acts BUT so
that the Tenant shall not make any application for such Planning Consent
without the previous written consent of the Landlord (which shall not be
unreasonably withheld)

 

(c)       on
receipt by the Tenant of any notice order Planning Consent proposal or
determination under the Planning Acts to deliver forthwith to the Landlord a
copy thereof and insofar as such relates to the Demised Premises or the
carrying out thereon of any operations by the Tenants or those deriving title
under it (unless the Tenant shall lawfully decline to implement a Planning
Consent subject to conditions which it reasonably considers onerous) without
delay and at the Tenant’s own expense to comply with such notice order Planning
Consent proposal

 

45

 

or
determination AND if so required by the Landlord (but at the Landlords
cost) to make or join in making such representation or appeal in respect of any
such notice order Planning Consent proposal or determination as the Landlord
may reasonably require

 

(d)       to
pay and satisfy any charge that may hereafter be imposed under the Planning
Acts by reason or in respect of the carrying out of any such operations or the
institution or continuance of any such use as aforesaid

 

(e)       unless
the Landlord shall otherwise direct to carry out before the expiration or
sooner determination of the term any works stipulated to be carried out to the
Demised Premises by a date subsequent to such expiration or sooner
determination as a condition of any Planning Consent which may have been
granted during the term

 

(f)        the
Tenant will not without the prior written consent of the Landlord (such consent
not to be unreasonably withheld) serve a purchase or similar notice under the
Planning Acts or any other statute requiring any local or other competent
authority to purchase the Tenant’s interest hereunder

 

(g)       notwithstanding
any consent which may be granted by the Landlord under this Lease the Tenant
will not carry out or make any alteration or addition to the Demised Premises
or any change of use thereof (being an alteration or addition or change of use
which is prohibited by or for which the Landlord’s consent is required to be
obtained under this Lease and for which a planning permission needs to be obtained)
before any requisite Planning Consent therefor has been produced to the
Landlord and acknowledged in writing as satisfactory to the Landlord (such
acknowledgement not to be unreasonably

 

46

 

withheld
or delayed)

 

(h)       if
and when called upon so to do to produce to the Landlord or the Landlord’s
Surveyor at the Tenant’s expense all such plans documents and other evidence as
the Landlord may reasonably require in writing in order to satisfy itself that
the provisions of this covenant have been complied with in all respects

 

3.17     Sale
and letting boards and viewing

 

(a)       To
permit the Landlord or its agents to enter upon the Demised Premises upon two
Working Days prior written notice during normal working hours at any time
within six months next before the expiration of the said term (howsoever
determined) to affix upon any such suitable part of the Demised Premises a
notice board for reletting the same (such letting board to be in such position
as shall cause as little inconvenience to the Tenant and its business as is
reasonably practicable) unless the Tenant shall have made a valid Court
Application under Section 24 of the Landlord and Tenant Act 1954 or
otherwise be entitled to remain in occupation or to a new tenancy

 

(b)       Not
to remove or obscure such notice boards or bills as are referred to in Clause 3.17(a)

 

(c)       During
such period of six months aforesaid unless the Tenant shall have made such
application as is referred to in sub clause 3.17(a) to permit prospective
tenants having an authority from the Landlord or the Landlords agents on
reasonable prior written notice and during normal working hours to view the
Demised Premises without interruption provided that such persons comply with
the requirements of clause 5.10

 

47

 

(d)       To
permit mortgagees and prospective purchasers of the Landlords interest in the
Demised Premises and having an authority from the Landlord or the Landlords
agents on reasonable prior written notice and during normal working hours to
view the Demised Premises without interruption provided that such persons
comply with the requirements of clause 5.10

 

3.18     Encroachments
Easements

 

Promptly to give
notice to the Landlord of:-

 

(a)       any
encroachment upon the Demised Premises or the acquisition of any right to light
passage drainage or other easement or other right in over or under the Demised
Premises

 

(b)       any
threatened obstruction or loss of any easement or other right belonging to used
with or enjoyed by the Demised Premises or any part thereof

 

AND
on the reasonable written request of the Landlord and at the Landlord’s cost to
adopt such means as may be required or deemed proper for preventing any such
right liberty encroachment or the acquisition of any such easement

 

3.19     To
pay for services etc

 

To the extent not
covered by the Service Charge to pay and discharge and indemnify the Landlord
against all charges for gas electricity water telephone and all other like
services enjoyed used or consumed exclusively in the Demised Premises
(including without prejudice to the generality of the foregoing hire and meter
rents fuel adjustment costs surcharges licences and other necessary permitted
or statutory increases or additions)

 

48

 

3.20     Fire-fighting
equipment

 

The Tenant shall
at its expense at all times during the said term keep the Demised Premises
supplied and equipped with such fire-fighting apparatus and appliances as the
Landlord’s insurers or the Fire Officer or other competent authority shall from
time to time in writing properly specify AND will maintain (and whenever
necessary replace) such apparatus and appliances (including fire warning
systems) in a condition fit for immediate use and have the same regularly and
properly serviced by competent contractors AND shall keep them available
for inspection by the Landlord or its insurers or the Fire Officer or other
competent authority AND will not obstruct the access to or means of
working any such apparatus and appliances

 

3.21     Defective
Premises

 

Upon becoming
aware of the same to notify the Landlord without delay of any “relevant defect”
in the state of the Demised Premises within the meaning of Section 4 of
the Defective Premises Act 1972 or any statutory modification or re-enactment
thereof for the time being in force AND to display and maintain all
notices which may from time to time be required to be displayed or erected on
the Demised Premises under the said Act

 

3.22     Car
Parking

 

(a)       (i)        Not
to obstruct or permit the obstruction of any common access way within the Car
Park or of any other car parking space within the Car Park and not allocated
for the use of the Tenant

 

(ii)       For so long as and to the extent that the
car parking spaces referred to in paragraph 5 of the Second Schedule are
being used for the parking of cars and are not being lawfully used for some
other purpose permitted by this Lease to use each of the said car parking
spaces for parking of private motor vehicles wholly within such spaces

 

49

 

(b)       Not
to store or permit to be stored any petroleum or other dangerous explosive or
inflammable substances liquid or compound thereof except fuel and lubricant in
the vehicles if (or the propulsion thereof) for the time being in or upon the
said car parking spaces

 

(c)       Not
to carry out any repairs to or servicing or washing of any vehicle within the
Car Park

 

(d)       To
use all reasonable endeavours to exercise the said rights with due care and
consideration for the safety and convenience of other users of the Car Park and
to observe and perform such reasonable regulations as the Landlord may from
time to time publish for the operation of the Car Park Provided that any such
regulations do not materially detract from the Tenant’s lawful use and
enjoyment of the said car parking spaces

 

(e)       That
in the exercise of the rights specified in paragraph 5 of the Second Schedule hereto
the Tenant will not cause any damage or injury to any property adjoining the
Car Park now or at any time hereafter belonging to the Landlord or the access
roads and ways leading to the said car parking spaces or to the equipment
(other than equipment belonging to the Tenant or other permitted occupiers of
the Demised Premises) in or on the Car Park and will forthwith make good to the
reasonable satisfaction of the Landlord all such damage or injury which may in
fact be caused or will (at the option of the Landlord) repay to the Landlord on
demand the reasonable and proper costs and expenses incurred by the Landlord in
making good the same which the Landlord is hereby authorised to do at the
expense of the Tenant

 

PROVIDED THAT
the Tenant shall not be liable for any damage caused by any of the Insured
Risks save to the extent that the insurance money in respect

 

50

 

thereof is
irrecoverable in whole or in part due to some act or default of or on the part
of the Tenant

 

(f)        To
observe and perform all reasonable requirements conditions and rules and
regulations imposed by the insurance company or companies concerned and
notified in writing to the Tenant in connection with or relating to the Tenants
use of the said car parking spaces and whilst so being used the parking of
motor vehicles therein and in force from time to time

 

(g)       To
comply with and observe all Acts of Parliament orders bye-laws regulations
requirements stipulations and conditions of whatsoever kind imposed at any time
during the continuance of this Lease by Parliament or other competent authority
in respect of the Tenant’s use (as opposed to the ownership and management) of
the said car parking spaces and not to do anything in breach or contravention
of any such Acts of Parliament orders bye-laws regulations requirements
stipulations and conditions aforesaid

 

3.23    Defects Insurance Policy

 

(a)       Not
to do nor to permit nor so far as it is within the Tenant’s control suffer to
be done anything in on or upon the Demised Premises nor so far as it is within
the Tenant’s control in on or upon any other part of the Retained Parts which
may render the Defects Insurance Policy void or voidable or liable to
cancellation

 

(b)      (i)        In
so far as applicable to a tenant of the Demised Premises under the terms of
this Lease at all times to comply with the terms and conditions of the Defects
Insurance Policy and the requirements of the insurers in relation thereto or
any matters arising in connection therewith or in relation to any

 

51

 

claim thereunder Provided always that and for the
avoidance of doubt the Tenant shall not be required to pay or contribute
towards any excess payable in respect of any claim made under the Defects
Insurance Policy

 

(ii)       Without
prejudice to the generality of the above to inform the insurers from time to
time under the Defects Insurance Policy of any works of repair or any
alterations or additions which it proposes to carry out pursuant to the
provisions of this Lease and which are required to be notified to the insurers
under the terms of the Defects Insurance Policy

 

(c)       In the event of anything occurring in the
Demised Premises or any parts of the Retained Parts over which the Tenant has
right of access or use which might give rise to a claim under the Defects
Insurance Policy to notify the Landlord in writing thereof forthwith upon the
Tenant becoming aware of the same and to provide the Landlord with such
information as the Landlord shall reasonably require in relation to the event
that has occurred and in the event of a claim being made by the Tenant the
progress of any such claim with the insurers and where the Landlord has or may
have such a claim in respect of the same or any connected subject matter to
liaise with the Landlord generally in connection therewith and in particular to
allow the Landlord to have sight of any documents which the Landlord reasonably
considers necessary in connection with such a claim

 

4         LANDLORD’S COVENANTS

 

THE
Landlord COVENANTS with the Tenant as follows.-

 

4.1      Quiet enjoyment

 

That the Tenant
paying the rents hereinbefore reserved and performing and

 

52

 

observing the
several covenants conditions and agreements on the part of the Tenant herein
contained shall and may peaceably hold and enjoy the Demised Premises during
the term without any interruption by the Landlord or by any person lawfully
claiming through under or in trust for it or by title paramount

 

4.2       Insurance

 

(a)       To
insure the Cannon Bridge Estate the Gantries and the Prow with reputable
insurers in the Full Reinstatement Cost thereof against the occurrence of the
Insured Risks

 

(b)       To
take out and maintain Loss of Rent Insurance

 

(c)       To
provide to the Tenant on demand (but not more frequently than twice in every year)
details of the terms and conditions of the relevant policies of insurance
together with copies of the receipts for the latest premiums payable in respect
thereof

 

(d)       To
use all reasonable endeavours to ensure that the interest of the Tenant and any
other permitted occupier of the Demised Premises notified to the Landlord is
noted on any such policy of insurance and that such insurers provide to the
Tenant a letter in favour of the Tenant of non-subrogation

 

(e)       To
use all reasonable endeavours to ensure that any policy of insurance effected
and the terms thereof are not materially different from the type and terms of
policy that might reasonably be expected to be obtained from reputable insurers
and be generally available for good quality offices in the City of London

 

53

 

4.3       Reinstatement, rebuilding

 

(a)       In
the event of the Gantries the Prow the Cannon Bridge Estate or any part thereof
being damaged or destroyed by any of the Insured Risks rendering the Demised
Premises or any part or parts thereof unfit for occupation or use for the
purpose permitted by this Lease or so as to materially affect the use and
enjoyment thereof or access thereto then save to the extent that the insurance
monies in respect thereof are irrecoverable due to some act or default on the
part of the Tenant or any of the Tenants servants agents of licensees or
persons deriving title under the Tenant then subject to subclause 4.3(b) below
the Landlord shall forthwith diligently pursue all claims and apply all
insurance proceeds received in respect of such damage or destruction in
rebuilding or reinstating the Cannon Bridge Estate the Gantries or the Prow (as
the case may be) as soon as reasonably practicable and so as to render the Demised
Premises once again fit for occupation and use for the purposes permitted by
the Lease (including without limitation restoring all means of access thereto
and all facilities required for the beneficial use and occupation of the
Demised Premises) making up any difference between the cost of rebuilding and
reinstating and the money received out of the Landlord’s own money

 

(b)       The
Landlord shall not be liable to rebuild or reinstate the Cannon Bridge Estate
the Gantries or the Prow (as the case may be) if but only for so long as such
rebuilding or reinstatement is prevented by any “Supervening Events” and for
the purposes of this sub-clause the expression “Supervening Event” means -

 

(i)        The
Landlord having failed despite using all reasonable endeavours to obtain all
planning permissions or other permits and consents that may be required under
the Planning Acts and other statutes (if any) (hereinafter called “the
Permissions”) to enable the Landlord to rebuild and reinstate as aforesaid

 

54

 

(ii)       Any
of the Permissions having been granted subject to a lawful condition with which
it would be impossible to comply

 

(iii)      Some
defect or deficiency in the site upon which the rebuilding or reinstatement is
to take place rendering the same impossible or meaning that the same could only
be undertaken at a cost that would be unreasonable in the circumstances

 

(iv)      Rebuilding
or reinstatement being prevented by war act of God governmental action strike
lockout

 

4.4       Repair
and Maintenance

 

To repair and
maintain and keep in good and substantial repair the Main Structure of the
Atrium Building the Subsidiary Structure of the Cannon Bridge Estate the
Gantries and the Prow and to rebuild replace or renew the same as necessary so
as to keep the same in good and substantial condition

 

4.5       Services

 

(a)       To
provide or procure the provision of the services specified below all of which
services shall be provided in an efficient and economic manner and in
accordance with the principles of good estate management at a level appropriate
to an office building of the type and size of the Atrium Building such services
being as follows

 

(i)        all
works which by or under any enactment or by any local or other authority are or
may be directed or required to be executed upon or in respect of any of the
Cannon Bridge Estate and/or the Prow and/or the Gantries (other than the
Demised Premises or any Retained Parts capable of and intended for

 

55

 

independent
letting)

 

(ii)       the
maintenance and repair of the areas over which the Tenant can exercise rights
pursuant to paragraph 7 of the Second Schedule and the provision of
lighting to the same where necessary

 

(iii)      the
maintenance renewal and replacement where necessary of any fire alarms fire
extinguishers fire fighting equipment or fire precaution equipment which the
Landlord may from time to time reasonably consider necessary for the Cannon
Bridge Estate as a whole (which do not relate exclusively to any areas which
are let capable of being let or intended to be let) and the payment of all
proper charges in connection with the maintenance thereof

 

(iv)      the
supply of water to the Atrium Building

 

(v)       the
maintenance running and repair of all plant and mechanical and electrical
equipment and the Conduits relating thereto serving the Atrium Building
excluding Tenant’s fixtures and fittings and any such items specifically
demised to the Tenant or demised or intended to be demised to any other tenant
of the Atrium Building

 

(vi)      to
instal and maintain at all times a signboard in the Dowgate Hill Entrance
displaying the name of the Tenant and other permitted occupiers of the Demised
Premises together with such other signs and directions as may be reasonably
requisite to enable the visitors and invitees of the Tenant and such other
occupiers to readily ascertain the whereabouts of the

 

56

 

Tenant
and such other occupiers within the Cannon Bridge Estate

 

(vii)     the
provision of such security guards as may be reasonably required for the safety
and security of the occupants for the time being of the Atrium Building

 

(viii)    a manned reception desk at the Dowgate
Hill entrance (to be manned at all times) and a manned reception desk at the
top of the escalators (to be manned between the hours of 6:00am and 9:00pm on
working days)

 

(ix)       between
the hours of 6:00am to 9:00pm on all
Working Days and at such other times as may from time to time be requested by
the Tenant

 

(aa)     the
heating cooling ventilation and lighting of the Atrium Building Common Areas
the Atrium Common Areas the Atrium Internal Common Areas the Dowgate Hill
Entrance the Car Park and of any areas over which the Tenant is granted rights
of access in accordance with paragraph 9 of the Second Schedule

 

(bb)    the running of the escalators within
and leading to the Atrium Building

 

(cc)     the
running of the lifts from the Car park
and the loading area shown coloured brown on Plan LIF/51B

 

57

 

(dd)    the heating cooling and
ventilation of the Demised Premises to such standard as required for their
beneficial use and occupation as offices

 

(x)        otherwise than between the hours of 6:00am and 9:00pm on Working Days the
running of at least one escalator the lift from the Car Park and the goods lift
from the loading area shown coloured brown on plan LIF/51B

 

(xi)       the cleaning and general upkeep of the Atrium
Building Common Areas the River Building Common Areas the Atrium Common Areas
the Dowgate Hill Entrance the Atrium Internal Common Areas and to ensure that
such areas are kept well maintained and decorated and free from unsightly items

 

(x)        keeping clean the outside of all windows
bounding the exterior of the Atrium Building and those at or within the Dowgate
Hill Entrance

 

(xi)       The maintenance and upkeep of the loading area
shown coloured brown on plan LIF/51B and the compactors situate within such loading bay and the removal
as often as may requisite of all refuse therein so as to ensure that sufficient
refuse disposal facilities are made available for the Tenant and other
occupiers for the time being of the Demised Premises

 

(b)       Unless
the same are provided at the public expense or provided by and at the expense
of any statutory body or local authority to use all reasonable endeavours to
provide or procure the provision of such additional services as are referred to
in the Fifth Schedule hereto which shall be provided in an efficient and
economic manner and in

 

58

 

accordance with the principles of good estate
management and at the level appropriate for an office building of the type and
size of the Atrium Building

 

4.6       Headlease

 

(a)       To
pay the rent reserved by the Headlease and observe and perform the lessee’s
covenants therein contained insofar as the same are not to be observed and
performed by the Tenant as herein expressly provided

 

(b)       At
the written request and cost of the Tenant to use all reasonable endeavours to
obtain the consent of the Superior Landlord whenever such consent is required
under the terms of this Lease or the Headlease

 

(c)       At
the reasonable written request and cost of the Tenant to enforce the covenants
on the part of the Superior Landlord contained in the Headlease

 

4.7       Compliance
with Licences

 

At its own expense
to comply with the provisions on the part of the licensee contained in the
Licences set out below (including any renewals or replacements thereof which
the Landlord shall take all requisite steps to obtain insofar as they may be
reasonably required for the use and enjoyment of the Demised Premises as herein
permitted) and shall indemnify and keep indemnified the Tenant from all costs
claims expenses damages and liabilities arising as a result of any failure so
to do, and such Licences being as follows.-

 

1.        The
Licences made under The Highways Act 1980 dated 2nd January 1990 7th June 1988
8th February 1988 3rd March

 

59

 

1988
21st January 1980 5th March 1990 and 2nd August 1991

 

2.        The
PLA Deed

 

3.        A Licence made 5th January 1989 between the Mayor
and Commonalty and the Citizens of the City of London (1) Cannon Bridge
Investments Limited (2)

 

4.8       Provisions
re Defects Insurance Policy

 

(a)       At
all times to comply with the terms and conditions of the Defects Insurance
Policy and the requirements of the insurers in relation thereto or any matters
arising in connection therewith or in relation to any claim thereunder

 

(b)       Not
to do permit nor (so far as it is or might reasonably be expected to be within
the Landlord’s control) suffer to be done anything that would or would be
liable to render the Defects Insurance Policy void or voidable or liable to
cancellation by the insurers

 

(c)       Forthwith
upon any event occurring which would give rise to a claim under the Defects
Insurance Policy diligently to pursue such claim with the Insurers

 

(d)       Forthwith
to lay out all monies received from the insurers under the Defects Insurance
Policy in making good the defects and consequential damage in respect of which
such monies have been paid and to pay any excess out of its own monies

 

(e)       In
the event of anything occurring which might give rise to a claim under the
Defects Insurance Policy to notify the Tenant thereof forthwith in writing and
to provide the Tenant with such information

 

60

 

as the Tenant shall reasonably require in relation to
the event that has occurred and the progress of any claim with the insurers and
where the Tenant has or may have a claim in respect of the same or any
connected subject matter to liaise generally with the Tenant and in particular
to allow the Tenant to have sight of any documents which the Tenant reasonably
considers necessary in connection with such a claim

 

(f)        The Landlord shall forthwith deliver to the
Tenant (free of cost to the Tenant) copies of all notices certificates reports
letters schedules and all other communications or notifications prepared issued
delivered or sent by the insurers in connection with the Defects Insurance
Policy and shall keep the Tenant informed from time to time of its proposals to
deal with any requirements of the insurers

 

(g)       The Landlord shall forthwith notify the Tenant
of any amounts paid out by the insurers under the Defects Insurance Policy

 

(h)       Not to carry out any works whether of repair
or otherwise to the Cannon Bridge Estate or any part or parts thereof without
first notifying the insurers under the Defects Insurance Policy where such
works are required to be notified to the insurers under the terms of the
Defects Insurance Policy

 

4.9       Consents

 

The Landlord shall not unreasonably withhold or delay any consent or
approval in respect of which it is stipulated in this Lease that the same is
not to be unreasonably withheld or delayed

 

4.10     Landlord’s
Surveyors

 

Where this Lease provides that any decision shall be taken or other
thing done

 

61

 

by the Landlord’s
Surveyor the Landlord shall take all reasonable steps to procure that the
Landlord’s Surveyor shall take such decision or do such thing properly and promptly

 

4.11     Insurers
Regulations

 

At the request and
cost of the Tenant to make such reasonable representations to the insurers of
the Cannon Bridge Estate and/or the Demised Premises in respect of any
regulations imposed by the insurers in respect of the Demised Premises or other
matter in respect of which the Tenant is under an obligation to comply pursuant
to the provisions of this Lease

 

4.12     Insurance
Premiums

 

To have due regard to the fact that the Tenant contributes towards insurance premiums
payable pursuant to this Lease when effecting a renewal of any policy of
insurance with a view to minimising the amount of such premiums

 

4.13     Accessways

 

The Landlord shall not permit or suffer the accessways lobbies and receptions halls forming part of
the Atrium Common Areas the Dowgate Hill Entrance or the Atrium Building Common
Areas to be used other than as common accessways for the benefit of the occupiers
for the time being of the Cannon Bridge Estate as a whole

 

4.14     Conduits

 

The Landlord shall take all proper and prudent steps to ensure that
where any other tenants and occupiers of the Atrium Building install any
Conduits in any of the ducts risers or other channels within or serving the
Atrium Building that they do so in a proper and workmanlike manner and in
accordance with the requirements of all requisite authorities and in accordance
with good methods of building practice referable to the installation of such
Conduits as are in existence at the time such installations are made and the
Landlord shall ensure

 

62

 

that sufficient
space is left available in the ducts risers and other channels within or
serving the Atrium Building and/or the Demised Premises to enable the Tenant to
have its pro-rata share of such ducts risers and other channel space for the
laying of Conduits through such ducts risers and other channels PROVIDED ALWAYS and it is hereby agreed
that in any calculation of the Tenant pro-rata share aforesaid the area
reserved for the exclusive use of the Tenant pursuant to Clause 1(f) of
the Second Schedule shall not be taken into account it being the intent
that such exclusive area shall be in addition to what would otherwise be the
Tenant’s pro rata share as aforesaid

 

4.15     Defects

 

Without prejudice
to clause 4.8 hereof or any other provision of this Lease the Landlord shall at
no cost to the Tenant remedy any defect in the design construction or materials
used in the Cannon Bridge Estate the Gantries and the Prow (including without
limitation all plant and machinery therein or serving the same) without
unreasonable delay following the Landlord becoming aware of the same provided
that the Landlord shall only be required to remedy any such defect to the
extent that such defect adversely affects the Tenant’s and/or other occupiers
for the time being of the Demised Premises use and enjoyment of the Demised
Premises or its or their business carried on thereat

 

4.16     Toilets

 

The Landlord shall
ensure that all requisite steps are taken and with the minimum of delay to
unblock or as the case may be once again render capable for use the toilets
blocked or incapable of use which render necessary any exercise of the right
referred to in paragraph 6 of Part A of the Third Schedule

 

4.17     Allotted
Area

 

To preserve the
area (“the Allotted Area”) in the basement of the Cannon

 

63

 

Bridge Estate show
for identification edged red on plan L7249 (–) 109 for the installation of such
standby generator as may be required to be installed by the Tenant pursuant to
clause 4.18 hereof

 

4.18     Standby
Generator

 

(a)       If
the Tenant shall require the installation of a standby generator to the
Allotted Area it shall serve written notice (“Tenant’s Request”) to that effect
on the Landlord and shall provide the Landlord with details of the generator
proposed to be installed and the date upon which it is expected that delivery
of that generator will be made

 

(1)       Following
receipt of the Tenant’s Request the Landlord shall make arrangements to accept
delivery of the generator at the Cannon Bridge Estate and shall notify the
Tenant in good time prior to the expected delivery date of the arrangements it
has made to accept delivery

 

(2)       The
Landlord shall forthwith following delivery of the said generator and with all
reasonable dispatch carry out such works as may be requisite to install the
said generator in the Allotted Area

 

(3)       Any works of installation carried out by the
Landlord shall be carried out in a good and workmanlike manner and in
accordance with the recommendations of the manufacturers and suppliers of the
said generator and to the reasonable satisfaction of the Tenant and the
Landlord shall ensure that the said generator is connected to a fuel supply
sufficient for the normal operation and use of the said generator

 

(4)      The Landlord shall during the course of the
works of installation have due regard to the reasonable requirements of the
Tenant in relation to the relevant works of installation including those in
relation

 

64

 

to any connections that need to be made between the
Demised Premises and the said generator

 

(5)        The Tenant shall following completion of the
works of installation pay to the Landlord on demand the reasonable and proper
costs incurred by the Landlord in carrying out the relevant works of
installation and the Landlord shall provide to the Tenant upon request copies
of all receipts and invoices in relation to the expenditure relating to those
works

 

(b)       The Landlord shall following a written request
of the Tenant remove or replace any standby generator installed pursuant to
subclause 4.18(a) hereof.

 

(i)        In
the case of a request for removal the Landlord shall carry out the requisite
works of removal as soon as reasonably practicable following receipt of such
request to remove all such works of removal to be carried out in a good and
workmanlike manner and the Landlord shall following removal make delivery of
the generator to the Tenant or as it may direct and the provisions of sub-clause
(a)(5) above shall apply mutatis mutandis

 

(ii)       In
the case of a request for removal and replacement the provisions as to removal
referred to in subclause (b)(i) above shall apply and the provisions as to
installation referred to in sub-clause (a) shall apply mutatis mutandis
and in either case the provision of sub-clause (a)(5) shall apply mutatis
mutandis

 

4.19   Additional Chilling Capacity

 

(1)      The Landlord shall within six months of the
date of the Lease install and commission within the Cannon Bridge Estate an
additional

 

65

 

chiller
having capacity to provide an additional and continuous supply of chilled water
to the Demised Premises of 45 watts per m2 such supply to be for the
avoidance of doubt in addition to the supply to made by the Landlord pursuant
to clause 4.5(a)(ix)(dd) and the Landlord shall in carrying out such works of
installation provide such Conduits as may be requisite to enable the Tenant to
connect to and take such a supply from a point that is reasonably accessible
and adjacent to the Demised Premises

 

(2)       The Landlord shall following completion of the
works referred to above maintain and operate the chillers so as to provide a
continuous supply of chilled water to the Demised Premises of 75 watts per m2
such supply to be for the avoidance of in addition to the supply to made
by the Landlord pursuant to clause 4.5(a)(ix)(dd)

 

4.20     Risers

 

(1)       In the event that the Tenant shall desire to
lay any Conduits in the exercise of any of the rights granted pursuant to the
Second Schedule and there are no existing risers ducts or other channels
in which such Conduits can be laid then the Landlord shall forthwith following
the written request of the Tenant and subject to obtaining all requisite
consents (which the Landlord will use all reasonable endeavours so to do)
construct and provide such additional risers ducts or other channels as the
Tenant may reasonably require to enable the Tenant to lay such Conduits
Provided that no such ducts risers or other channels shall be constructed
through parts of the Cannon Bridge Estate which are or are intended to be
separately let or externally to the Cannon Bridge Estate

 

(2)       The Tenant shall pay to the Landlord forthwith
following written demand therefor the reasonable and proper costs incurred by

 

66

 

the
Landlord in constructing any such additional risers ducts or channels and the
Landlord shall forthwith upon written demand supply to the Tenant copies of all
invoices and receipts in relation to such expenditure

 

(3)       At
the request and cost of the Tenant to repair the Conduits within the data cable
riser running between Level 1 and Level 2 of the Atrium Building the
approximate position of which is shown by the number 3A on plan L7249 LT01 A

 

5.         GENERAL
PROVISIONS

 

PROVIDED ALWAYS
AND IT IS HEREBY AGREED AND DECLARED as follows.-

 

5.1       Forfeiture

 

If the rents
hereby reserved or any part thereof shall at any time be unpaid for twenty one
days after the due date for payment thereof (whether in the case of the rent
first reserved formally demanded or not) or if any of the covenants or obligations
on the part of the Tenant herein contained shall not be performed or observed
or if the Tenant (being an individual) shall.-

 

(a)       be
subject to a bankruptcy order or a petition for such an order is presented, or

 

(b)      if
any such order is made in relation to the Tenant, or

 

(c)       if
an interim receiver is appointed of the property of the Tenant under Section 286
of the Insolvency Act 1986, or

 

67

 

or if the Tenant (being a company) shall (save for
the purpose of a solvent amalgamation or reconstruction).-

 

(i)        have
an order made or a resolution passed for its winding up; or

 

(ii)       shall
otherwise enter voluntary winding up, or

 

(iii)      if
a provisional liquidator is appointed in respect of the Tenant, or

 

(iv)     if
the Tenant is dissolved (whether or not after winding up); or

 

(v)      if
an administration order is made or a petition for such an order is presented in
respect of the Tenant; or

 

(vi)     if
a receiver (which expression shall without prejudice to the generality thereof
include an administrative receiver as defined by Section 251 of the
Insolvency Act 1986) is appointed in respect of the Tenant, or

 

(vii)    if
the Tenant is unable to pay its debts within the meaning of Section 123 of
the Insolvency Act 1986; or

 

(viii)   if
any meeting is convened pursuant to Section 3 of the Insolvency Act 1986
to consider a proposal for a voluntary arrangement under Part I of such
Act in relation to the Tenant or if any arrangement is approved in relation to
the Tenant or if at any such meeting as aforesaid a voluntary arrangement under
the said Part is

 

68

 

not
approved in relation to the Tenant

 

or if
the Tenant (being either a company or an individual) shall enter into an
agreement or make any arrangement with creditors for liquidation of the debts
and liabilities of the Tenant by composition or otherwise

 

then
and in any such case it shall be lawful for the Landlord subject to the leave
of the Court and the consent of any person which may by law be required at any
time thereafter to re-enter upon the Demised Premises or any part thereof in
the name of the whole and thereupon this demise shall absolutely terminate but
without prejudice to any right of action of either party in respect of any
antecedent breach of any of the covenants on the part of the other herein
contained

 

5.2       Exoneration
of liability of Landlord

 

The Landlord shall
not be liable to the Tenant for any loss damage or inconvenience in respect of
any failure or interruption or imperfect or irregular supply in any of the
Landlords Services which arise by reason of proper and necessary repair
replacement maintenance of plant or its damage or destruction or (but without
prejudice to the provisions of clause 4(15) hereof) by reason of mechanical or
other defect or breakdown or frost or other inclement conditions or shortage of
fuel current materials water or labour or any other cause beyond the reasonable
control of a reasonable landlord PROVIDED ALWAYS THAT the Landlord shall
use all reasonable endeavours to minimise the adverse effect of any such
circumstances including without prejudice carrying out such work or doing such
act or things as may be requisite to restore such services and PROVIDED FURTHER
that the Landlord’s liability shall not be excluded nor a claim by the Tenant
precluded in respect of any risk defect breakdown shortage stoppage or
other circumstances which arises from the act neglect or default of the
Landlord or

 

69

 

its agents or any
other tenant of the Landlord

 

5.3       Suspension
of rent

 

If from time to
time the Cannon Bridge Estate the Gantries or the Prow or any part thereof
shall be destroyed or damaged by any of the Insured Risks so as to render the
Demised Premises or any part thereof unfit for occupation or use for the
purposes permitted by this Lease or as to materially affect the access thereto
or services required therefor and the policy of insurance effected by the
Landlord hereunder in respect of loss of rent shall not have been vitiated or
payment of the policy monies refused in whole or in part in consequence of any
act or default of the Tenant or any subtenant or any servant agent licensee or
invitee of the Tenant or any such sub-tenant then as often as the same shall
happen the rents reserved hereunder or a fair proportion thereof according to
the extent of the damage sustained shall be suspended from the date of such
destruction or damage until the date which is three months following the date upon
which the Demised Premises shall have again been rendered fit for occupation
and use as aforesaid and all relevant means of access and facilities required
for such use restored and if such insurance monies shall be partly
irrecoverable by reason of such act or default of the Tenant or others
aforesaid then such suspension shall apply to such proportion of the rents
which bears the same ratio to the proportion of the insurance monies relating
to the said rents as remains recoverable Provided that where any such
circumstances arise giving rise to an abatement prior to the Payment
Commencement Date or which would give rise to an abatement were the rent
firstly reserved then payable then the relevant abatement shall be calculated
as if such rent were payable prior to the Payment Commencement Date and the
relevant abatement insofar as it relates to the rent firstly reserved shall
apply with effect from the Payment Commencement Date for the relevant period

 

70

 

5.4       No
warranty as to user

 

That nothing
herein contained or implied or in any licence or consent hereafter granted
shall be taken to be a covenant warranty or representation by the Landlord that
the Demised Premises can be lawfully used for the purpose hereinbefore referred
to or for any other particular purpose whatsoever

 

5.5       Defects
Insurance Additional Premiums

 

(a)       In
the event of an additional premium being levied by insurers under the terms of
the Defects Insurance Policy other than by virtue of claims condition 6 thereof
the additional premium shall be paid by whichever of the Landlord or the Tenant
was responsible for the act or omission which shall have caused the insurers to
levy the additional premium provided that for these purposes:-

 

(i)        any
act or omission by the Landlord’s mortgagees its other tenants or anyone else
under its or their control shall be deemed to be an act or omission of the
Landlord

 

(ii)       any
act or omission by any sub-tenants of the Tenant or anyone else under its or
their control shall be deemed to be an act or omission of the Tenant

 

(b)       If
the Landlord and the Tenant are unable to agree upon the responsibility for
payment of the additional premium within one week of their receipt of notice
thereof then the following procedure shall be followed -

 

(i)        the
additional premium shall be paid initially by the Landlord

 

(ii)       the
question of responsibility for payment of the

 

71

 

additional
premium and/or apportionment thereof shall be referred to the nominee of the
Chairman for the time being of the Institute of London Underwriters
(hereinafter called “the Nominee”) whose decision shall be final and binding on
the Landlord and the Tenant

 

(iii)      within
one week of the Nominee handing down his decision the Tenant shall pay such
amount (if any) as may be necessary to put into effect the decision

 

(iv)      the
costs of the Nominee shall be borne by the Landlord and the Tenant in direct
proportion to their respective liability for the additional premium

 

(c)       In
the event that either-

 

(i)        the
Landlord and the Tenant have agreed that the Tenant is responsible for the
whole or part of the additional premium or

 

(ii)       the
Nominee has decided that the Tenant should pay the whole or part of the
additional premium

 

and
the Tenant has failed to pay the same to the insurers or failed to reimburse
the appropriate part thereof to the Landlord as the case may be within 14 days
of either in the case of (i) above receipt of notification from the
insurers of the additional premium or in the case of (ii) above the
Nominee’s decision having been handed down then such amount as the Tenant shall
have failed to pay as aforesaid shall be recoverable by the Landlord as rent in
arrears

 

72

 

5.6       Perpetuity
Period

 

The perpetuity period for
the purposes of this Lease shall be the period of 80 years from the date hereof

 

5.7       Roof
Garden

 

(a)       In
the event that the Tenant wishes to hold a social function on the Roof Garden
outside the hours of 6 00 a m to 9 00 p m on Working Days then the Tenant shall
be entitled so to do subject to -

 

(aa)     The
Tenant providing the Landlord with as much notice as is reasonably practicable
of the date upon which such social function is to occur and its likely duration,
and

 

(bb)    The
Tenant paying to the Landlord on demand any reasonable costs properly incurred
by the Landlord (including but not limited to additional security costs) as a
consequence thereof, and

 

(cc)     The
Tenant ensuring that any such social function is conducted in an orderly and
proper manner

 

(dd)    The
Tenant complying with any reasonable regulations imposed by the Landlord for
the conduct of such social function

 

(ee)     The
Roof Garden being available for use by the Tenant on the date in question

 

(b)       In
the event that the facilities of the Roof Garden shall be used by the Tenant
outside the hours referred to above other than for a social function as above
then the Tenant shall pay to the Landlord on

 

73

 

demand any reasonable
costs properly incurred by the Landlord (including but not limited to
additional security costs) as a direct result thereof

 

5.8       Notices

 

(a)       The
provisions of Section 196 of the Law of Property Act 1925 shall apply to all
notices required to be given hereunder

 

(b)       Any
notice to be given hereunder and the manner of giving of which is not otherwise
provided for hereunder shall be in writing (which shall include telex and
telegraphic facsimile transmission) and shall be delivered by hand or sent from
within the United Kingdom by pre-paid first class post or telex or telegraphic
facsimile transmission as follows -

 

(i)        in
the case of the Tenant to its registered office for the time being in the
United Kingdom

 

(ii)       in
the case of the Landlord to its registered office for the time being

 

(iii)      in
addition to such other address in the United Kingdom or as may previously have
been notified in writing to the giver thereof by the party to whom such notice
is required to be given under the terms of this Lease as being its address for
the purpose of service of notices pursuant to this Lease

 

(c)       Any
notice shall be deemed to have been served

 

(i)        if
delivered by hand on the first Working Day following delivery

 

74

 

(ii)       if
sent by first class pre-paid post to an address on the United Kingdom mainland
on the third Working Day after posting

 

(iii)      if
sent by telex and/or telegraphic facsimile transmission on the first Working
Day following successful transmission

 

(d)       In
proving service it shall be sufficient proof in the case of a notice sent by
post that the envelope containing the same was properly stamped addressed and
placed in the post and in the case of a telex or telegraphic facsimile successfully
transmitted

 

5.9       Limitation
of ancillary rights

 

Save as here expressly
provided nothing herein contained shall operate as a grant or assurance of any
liberty privilege easement quasi-easement right or advantage whatsoever now
held or enjoyed with or appertaining or reputed to appertain to the Demised
Premises or any part thereof

 

5.10     Entry
by Landlord onto Demised Premises

 

In making any entry upon
the Demised Premises as permitted herein or as herein reserved the Landlord and
others so entitled shall

 

(i)        comply
with all such reasonable requirements as the Tenant may impose in relation to
the security of the Demised Premises and the Tenant’s business carried out
thereat, and

 

(ii)       cause
as little inconvenience and disturbance to the Tenant and other occupiers of
the Demised Premises and its or their respective businesses as is reasonably
practicable and shall without delay make good any physical damage caused to the
Demised Premises but so that this shall not limit the liability of the Landlord
for damage arising as a result of any neglect or

 

75

 

default or failure to
exercise due care and skill in the exercise of such rights, and

 

(iii)      (save
in the case of the Superior Landlord) be accompanied if the Tenant shall so
require by a representative of the Tenant

 

5.11     Release
of Liffe Administration and Management

 

In this clause

 

(a)       “the
Tenant” shall mean Liffe Administration and Management only

 

(b)      “net
profit” means net pre tax profits from the prospective assignees main
operations

 

(c)       “acceptable
assignee” means a prospective assignee not being a Group Company whose audited
accounts for its accounting year ending not more than twelve months prior to
the date of receipt by the Landlord of the first written request by the Tenant
for consent to the assignment to the prospective assignee of the Lease and for
each of the two preceding accounting years disclose net profits in each
accounting year which are at least equal to three times the annual rent first
hereby reserved and payable at the date the said assignment is likely to be
completed or (if rent is not payable at such date) the annual rent first hereby
reserved which will be payable at the expiration of any rent free period then
running

 

(d)      “date
of release” shall mean the date upon which this Lease is assigned by the Tenant
to an acceptable assignee

 

76

 

(e)       If
the Tenant assigns this Lease to an acceptable assignee then upon the date of
release the Tenant shall be released from all liabilities in respect of the
Tenant’s covenants and conditions herein contained but without prejudice to any
existing liability in respect of any antecedent breach of such covenants

 

(f)       Any
dispute under this clause as to whether an assignee or a potential assignee
constitutes an acceptable assignee shall be determined on the application of
either the Landlord or the Tenant to an independent chartered accountant to be
agreed upon between the parties or failing agreement to be appointed by the
President or next most senior officer of the Institute of Chartered Accountants
in England and Wales and which appointed accountant shall act as an arbitrator
in accordance with the Arbitration Acts 1950 to 1979

 

5.12     Termination on frustration

 

In the event of there
being any damage or destruction of the Cannon Bridge Estate the Gantries and/or
the Prow by any of the Insured Risks rendering the Demised Premises or any part
or parts thereof unfit for use and occupation for the purposes permitted by
this Lease or so as to materially affect the access thereto or services
required therefore and if either -

 

5.12.1             The
requisite works of rebuilding or reinstatement of the Cannon Bridge Estate the
Gantries and/or the Prow (as the case may be) shall not have been commenced
within two years following the date of such damage or destruction or

 

5.12.2             The
Cannon Bridge Estate the Gantries and/or the Prow (as the case may be) have not
been rebuild or reinstated so as to render

 

77

 

the Demised Premises or
the relevant part or parts thereof once again fit for occupation and use for
the purposes permitted by this Lease with all relevant means of access and
facilities required for such use restored within a period of four years
following the date of such damage or destruction

 

THEN and in either case
the Tenant may determine this Lease by giving written notice to that effect to
the Landlord at any time within three months following the expiry of such two or
four year period as the case may be and in the event of any such notice being
served this Lease shall cease and determine on the date which is six months
following the service of such notice Any such determination pursuant to this
clause shall be without prejudice to any rights or remedies that either party
may have against the other for any antecedent breach and any monies received by
the Landlord in respect of any insurance effected by the Landlord hereunder to
be laid out in such rebuilding or reinstatement shall belong to the Landlord

 

5.13     Value
Added Tax

 

(a)       Without
prejudice to the provisions of the Eighth Schedule hereto where pursuant to the
terms of this Lease the Landlord makes a supply to the Tenant and Value Added
Tax is payable in respect of such supply the Tenant shall pay to the Landlord
on production of a valid Value Added Tax invoice a sum equal to the amount of
Value Added Tax so payable

 

(b)       The
Landlord shall give written notice to the Tenant not less than 30 days before
an Election (as defined in the Eighth Schedule) takes effect

 

(c)       The
Landlord and the Tenant shall each take all requisite steps to give effect to
the provisions of the Eighth Schedule

 

78

 

5.14     Risers

 

5.14.1             The
Landlord shall have the right to vary the route of any of the risers ducts or
other channels it provides pursuant to clause 4.20 hereof provided that.-

 

(a)       No
disruption is caused to any of the services or supplies to the Demised premises
and the Tenant’s and other permitted occupiers use and enjoyment of the Demised
Premises is not adversely affected

 

(b)       the
varied route will not adversely affect the services or supplies to the Demised
Premises

 

(c)       The
varied route will not result in the maintenance and inspection of those
supplies or services being materially
more difficult or result in the Tenant incurring any expense.

 

5.14.2             The
Landlord shall not commence any work of variation referred to in subclause 1 of
this clause without first giving the Tenant at least twenty eight day prior
written notice with sufficient particulars of the works proposed and the
Landlord shall take due account of any reasonable representations that the
Tenant may make in relation to the proposed works including the manner in which
they are to be earned out.

 

5.14.3             For the avoidance of doubt this right
to vary shall not extend to any of the risers ducts or other channel referred
to in paragraphs l(f) and 12 of the Second Schedule

 

5.14.4             Any
right of the Tenant to run supplies or conduits in any duct riser or channel
provided by the Landlord shall extend to
any

 

79

 

such varied riser duct or
channel

 

5.15     Tenant’s
Option to Determine

 

If the Tenant shall be
desirous of determining this Lease on or at any time after 16th December 2001
up to and including (date being 9 years and 9 months after Term Commencement
Date) and shall serve upon the Landlord at least six months prior notice in
writing of such desire then upon expiration of such notice this Lease shall
cease and determine absolutely but without prejudice to any claim for any
antecedent breach which either party may have against the other hereunder

 

6.         TENANT’S
SURETY’S COVENANT

 

The Tenant’s Surety in
consideration of the demise hereinafter contained being made by the Landlord at
the Tenant’s Surety’s request HEREBY COVENANTS with the Landlord to observe and
perform the covenants in the Sixth Schedule PROVIDED ALWAYS that the Tenant’s
Surety’s liability under this covenant (whether pre-existing or otherwise)
shall immediately cease and determine upon the date upon which the Tenant (here
meaning LIFFE Administration and Management) is released pursuant to sub clause
5.11

 

IN WITNESS
whereof the parties hereto have caused this Lease to be duly executed as a Deed
the day and year first before written

 

THE FIRST SCHEDULE

Demised Premises

 

All those premises
situate on the Level 1 of the Atrium Building as the same are for the purpose
of identification only shown edged red on the Plan marked

 

80

 

SK(8-)DO1 including all
Landlord’s fixtures and fittings therein

 

AND INCLUDING

 

(a)       the
internal air space thereof

 

(b)      the
internal surface finishes of the walls bounding the Demised Premises and the doors
and door frames and the glass fitted in such doors and

 

(c)       the
internal surface finishes of the structural or load bearing walls lying within
the Demised Premises and the doors and door frames and window frames fitted in
such walls and the glass fitted in such door frames and window frames and

 

(d)      the
whole of the non structural or non-load bearing walls and partitions lying
within the Demised Premises and the doors and door frames and window frames
fitted in such walls and partitions and the glass fitted in such doors frames
and window frames

 

(e)       the glazing within the walls separating
the Demised Premises from the concourse area of the Atrium Building

 

(f)       the
internal surface finishes of the ceilings (including the whole of any suspended
ceilings) and the internal surface finishes of the floors (including the whole
of any raised floors floor coverings and all carpets) and

 

(g)      all Conduits
which serve the Demised Premises
exclusively

 

81

 

BUT NOT INCLUDING

 

(i)        any
of the Main Structure of the Atrium Building and the Subsidiary Structure of
the Cannon Bridge Estate which are not specifically referred to above or any of
the structural walls and columns lying within or bounding the Demised Premises
except for such of the surfaces doors and windows thereof as are expressly
included in this demise

 

(ii)       any part or parts of the Atrium Building
(other than any Conduits expressly included in this demise) lying above the
plastered surfaces of the ceilings or below the surfaces of the floors

 

(iii)      any Conduits in the Atrium Building which do
not serve the Demised Premises exclusively

 

THE SECOND SCHEDULE

Rights Granted

 

1.         (a)       The
free passage and running of gas electricity water soil and other services
through and along the Conduits now or at any time hereafter in or upon the
Retained Parts and serving any part of the Demised Premises

 

(b)      The
right to use all Conduits and electrical supplies serving any part of the
Demised Premises and the right with the consent of the Landlord (such consent
not to be unreasonably withheld) to connect into (i) any dry flues water pipes
sewers drains and water courses serving or capable of serving any part of the
Demised Premises (ii) (for the purpose of monitoring only) the

 

82

 

fire alarm system smoke
detection system emergency lighting system security system and building
management system installed by the Landlord for the benefit of the Atrium
Building as a whole

 

(c)       The right (in common with others) to connect into the distribution boards located
at Cores Al and A3 on Level One of the Atrium Building

 

(d)      The right to connect into and to take a supply
of electricity from the Landlords electrical LV Switchgear situate at roof level
at the Atrium Building

 

(e)       The right with the consent of the Landlord (such consent not to be unreasonably
withheld) to instal or lay within the ducts risers and other channels provided
by the Landlord Conduits for supplies of gas water (including chilled water)
electricity telephone and other telecommunications air and drainage and to
retain once the Link Lease is determined any conduits laid within the suspended
ceilings of the Link or below the raised floors of the Link

 

(f)       Without prejudice to the generality of the foregoing the
exclusive right to instal and use a kitchen extract duct of 450mm x 450mm
square and a kitchen intake duct of like dimension from Level One to the roof
of the Atrium Building in the riser in the position shown by the number 4 on
plan L7249 LT01 A

 

2.         The
right of support shelter and protection from the Retained Parts as enjoyed at
the date hereof

 

83

 

3.         (a)       The
right to enter upon the Atrium Building Common Areas and all other parts of the
Cannon Bridge Estate intended for common use (including without limitation the
Link once the Link Lease has determined save when and to the extent that the
Link is independently let or part of an independent letting) at reasonable
times in the day time after giving reasonable prior notice (except in case of
emergency) for the purposes of -

 

(1)       inspecting
maintaining repairing or renewing any of the Conduits exclusively serving the
Demised Premises and installing within the risers provided by the Landlord
wires cables (and other electrical media) and ducts and pipes (including
trunking and cable trays) for the supply of gas water (including chilled water)
electricity telephone air and drainage to or from the Demised Premises or the
use by any person of any part thereof and

 

(2)       exercising any of the rights referred to in paragraphs
l(b) l(c) l(d) l(e) and l(f) of this Schedule

 

(b)       The right to enter into the Atrium Building
Common Areas at reasonable times in the daytime after giving reasonable prior notice (except in case of emergency) for the
purpose of carrying out any repairs renewals maintenance necessary inspections
or alterations to the Demised Premises

 

BUT only if such matters
or works cannot otherwise be reasonably effected from the Demised Premises the
person exercising such rights remedying any physical damage so caused

 

84

 

4.         (a)       The
right for the Tenant and all persons authorised by the Tenant in common with
all others entitled at all times in connection with the permitted user of the
Demised Premises to go pass and repass over through and along the Atrium
Building Common Areas excluding the Lifts

 

(b)      The
right at all times to pass and repass on foot only over those areas shown edged
brown on Plans LIF/51 A and LIF/54 PROVIDED ALWAYS THAT the Landlord may reduce
the width of that part of the area referred to above which comprises the
concourse area of the Atrium Building but so as not to adversely affect the
Tenant’s and/or other occupiers of the Demised Premises use and enjoyment
thereof in any material way

 

(c)       The
right to load and unload goods in the loading area situate in the service road
shown coloured brown on plan LIF/51 B and the right to use the goods lift
adjoining Core A4 for the delivery of items to and the removal of items and
refuse from the Demised Premises and to pass and repass over such common
accessways as may be requisite for the exercise of such rights subject to such
reasonable rules and regulations as the Landlord shall from time to time make
in connection with the use of such area and lift

 

(d)      Subject
always as hereinafter provided the right for any disabled persons confined to
wheelchairs visiting the Demised Premises and/or the Roof Garden to have access
and egress through the common accessways of the Cousin Lane Entrance and to use
the lifts from such accessways in the case of a visit to the Atrium Building
directly to the lobby area situate at level one

 

85

 

of
the River Building and from such lobby area into the Atrium Common Areas or in
the case of a visit to the Roof Garden directly to the Roof Garden subject to
the business being carried on at the River Building not being impaired by the
exercise of such rights

 

5.         The
exclusive right to use the three car parking spaces within the Car Park shown
hatched yellow on the plan marked “car park plan” and the right to pass and
repass over the common accessways leading to and from the Car Park with
vehicles and on foot over the common access ways (including lifts) leading to
and from the Car Park from and to the Demised Premises Provided Always that it
is hereby agreed that in the event that the Tenant desires to use the said car
parking spaces or any of them as a work shop or storage facility ancillary to
the principal use of the Demised Premises and/or the Liffe Premises then the
Tenant shall be entitled so to do and subject so far as relevant to the
provisions of clauses 3(23) and 5(8) and paragraph 2 of the Second Schedule to
the Headlease and clause 3(9) of this Lease shall be entitled to carry out
alterations or additions to the said spaces or any of them (including without
limitation constructing walls and partitions)

 

6.         The
right to use the refuse compactors situated at street level in the approximate
position shown hatched brown on plan LIF/51 A

 

7.         The
right on foot only at all times in case of fire or other emergency over and
along the staircases lobbies and access areas shown coloured yellow on Means of
Escape Plans A and B and therefrom to the nearest public highway

 

8.         The
right (in common with others so entitled) at all times to enter onto the Roof
Garden and into the airspace up to two metres above the roof of the River
Building and to pass and repass over and to make use of and enjoy the

 

86

 

facilities thereof from
time to time as a roof garden together with all necessary rights of access
thereto and egress therefrom

 

9.         Such
other rights of access and passage over such areas (not necessarily within the
Cannon Bridge Estate) as the Landlord may designate from time to time (unless
the Tenant shall have notified the Landlord that such rights are not required)

 

10.       The
right at all times of access and egress over the strips of land at street level
shown coloured pink on Plan no LIF/51 A

 

11.       The
right (subject to the provisions of clauses 3(23) and 5(8) and paragraph 2 of
the Second Schedule of the Headlease and to clause 3 9 of this Lease) to instal
construct and/or erect and maintain and operate antennae equipment (including
for the avoidance of doubt a satellite dish) on the roof of the Atrium Building
and Conduits from such antennae equipment to the Demised Premises through the
risers ducts and other channels of the Atrium Building provided by the Landlord
together with a right of access over the Retained Parts (including the roof but
excluding any Retained Parts capable of and intended for independent letting)
to enable the Tenant to exercise such right subject to such installations and
other works as aforesaid including but not limited to the size and position
thereof being approved in writing by the Landlord such approval not to be
unreasonably withheld or delayed and PROVIDED always that it shall be reasonable
for the Landlord to withhold its consent to such installations or works as
aforesaid if the same shall adversely affect the normal operation of any
existing equipment already installed on the roof of the Atrium Building being
operated by the Landlord or a tenant or occupier of any other part of the
Retained Parts UNLESS either:

 

(i)        If
the normal operation of such existing equipment can in the

 

87

 

Tenant’s reasonable
opinion be maintained subject to certain modification being made thereto
(including moving their location on the roof of the Atrium Building) the Tenant
submits to the Landlord full details in writing of the equipment which it
proposes to install and the modifications which it proposes to carry out to
such existing equipment (which may involve the relocation thereof) to allow for
the continued normal operation of such equipment following the installation of
the Tenant’s proposed equipment for the approval of the Landlord (such approval
not to be unreasonably withheld or delayed in the event that the proposed use
and the modifications suggested will enable the continued and normal operation
of such existing equipment), or

 

(ii)       If
the Tenant considers that modifications cannot reasonably be made to such
existing equipment the Tenant submits to the Landlord full details in writing
of the equipment which it proposes to install and details of an alternative
system of equipment which it proposes to substitute for such existing equipment
for the approval of the Landlord (such approval not to be unreasonably withheld
or delayed)

 

In the event that the
Landlord approves such proposed equipment of the Tenant and the modifications
proposed or alternative system of equipment (as the case may be) then the Tenant
shall be entitled to install its proposed equipment subject to the approved
modifications being first carried out or as the case may be the approved
alternative system of equipment first being installed by the Tenant (which
shall be carried out in a good and workmanlike manner and in such a way that
the continued operation of such existing equipment is not interrupted until (if
applicable) the substitute equipment therefore is operating properly) such
approved modifications or as the case

 

88

 

may be installations
being carried out under the supervision of and to the reasonable satisfaction
of the Landlord

 

PROVIDED that if the
Landlord shall notify the Tenant in writing within 15 working days after
receipt of the said full details that the Landlord wishes to carry out the said
modification itself or as the case may be install the new alternative system
then the same shall be carried out by the Landlord in a good and workmanlike
manner and as expeditiously as reasonably possible subject to the Tenant either
having provided to the Landlord the necessary equipment and materials or having
put the Landlord in funds for the acquisition of the same and the Tenant shall
pay or indemnify the Landlord on demand against all proper costs fees and
expenses (including irrecoverable value added tax) incurred by the Landlord in
connection therewith and in the event of the Tenant failing to pay to the
Landlord any such costs fees or expenses within 14 days of the same being demanded
the Tenant shall pay to the Landlord in addition thereto interest thereon at
the rate of 4% over the base lending rate of Barclays Bank PLC for the period
from the date on which the demand was made to the date upon which payment is
made

 

12.       (i)        So
long as LIFFE Administration and Management or any Group Company is the Tenant
but not further or otherwise the right to lay remove replace use and operate
cables and pipes within the ducts and channels provided by the Landlord for
such purposes and which are shown for identification on plan number L7249\LT01A
and numbered 1, 3A and 3B thereon

 

(ii)       Prior
to completion of any permitted assignment (other than to a Group Company) of
this Lease to remove all cables and other installations permitted by the Landlord
pursuant to the provisions of paragraph 12(i) above and to make good all parts
of the Atrium Building thereby effected to the reasonable satisfaction of the
Landlord

 

89

 

13.       The
right to display the names of the Tenant and other permitted occupiers in the
house style of the Cannon Bridge Estate on the communal notice boards in the
Dowgate Hill Entrance and in the concourse area shown edged brown on Plans
LIF/54 and LIF/51 A and to display and place directional signs such as are
approved pursuant to clause 3.15(b)

 

14.       The
right to the use (in common with others so authorised) the toilet facilities on
other floors of the Atrium Building but only during such periods as the toilets
on Level 1 are blocked or otherwise incapable of use or where required for use
by disabled persons

 

15.       Subject
in the case of any work of installation construction or connection to first
obtaining the prior written consent of the Landlord both as to the works
proposed and the position of the roof of the Atrium Building where such
equipment is to be placed (such consent not to be unreasonably withheld) and
subject also to clauses 3(23) and 5(8) and paragraph 2 of the Second Schedule
of the Headlease and to clause 3.9 of this Lease the right in common with
others to install construct and/or erect remove inspect maintain repair and
operate plant machinery and/or other equipment for Tenants ventilation and
cooling to or for the Demised Premises in over or upon the roof of the Atrium Building
and to connect to and/or lay and install Conduits to enable connections to be
made between the Demised Premises and any such plant machinery and/or equipment
such Conduits to be laid through the risers ducts and other channels provided
by the Landlord

 

16.       The
right (together with workmen and equipment) to enter into and upon such of the
Retained Parts (other than those capable of and intended for independent
letting) as may be reasonably required in order to exercise any of the rights
referred to in paragraphs 11 12 15 17 and 18 of this Schedule

 

17.       Subject
to clause 3.9 of this Lease the right to install construct erect

 

90

 

remove inspect maintain
and repair doors in the walls bounding the Demised Premises between the
positions marked A and B and C and D on plan AD1 such doors to be of a type
size and design and in positions first approved by the Landlord such approval
not to be unreasonably withheld or delayed

 

18.       To
operate maintain and use any Standby Generator installed pursuant to clause 4.18
and to connect to and/or lay and instal Conduits to enable connection to be
made between the Demised Premises and such generator such Conduits to be laid
through or upon the existing risers ducts or other channels or upon such risers
ducts or other channels provided by the Landlord

 

THE THIRD SCHEDULE

 

Exceptions and Reservations

 

Part A

 

Save where any right is
expressed to be merely a right for the Landlord or otherwise limited to a
certain category of persons in this part of this Schedule the rights and
reservations in favour of the Landlord are deemed also to be for the benefit of
any tenants and occupiers of the Retained Parts and all others authorised by
the Landlord

 

1.         The
free passage and running of gas electricity water soil and other services
through and along the Conduits now or at any time hereafter in or upon the
Demised Premises and serving any part of the Retained Parts

 

2.         The
right subject to giving the Tenant at least three Working Days prior notice in
writing (except in emergency) to enter upon the Demised Premises for the
purposes of -

 

(i)        inspecting
maintaining repairing or if incapable of repair renewing any of the Conduits
referred to in paragraph 1 which

 

91

 

serve the Retained Parts
or any parts thereof

 

(ii)       carrying
out any necessary repairs renewals maintenance and necessary inspections to the
Retained Parts which cannot reasonably be carried out without effecting any
such entry

 

the person exercising
such rights complying with the requirements of clause 5.10 hereof so far as
applicable

 

3.         The
right of support and shelter by and from the Demised Premises for any part of
the Cannon Bridge Estate

 

4.         The
rights and liberties to enter upon the Demised Premises in the circumstances in
which the Tenant covenants to permit such entry in the covenants by the Tenant
herein contained

 

5.         The
right of entry onto the Demised Premises for the Landlord and its authorised
security personnel at all times outside the hours of 9 00 a.m. to 6 00 p m. on
Working Days and at all times on other days to patrol the Demised Premises for
security purposes but so that the Landlord shall not exercise this right (save
in case of emergency) so long as this Lease shall remain vested in LIFFE
(Administration and Management) or a Group Company

 

6.       The right to use the toilets within the Demised
Premises but only during such periods as the toilets which are otherwise
provided for those exercising the right hereby granted are blocked or otherwise
incapable of use as a consequence of temporary repairs and maintenance and
subject to the persons exercising such rights complying with the provisions of
clause 5 10 hereof

 

92

 

Part B

 

The following rights are
excepted and reserved unto the Superior Landlord and all other persons
authorised by the Superior Landlord or otherwise entitled thereto.

 

1.         The
right to erect a new building or buildings or to demolish rebuild or alter any
building or to carry out any other development or to otherwise deal with any
property adjoining or neighbouring the Cannon Bridge Estate (or to consent to
any other person doing any of such things) notwithstanding that any right of
light or air or other usual right for the time being enjoyed by the Cannon
Bridge Estate other than those expressly granted in the Headlease may be
thereby obstructed or interfered with or that the Tenant might but for this
provision have been entitled to object on any other ground

 

2.         The
right to carry out any works to the Demised Premises which the Superior
Landlord properly and reasonably considers necessary in the case of emergency

 

3.         The
right upon giving at least 14 days notice to the Tenant (except in cases of
emergency) for the Superior Landlord to enter upon the Demised Premises (or so
much thereof as may be necessary) with equipment and materials and with or
without workmen for the purposes of -

 

(a)       exercising
any of the rights excepted and reserved to the Superior Landlord pursuant to
the terms of the Headlease

 

(b)      performing
any of the Superior Landlord’s rights or obligations contained in the Headlease
which cannot otherwise reasonably

 

93

 

and economically be carried
out without such entry or performing any of the Superior Landlord’s rights or
obligations required by statute which cannot otherwise be carried out without
such entry

 

(c)       inspecting
testing repairing renewing and rebuilding the whole or any part of the Superior
Landlord’s railway arches or any property adjoining or neighbouring the Cannon
Bridge Estate provided always that the Superior Landlord shall not exercise any
such rights in such a manner as will prevent the Tenant or any person properly
authorised by the Tenant from being able to obtain pedestrian access and egress
to and from the Demised Premises or to obstruct or impede fire escape routes to
and from the Demised Premises and provided further that nothing herein shall
permit or authorise the Superior Landlord to have access to or enter upon the
Demised Premises or any part thereof for the purposes of carrying out any
redevelopment or repairs to Cannon Street Station save for works of repair
properly required in the operation by the Superior Landlord of its railway
undertaking but not further or otherwise

 

4.         The
right for the benefit of any property adjoining or neighbouring the Cannon
Bridge Estate of free and uninterrupted passage and running of water soil gas
electricity and all other services or supplies through such sewers drains
gutters, watercourses pipes cables wires ducts mains and apparatus therewith
and all other conduits whatsoever which are now in or under the Demised
Premises and serving or capable of serving the property adjoining or neighbouring
the Cannon Bridge Estate

 

5.         The
right to connect to any of the drains sewers pipes wires ducts and

 

94

 

other conduits (if any)
which are now in or under the property of the Superior Landlord adjoining or
neighbouring the Cannon Bridge Estate and which serve the Demised Premises and
thereafter to the running of water soil gas electricity and other services
through such drains sewers pipes wires ducts and other conduits

 

Provided always that the
Superior Landlord or other person exercising such rights shall cause as little
inconvenience to the Tenant and damage to the Demised Premises as practicable
and shall make good any damage thereby caused to the Demised Premises and shall
not otherwise be liable to pay any compensation arising out of the exercise of
any such rights and no consent shall be required by the Superior Landlord from
the Tenant for the exercise of any such rights

 

6.         Rights
of entry onto the Demised Premises where such rights are given to the Superior
Landlord under the terms of the Headlease and on the terms therein mentioned

 

THE FOURTH SCHEDULE

Rent Review

 

1.         In
this Schedule the following expressions shall have the meanings respectively
ascribed to them

 

	
  “Review
  Date”

  	
   

  	
  means the 30 day of September 1998

  
	
   

  	
   

  	
   

  
	
  “Rental
  Value”

  	
   

  	
  means the    *

  

 

95

 

	
   

  	
   

  	
  *    and ON THE ASSUMPTION
  (whether or not it is a fact) that:-

  

 

(1)       all
the covenants and obligations on the part of the Tenant contained in this Lease
and (whilst still subsisting and in force) the Link Lease have been observed
and performed (but without prejudice to any rights or remedies of the Landlord
in regard thereto)

 

(2)       if
the Demised Premises at the Review Date or the means of access thereto or
egress therefrom have been damaged or destroyed by any of the Insured Risks
such damage or destruction has been reinstated

 

(3)       that
the Demised Premises are available for immediate fitting out at the expense of
the willing lessee and any reasonable rent free period that might reasonably be
required to cover the period that might reasonably be required by a willing
lessee to fit out the Demised Premises has expired

 

(4)       no
works have been earned out by the Tenant which have diminished the Rental Value
of the Demised Premises

 

96

 

(5)       whilst
the Link Lease is still subsisting and in force that the willing lessee is to
take a lease on the Review Date from a willing landlord of the Link such Lease
to be for a term of    *    computed from the
Review Date in the same terms and conditions as the Link Lease and to be
outside the security of tenure provisions of Sections 24 to 28 of the Landlord
and Tenant Act 1954

 

(6)       That the permitted use of the Demised Premises under the terms of the hypothetical
lease is that of offices

 

BUT DISREGARDING -

 

(a)       any
effect on rent of any goodwill attached to the Demised Premises by reason of
the carrying on by the Tenant or any under-tenant and/or any other permitted
occupier and/or their respective predecessors in title of any business in the
Demised Premises or within the Liffe Premises

 

(b)       any
effect on rent of the occupation of the Demised Premises by the Tenant or any
under-tenant or any other permitted occupier of the Demised Premises or its or
their respective predecessors in title

 

(c)       any
improvements to the Demised Premises made by the Tenant or by any under-tenant
or any other permitted occupier and/or its or their respective predecessors in
title with the consent of the Landlord (where required) but so that there shall
not be disregarded any

 

97

 

improvements effected at
the expense of the Landlord or in pursuance of any obligation to the Landlord
(except those that are carried out pursuant to clause 3.10(a) hereof)

 

“President”  means
the President for the time being of the Royal Institution of Chartered
Surveyors or a duly authorised person acting on his behalf or in substitution
for him

 

2.         (1)       On
and after the Review Date the yearly rent first reserved under this Lease shall
be whichever is the greater of:-

 

(a)       the
lesser of (i) the Rental Value at the Review Date as agreed or determined in
accordance with this Schedule and (ii)    *   
per annum

 

(b)       one half of the total rent of    *    payable for the period commencing on 30
September 1993 up to but excluding the Review Date

 

2.         In
the event of the Landlord and the Tenant failing to agree the Rental Value by
three months prior to the Review Date then and in any such case the
determination of the Rental Value at the Review Date may be referred at any
time thereafter by either the Landlord or the Tenant to an independent
Chartered Surveyor acting as an arbitrator to be nominated in default of
agreement upon the application of the Landlord or the Tenant by or on behalf of
the President (such independent Chartered Surveyor to have had at least ten
years experience of practising in the office market of the City of London) and
in relation to the ascertainment of the Rental Value the following provisions
shall

 

98

 

apply -

 

(1)       The
fees of the independent Chartered Surveyor so appointed shall be borne and paid
by the Landlord and/or the Tenant in such shares and in such manner as he shall
determine

 

(2)       The
arbitration shall be conducted in accordance with the Arbitration Acts 1950 to
1979 with the further provision that if the independent Chartered Surveyor
nominated pursuant to this sub-Clause shall die or decline to act the President
may on the application of either the Landlord or the Tenant by writing
discharge the arbitrator and appoint another in his place (who must fulfil the
same criteria) and this procedure may be repeated as many times as may be
required

 

3.         If
by the Review Date the reviewed rent payable from the Review Date has not been
ascertained pursuant to the terms and provisions of this Schedule the Tenant
shall continue to pay the yearly rent previously payable and on the quarter day
next after such ascertainment the Tenant shall pay to the Landlord without any
deduction whatsoever the amount of the difference (if any) between the said
yearly rent previously payable and the rent so ascertained for the period
commencing on the Review Date and ending on such quarter day together with
interest on such difference at the Rate of Interest from the date or dates when
the increased rent would have been payable if the increased rent had been
ascertained on the Review Date to the date of payment calculated by reference
to such difference or the relevant parts thereof from the date or respective
dates on which instalments thereof would have become due had the Rental Value
been ascertained by the Review Date

 

4.         If at the Review Date there is by
virtue of any statute any restriction which operates so as to prevent the
review from taking place then upon the

 

99

 

ending
removal or modification of such restriction the Landlord or the Tenant may at
any time within three months thereafter give to the other one month’s written
notice requiring a review of the said yearly rent upon the next succeeding quarter day which quarter day shall for the
purposes of this clause be the Review Date

 

5.         The
amount of any reviewed rent payable on and from the Review Date ascertained in
accordance with the foregoing provisions of this Schedule and payable under
this Lease shall within twenty eight days of such ascertainment be endorsed by
way of Memorandum on this Lease and the Counterpart hereof by the Tenant and
the Landlord respectively

 

THE FIFTH SCHEDULE above mentioned

Part 1A

(the Atrium Common Areas Expenses)

 

1.         Maintaining
and repairing (including by way of repair renewing or replacing where
necessary) the interior surface finishes of the Atrium Common Areas

 

2.         Painting powder coating and polishing
the interior of the Atrium Common Areas as and when the Landlord shall
reasonably deem necessary

 

3.         Rates
and similar impositions and outgoings assessed charged or imposed on the Atrium
Common Areas

 

4.         All
works which by or under any enactment or by any local or other authority are or
may be directed or required to be executed upon or in respect of any part of the Atrium Common Areas

 

100

 

5.         Compliance
with any notice of any local or other authority in respect of any part of the
Atrium Common Areas

 

6.         Maintaining repairing and renewing (if
necessary) a communal notice board in the Dowgate Hill Entrance and any boards
and directional signs in the Atrium Common Areas and any other notice boards
the Landlord reasonably considers desirable

 

7.         The
employment directly or indirectly on such terms and conditions as the Landlord
(acting reasonably) shall think fit of such persons as the Landlord may from time
to time think necessary in its reasonable discretion for the running or management of the Atrium Common Areas

 

8.         The rental cleaning and replacement when necessary of floor mats in the Atrium
Common Areas

 

9.         The maintenance (including but not limited to sweeping cleaning and inspecting the
same) running repair and (where necessary and by way of repair) renewal of the
escalators within the Atrium Common Areas and the taking out of maintenance
contracts in respect thereof with reputable contractors on competitive terms

 

10.       Controlling vermin in the Atrium Common Areas

 

11.       Cleaning and lighting of the Atrium Common
Areas and the cleaning of windows in the Dowgate Hill Entrance and in the area
linking the Atrium and River Buildings

 

12.       Heating cooling and ventilating the Atrium
Common Areas

 

101

 

13.       The rental and maintenance of telephone equipment and the maintenance of
any public address or other communication system which the Landlord reasonably
decides is required in the security desks in the Atrium Common Areas and the
cost of calls made therefrom by personnel employed by the Landlord for the
security of the Cannon Bridge Estate in the proper performance of their duties
in that regard

 

14.       Maintaining and (where necessary) replacing
the plants in any landscaped areas in the Atrium Common Areas and maintaining and (where necessary) replacing any
plants in non-landscaped areas

 

15.       (a)       Maintaining
and (where necessary) replacing the soft furnishings and other furniture in the
Atrium Common Areas and maintaining and replacing when necessary pictures
flowers and other similar decorative items in the Atrium Common Areas

 

(b)      Maintaining and replacing such litter bins in the Atrium
Common Areas as the Landlord shall reasonably consider necessary

 

16.       Rental
maintenance and replacement of such security systems in the Atrium Common Areas
as the Landlord shall reasonably think fit

 

17.       The maintenance repair cleaning and heating
lighting and ventilating any areas over which the Tenant is granted rights of
access in accordance with paragraph 9 of the Second Schedule and in respect of
which the Tenant has not notified the
Landlord that it does not require such rights

 

18.       The maintenance and repair of the areas over which the Tenant
can

 

102

 

exercise rights pursuant
to paragraph 7 of the Second Schedule and including (but without limitation)
any proper and reasonable running costs in respect of heating lighting and the cost
of power supplied to the relevant areas and the proper and reasonable cost of
employing any security guards in relation to such areas

 

19.       Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule (where the expenditure
relating to the provision of such service could not have been reasonably
foreseen at the time calculations of the Interim Service Charge (as hereinafter
defined) were made for the relevant Accounting Period) but so that any interest
to be paid on such borrowing shall be the cheapest rates reasonably obtainable
and the Landlord shall not be entitled to recover interest under this paragraph
or otherwise in respect of -

 

(a)       monies
borrowed to pay for any of the services set out in this part of this Schedule
as a consequence of any tenant or occupier of the Cannon Bridge Estate failing
to contribute or pay to the Landlord (whether temporarily or otherwise) any sum
it was due to pay to the Landlord in respect of such services, and

 

(b)      monies
borrowed to pay for any of the services which monies would not have had to been
borrowed had all the space in the Cannon Bridge Estate which is intended to be
let or capable of being let been let under a lease or leases where the tenant
or tenants thereunder would have had to pay to the Landlord a fair and proper
proportion of the expenditure relating to such services

 

103

 

20.       Without
prejudice to the foregoing the doing or causing to be done all such acts
matters and things as in the discretion of the Landlord acting reasonably and
in accordance with the principles of good estate management may be necessary or
desirable for the running of the Atrium Common Areas and for the benefit of the
tenants and occupiers of the Cannon Bridge Estate as a whole

 

PART IB

(The Cannon Bridge
Estate Expenses)

 

1.         (a)       The
repair and maintenance of the Transfer Deck the Water Towers and Subsidiary Structure of the Cannon Bridge Estate and of
keeping the same in good and substantial repair except for any part thereof for
which the Tenant or any other tenant is responsible

 

(b)      The
repair and maintenance of the arches of the Superior Landlord’s railway in so
far as the Landlord acting reasonably deems it desirable to do so and is
permitted to do so pursuant to the Headlease

 

2.         The
repair maintenance decorating cleaning heating ventilating and lighting of the
service road coloured brown on Plan LIF 51
B and the cost of water supplied to the wash down point therein

 

3          The
repair maintenance and replacement (if beyond repair and necessary) of any car
park barrier and/or roller shutter and equipment ancillary thereto provided for
the Car Park and the cost of the water supply to and the operation repair
maintenance and renewal or replacement where necessary and by way of repair of
the sprinkler system therein

 

104

 

4.         Vermin
control in the Cannon Bridge Estate (other than the River Building the Demised
Premises and any part of the Retained Parts let and capable of or intended for
independent letting)

 

5.         Maintenance
repair and cleansing of the River Building Common Areas including but not
limited to -

 

(a)       maintaining
cleansing irrigating and tending the Roof Garden and the fountain therein and
where necessary restocking plants shrubs and flowers

 

(b)      the
operating costs of one goods lift and one passenger lift providing access to
the Roof Garden

 

(c)       the
repair management cleansing and where necessary resurfacing of the Car Park and
the access ways thereto and therefrom including (but not by way of limitation)
the lifts and staircases running between the Car Park and the Dowgate Hill Entrance
and the Atrium Building respectively

 

(d)      the
re-painting of lines on the Car Park as necessary or desirable from time to
time and the replacement as necessary of any signs within the Car Park

 

(e)       maintenance
repair and where beyond repair and necessary replacing any lighting equipment
in the River Building Common Areas

 

(f)       the
ventilation of the Car Park

 

105

 

(g)      the
supply of electricity for all such lighting and other equipment including small
power points in the River Building Common Areas

 

6.         The
payment and discharge of any rates (including water rates) and similar
impositions and outgoings assessed charged or imposed on the River Building
Common Areas

 

7.         (a)       The
execution of all works which by or under any enactment or by local or other
authority are or may be directed or required to be executed upon or in respect
of the Cannon Bridge Estate and/or the Prow (other than the Demised Premises
and any part of the Retained Parts let capable of or intended for independent
letting)

 

(b)      The
compliance with any notice of any local or other authority in respect of the
Cannon Bridge Estate and/or the Prow (other than the Demised Premises and any
part of the Retained Parts let capable of or intended for independent letting)

 

8.         The
making and publishing of any regulations imposed by the Landlord in accordance
with clause 3.10(f)

 

9.         The
employment (whether employed by the Landlord or by an agent appointed by the
Landlord) on such terms and conditions as the Landlord shall reasonably think
fit of one or more building managers caretakers porters security or maintenance
staff gardeners and cleaners for the general benefit of the tenants and
occupiers of the whole of the Cannon Bridge Estate including -

 

(i)        the
provision maintenance and replacement of uniforms for such

 

106

 

persons

 

(ii)       the
maintenance and cleaning of toilet facilities for such persons

 

(iii)      usual
office running costs (but not rents) including (but not limited to) telephone
charges which properly relate to the carrying out of their duties

 

(iv)     all
reasonable and proper costs associated with making available (excluding for the
avoidance of doubt any costs of construction in relation thereto) rooms for use
as a Building Management Systems Room and Workshop a mess room a store room and
any other similar purpose for the running of the Cannon Bridge Estate as a
whole including the costs of the repair maintenance and cleaning thereof and of
the outgoings thereon together with the costs of the repair and maintenance and
where necessary and beyond repair the renewal or replacement of the equipment
therein but so that such costs shall not include any amount as would reimburse
the Landlord for the loss of rents which the Landlord could reasonably have
obtained therefrom or otherwise

 

10.       (i)        The
employment at the Landlord’s discretion of a reputable firm of managing agents
to manage the Cannon Bridge Estate and the discharge of all proper and
reasonable fees charges and expenses payable to such managing agents provided
that if the Landlord shall at the Landlord’s discretion manage the Cannon
Bridge Estate instead of employing a firm of managing agents the Landlord shall
be entitled to charge a reasonable fee for such management (but which shall in
any event not exceed the level of fees that might reasonably be charged by a
reputable

 

107

 

firm of managing agents
for managing the Cannon Bridge Estate) but such fees and costs charges expenses
shall not in any case relate to the collection of rents rent reviews or similar
matters

 

(ii)       The
employment of all such surveyors builders architects engineers tradesmen
accountants solicitors or other professional persons as may be necessary or
desirable for the proper maintenance safety and provision of services for the
Cannon Bridge Estate as a whole and the assessing recording and auditing of all
costs and expenses involved

 

11.       The
maintenance renewal and replacement where necessary of any fire alarms fire
extinguishers fire fighting equipment or fire precaution equipment which the
Landlord may from time to time reasonably consider necessary for the Cannon
Bridge Estate as a whole (which do not relate to any areas which are let
capable of being let or intended to be let) and payment of all proper charges
in connection with the maintenance thereof

 

12.       Refuse
removal for the Cannon Bridge Estate as a whole including the operation
maintenance repair and replacement (where necessary and beyond repair) of any
refuse compactors provided by the Landlord for common use

 

13.       Cleaning
the external windows of the Cannon Bridge Estate and the Prow (other than those
specifically referred to in any other part of this Schedule)

 

14.       Rental
maintenance and replacement (where reasonably necessary) of such security
equipment and systems as the Landlord may deem

 

108

 

desirable for the Cannon
Bridge Estate as a whole

 

15.       The
premiums payable for effecting Landlord’s Third Party Liability Insurance

 

16.       Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule (where the expenditure
relating to the provision of such service could not have been reasonably
foreseen at the time calculations of the Interim Service Charge (as hereinafter
defined) were made for the relevant Accounting Period) but so that any interest
to be paid on such borrowing shall be the cheapest rates reasonably obtainable
and the Landlord shall not be entitled to recover interest under this paragraph
or otherwise in respect of -

 

(a)       monies
borrowed to pay for any of the services set out in this part of this Schedule
as a consequence of any tenant or occupier of the Cannon Bridge Estate failing
to contribute or pay to the Landlord (whether temporarily or otherwise) any sum
it was due to pay to the Landlord in respect of such services, and

 

(b)      monies
borrowed to pay for any of the services which monies would not have had to have
been borrowed had all the space in the Cannon Bridge Estate which is intended
to be let or capable of being let been let under a lease or leases where the tenant
or tenants thereunder would have had to pay to the Landlord a fair and proper
proportion of the expenditure relating to such services

 

17.       Without
prejudice to the foregoing the doing or causing to be done all

 

109

 

such acts matters and
things as in the discretion of the Landlord acting reasonably and in accordance
with the principles of good estate management may be necessary or desirable for
the running of the Cannon Bridge Estate and for the benefit of the tenants and
occupiers of the Cannon Bridge Estate as a whole (but excluding for the
avoidance of doubt any costs or expenses relating to the repair maintenance and
upkeep of the Atrium Building)

 

PART IC

(The River Building Expenses)

 

1.        The
repair and maintenance of the Main Structure of the River Building and of
keeping the same in good and substantial repair (including where necessary and
by way of repair the renewal and replacement thereof)

 

2.        The
maintenance of the windows and roof lights within the River Building and the
cleaning of the exterior thereof

 

3.        Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule (where the expenditure
relating to the provision of such service could not have been reasonably
foreseen at the time calculations of the Interim Service Charge (as hereinafter
defined) were made for the relevant Accounting Period) but so that any interest
to be paid on such borrowing shall be the cheapest rates reasonably obtainable
and the Landlord shall not be entitled to recover interest under this paragraph
or otherwise in respect of:-

 

(a)       monies
borrowed to pay for any of the services set out in this

 

110

 

part of this Schedule as
a consequence of any tenant or occupier of the Cannon Bridge Estate failing to
contribute or pay to the Landlord (whether temporarily or otherwise) any sum it
was due to pay to the Landlord in respect of such services, and

 

(b)      monies
borrowed to pay for any of the services which monies would not have had to have
been borrowed had all the space in the Cannon Bridge Estate which is intended
to be let or capable of being let been let under a lease or leases where the
tenant or tenants thereunder would have had to pay to the Landlord a fair and
proper proportion of the expenditure relating to such services

 

PART ID

(The Atrium Building Expenses)

 

1.        The
repair and maintenance of the Main Structure of the Atrium Building and of
keeping the same in good and substantial repair (including where necessary and
by way of repair the renewal and replacement thereof)

 

2.        The
maintenance of the windows and window frames and roof lights within the Atrium
Building (including where broken or beyond repair the replacement thereof)
(save where the same are or are intended to be the responsibility of any tenant
of the Atrium Building)

 

3.        The
cleaning and lighting of the Atrium Building Common Areas

 

4.        The
cleaning of the interior and exterior of the windows and cladding in the
external walls of the Atrium Building (save for the interior

 

111

 

surface finishes of such
walls where the same bound areas capable of and intended to be separately
demised) and also the cleaning of the internal elevations and glazed roof of
the atrium within the Atrium Building above first floor level

 

5.        The
painting powder coating and polishing of the interior of the Atrium Building
Common Areas as and when the Landlord shall reasonably deem necessary

 

6.        The
maintaining and repairing (including renewing and replacing where necessary and
by way of repair) of the interior surface finishes of the Atrium Building Common
Areas including carpets and other floor coverings and ceiling coverings

 

7.        Rates
and similar impositions and outgoings assessed charged or imposed on the Atrium
Building Common Areas

 

8.        The
carrying out of all works which are or may be directed or required to be
executed upon or in respect of any part of the Atrium Building Common Areas
under any enactment or by any local or other authority

 

9.        Compliance
with any notice of any local or other authority in respect of any part of the
Atrium Building Common Areas

 

10.      Repairing
maintaining and renewing if necessary such notice boards and directional signs
in the Atrium Building Common Areas as the Landlord deems desirable

 

11.      The
supply of toilet requisites to the Atrium Building and the repair and maintenance
(including renewal or replacement where necessary) of all toilet equipment and
the lighting heating cooling ventilating

 

112

 

cleaning repair and
maintenance of all toilet accommodation within the Atrium Building but so that
this shall not extend to the toilets situate within the Demised Premises

 

12.      The
rental cleaning maintenance and replacement where necessary of floor mats in
the Atrium Building Common Areas

 

13.      The
heating cooling and ventilating of the Atrium Building Common Areas

 

14.      The
supply of water to the Atrium Building

 

15.      The
maintenance (including but not limited to cleansing and inspecting the same)
running repair and (where necessary and beyond repair) renewal and the
insurance against breakdown and third party liability of all Plant and
mechanical and electrical equipment and the conduits relating thereto serving
the Atrium Building and the taking out of maintenance contracts in respect
thereof but excluding Tenant’s fixtures and fittings and any such items
specifically demised to the Tenant or demised or intended to be demised to any
other tenant of the Atrium Building

 

16.      The
cleaning lighting repairing and maintaining of the plant rooms serving the
Atrium Building

 

17.      Control
of vermin in the Atrium Building Common Areas

 

18.      The
maintenance and replacement of the security systems in the Atrium Building and
which relate solely to the Atrium Building and the patrolling of the Atrium
Building when the Landlord deems the same to be necessary

 

113

 

19.      Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule (where the expenditure
relating to the provision of such service could not have been reasonably
foreseen at the time calculations of the Interim Service Charge (as hereinafter
defined) were made for the relevant Accounting Period) but so that any interest
to be paid on such borrowing shall be the cheapest rates reasonably obtainable
and the Landlord shall not be entitled to recover interest under this paragraph
or otherwise in respect of:-

 

(a)      monies
borrowed to pay for any of the services set out in this part of this Schedule
as a consequence of any tenant or occupier of the Cannon Bridge Estate failing
to contribute or pay to the Landlord (whether temporarily or otherwise) any sum
it was due to pay to the Landlord in respect of such services, and

 

(b)      monies
borrowed to pay for any of the services which monies would not have had to have
been borrowed had all the space in the Cannon Bridge Estate which is intended
to be let or capable of being let been let under a lease or leases where the
tenant or tenants thereunder would have had to pay to the Landlord a fair and
proper proportion of the expenditure relating to such services

 

20.      Without
prejudice to the foregoing the doing or causing to be done all such acts
matters and things as in the discretion of the Landlord acting reasonably and
in accordance with the principles of good estate management may be necessary or
desirable for the running of the Atrium Building and with due regard to the
interests of the tenants thereof

 

114

 

PART II

(the Service Charge and the Interim Charge)

 

1.        In this part of this
Schedule the following expressions have the following meanings respectively -

 

(1)      “Total
Expenditure” shall mean all costs and expenses reasonably and properly incurred
by the Landlord in each Accounting Period in providing the services referred to
in Part I of the Fifth Schedule with due economy and efficiency Provided that
there shall be deducted from such costs and expenses in each Accounting Period
all interest which has accrued in the relevant Accounting Period on any monies
held on any bank account maintained by the Landlord or its agents or the
Landlord’s surveyors in connection with the expenditure in relation to the
services referred to in Part I of the Fifth Schedule and Provided further that
the Total Expenditure shall not include -

 

(a)       any
part of the cost of the initial construction equipping and fitting out of the
Cannon Bridge Estate including (for the avoidance of doubt) compliance with
statutory requirements in respect of the initial construction equipping and
fitting out of the Cannon Bridge Estate

 

(b)       any
costs and expenses incurred in repairing maintaining rebuilding replacing or
renewing any item referred to in Part I of the Fifth Schedule to the extent
that the Tenant would not have been liable in respect of such repair
maintenance rebuilding replacement or renewal if the same had been demised to
the Tenant under a lease

 

115

 

under which the Tenant
covenanted only to repair and keep in good and substantial repair the same such
lease being for a term commensurate with the term then remaining unexpired of
this Lease at the time any such expenditure is incurred

 

(c)       in
any Accounting Period the costs expenses and other expenditure relating to any
of the services referred to in Part I of the Fifth Schedule which arise as a
result of damage or destruction caused by any of the Insured Risks

 

(d)       any
costs or expenses arising due to the state of repair of the brick arches or
arising due to damage caused by any lack of repair of such arches

 

(e)       any
cost or expense that arises in remedying of a defect in the design construction
or materials used in the Cannon Bridge Estate (including without limitation the
plant and machinery therein or serving the same)

 

(f)       any
costs or expenses relating to the repair maintenance upkeep cleaning heating
lighting ventilating and decoration of the Atrium Internal Common Areas

 

(g)       any
costs or expenses incurred in repairing maintaining running replacing or
renewing the Lifts

 

(h)       any
costs or expenses for repair maintain equipping heating lighting cleaning any
of the toilets in or serving the Atrium Building or costs associated therewith

 

116

 

(2)      “Accounting
Period” means the period of one year to the date nominated by the Landlord from
time to time or such other period as the Landlord may in its discretion from
time to time determine and notify in writing to the Tenant

 

(3)      “the
Service Charge” means in each Accounting Period the sum of

 

(a)       a
fair and proper proportion of that part (to be reasonably and properly
determined by the Landlord’s Surveyor) of Total Expenditure relating to Part IA
of this Schedule for that Accounting Period PLUS

 

(b)       a
fair and proper proportion of that part (to be reasonably and properly
determined by the Landlord’s Surveyor) of Total Expenditure relating to Part IB
of this Schedule for that Accounting Period PLUS

 

(c)       a
fair and proper proportion of that part (to be reasonably and properly
determined by the Landlord’s Surveyor) of Total Expenditure relating to Part IC
of this Schedule for that Accounting Period PLUS

 

(d)       a
fair and proper proportion of that part (to be reasonably and properly
determined by the Landlord’s Surveyor) of Total Expenditure relating to Part ID
of this Schedule for that Accounting Period

 

and (in respect of the
Accounting Period during which this Lease is executed) such proportions of such
expenditure as are attributable to the period from the date of this Lease to
the end of the current

 

117

 

Accounting Period (but
which shall not relate to any services provided before the date of this Lease)

 

PROVIDED always that and for the avoidance of doubt in calculating such
fair and proper proportions such fair and proper proportions shall not be
increased as a result of or as a consequence of any parts of the Cannon Bridge
Estate which are intended to be let or capable of being let being unlet or if
let where the tenant thereunder is not required to pay a fair and proper
proportion of expenditure relating to the provision of the services AND
PROVIDED FURTHER that in calculating such fair and proper proportions aforesaid
different proportions (provided they are fair and proper) may be allocated to
each individual item of expenditure comprising Total Expenditure including if
it is fair and proper so to do allocating the entire cost or none of the cost
of any particular item of expenditure to the Tenant AND PROVIDED FURTHER that
if any item of expenditure comprising Total Expenditure is included in the
proportion of one of the parts of Part I of this Schedule as aforesaid such
item of expenditure shall not be included as Total Expenditure for the purposes
of calculating the relevant proportion of expenditure for any other part of
Part I of this Schedule

 

(5)      “the
Interim Service Charge” means such yearly sum to be paid on account of the
Service Charge in respect of each Accounting Period as the Landlord’s Surveyor
shall reasonably specify to be a fair and reasonable estimate of the likely
Service Charge for that Accounting Period and which sum shall be notified to
the Tenant in writing

 

2.        The
first quarterly payment of Interim Service Charge or a proportionate part
thereof for the period from the date hereof to the quarter day next following
the date hereof (on account of the Service Charge for the Accounting Period
during which this Lease is executed)

 

118

 

shall be made on the
execution hereof and thereafter the Interim Service Charge shall be paid to the
Landlord by equal quarterly payments in advance with the rent first reserved by
this Lease

 

3.        If
the Interim Service Charge paid by the Tenant in respect of any Accounting
Period exceeds the Service Charge for that Accounting Period the surplus of the
Interim Service Charge so paid over and above the Service Charge shall be
carried forward by the Landlord and credited to the account of the Tenant in
computing the Service Charge in the next succeeding Accounting Period as herein
provided Save that in the case of this Lease being determined or if applicable
on its expiry such excess shall be repaid to the Tenant within 14 days of the
Certificate referred to in paragraph 5 below for the relevant Accounting Period

 

4.        If
the Service Charge in respect of any Accounting Period exceeds the Interim
Service Charge paid by the Tenant in respect of that Accounting Period together
with any surplus from previous years carried forward as aforesaid then the
Tenant shall pay the excess to the Landlord within twenty-eight days of service
upon the Tenant of the Certificate referred to in the following paragraph and
in case of default the same shall be recoverable from the Tenant as rent in
arrear

 

5.        As
soon as practicable after the expiration of each Accounting Period and in any
event within three months of such expiry an account of the Total Expenditure
shall be audited by a reputable independent chartered accountant appointed by
the Landlord and there shall be served upon the Tenant by the Landlord or the
Landlord’s Surveyor a certificate (“the Certificate”) (within such three month
period) signed by such accountant certifying the accuracy of the contents
thereof and containing the following information

 

119

 

(a)      the
amount of the Total Expenditure for that Accounting Period as audited

 

(b)      the
amount of the Interim Service Charge paid by the Tenant in respect of that
Accounting Period together with any surplus carried forward from the previous
Accounting Period

 

(c)       the
details of all other parties contributing towards the Total Expenditure and any
amounts paid by such parties on account of Total Expenditure

 

(d)      a
breakdown showing the proportion allocated to the Tenant for each individual
category or head of expenditure and the cost or expense relating to such item
and the service to which it relates

 

(e)       the
amount of the Service Charge payable by the Tenant in respect of that
Accounting Period and the amount of any excess to be carried forward by the
Landlord pursuant to paragraph 3 of this Schedule or the amount of any excess
payable by the Tenant pursuant to paragraph 4 of this Schedule (as the case may
be)

 

6.        The
Landlord shall retain for inspection by the Tenant for a period of one year
after the date of the issue to the Tenant of any Certificate all invoices and
other appropriate evidence relating to all costs and expenses making up the
Total Expenditure and shall within 5 working days of request by the Tenant make
available for inspection by the Tenant all such invoices and other appropriate
evidence as aforesaid

 

7.        All
sums paid by the Tenant and any other tenants for the time being of the Cannon
Bridge Estate by way of service charge or on account

 

120

 

thereof shall be placed
in a separate designated deposit trust account to the intent that they are not
and shall not be utilised until such time as they may be required to discharge
any costs and expenses relating to the provision of the services and in respect
of any areas which are intended to be let but which are unlet or where let but
where the tenants thereunder are not required to pay a fair and proper
proportion of the expenditure relating to the services the Landlord shall in
respect of all such areas pay into such separate designated deposit account
amounts equal to the amounts that the tenants of such areas would have had to pay
by way of service charge and sums on account of service charge as if such areas
had been let on terms (mutatis mutandis) to those of this Lease all such
amounts to be paid at the same times as the times for payment of the Interim
Service Charge and Service Charge contained in this Lease and all interest
earned upon such account on the sums paid by the Tenant by way of Service
Charge or on account thereof shall accrue to the account to the credit of the
Tenant.

 

THE SIXTH SCHEDULE above
mentioned

 

Surety Covenant

 

(1)       The
Surety HEREBY COVENANTS with and GUARANTEES to the Landlord that
the Tenant will at all times during the term pay the rents and all other sums
and payments agreed to be paid by the Tenant at the respective times and in
manner herein appointed for payment thereof and will also duly perform and
observe the several covenants and obligations herein on the part of the Tenant
contained and that the Surety will pay and make good to the Landlord all losses
costs and expenses sustained by the Landlord through the default of the Tenant
in respect of the before-mentioned matters PROVIDED that any neglect or
forbearance of the Landlord in endeavouring to obtain payment of the said rents
and payments

 

121

 

as and when the same become due or the Landlord’s delay to take steps
to enforce performance or observance of the several covenants and obligations
herein on the part of the Tenant contained and any time which may be given by
the Landlord to the Tenant or the disclaimer or forfeiture of this Lease shall
not release or in any way lessen or affect the liability of the Surety under
the guarantee on the part of the Surety hereinbefore contained

 

(2)       The
Surety HEREBY FURTHER COVENANTS with the Landlord that notwithstanding
any such neglect or forbearance of the Landlord or any disclaimer or forfeiture
of this Lease if this Lease shall be disclaimed or shall be forfeited under the
provisions in that behalf hereinbefore contained the Landlord may within three
months after any such disclaimer or forfeiture by notice in writing require the
Surety to accept within two months after the date of service of such notice a
lease of the Demised Premises for a term equivalent to the residue which if
there had been no disclaimer or forfeiture would have remained of the term
granted by this Lease at the same rents as shall be payable hereunder (with
provisions for the review of rent at the times and in manner contained in this
Lease) and subject to the like covenants and to the like provisos and
conditions as are contained in this Lease with the exception of this Clause the
said new lease and the rights and liabilities thereunder to take effect as from
the date of such disclaimer or forfeiture AND in such case the Surety
shall pay the Landlord’s reasonable and proper costs of and accept such new
lease accordingly and will execute and deliver to the Landlord a counterpart
thereof

 

(3)       The
guarantee hereby given shall not be affected by any change in the constitution
of the Tenant or any of the Tenant’s successors in title or the Landlord and
shall also operate for the benefit of the successors or assigns of the Landlord

 

(4)       The
Surety’s covenants with the Landlord shall be primary

 

122

 

obligations notwithstanding that as between the Tenant and the Surety
they are as surety only and accordingly the Surety’s obligations hereunder
shall have effect irrespective of any matter which might otherwise constitute a
legal or equitable discharge or defence of the Surety

 

THE SEVENTH SCHEDULE

 

PART I

 

(The Atrium Building)

 

The six storey building forming part of the Cannon Bridge Estate the
footprint of which is shown coloured blue on plan 54A

 

PART II

 

(The Cannon Bridge
Estate)

 

The premises described below and all buildings erections and structures
now or hereafter constructed thereon and all additions and improvements thereto
and fixtures fittings plant and machinery therein or thereon belonging to the
Landlord or in the nature of the Landlord’s fixtures and fittings -

 

(1)      The
Transfer Deck and the Foundations

 

(2)      The
air space within the area hatched blue on plan 92B between the bottom surface
of the floor plate forming part of the Transfer Deck and 18 565 metres above
the Ordnance Datum Newlyn

 

(3)      The
buildings structures premises and airspace within the area edged red on plan
63A between the basement level and street

 

123

 

level

 

(4)       The
buildings structures premises and airspace within the area edged red on plan
51B between street level and mezzanine level

 

(5)       The
buildings structures premises and air space within the area edged red on plan
52B between mezzanine level and platform level

 

(6)       The
buildings structures premises and airspace within the area edged red on plan
53B between platform level and deck level

 

(7)       The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 92A between deck level and plaza level 1

 

(8)       The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 54A between plaza level 1 and level 2

 

(9)       The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 55A between level 2 and level 3

 

(10)    At
level 3

 

(a)      in
respect of that part of the area shown edged red but not coloured brown on plan
56B the buildings structures premises and airspace within that area between
level 3 and level 4,

 

124

 

(b)      in
respect of that part of the area shown edged red and coloured brown on plan 56B
the buildings structures premises and airspace (but not the Prow) within that
area up to a height of 31.805 metres above Ordnance Datum Newlyn,

 

(c)       the
following items above the level specified in paragraph (b) above in the area
specified in that paragraph -

 

3 lift shafts and
surrounding housing

 

2 staircase enclosures

 

Window Cleaning equipment

 

Air conditioning plant
including duct work and

 

surrounding structures

 

Balustrades

 

Lighting standards and
landscaping

 

Other minor plant
equipment and structures and

 

landscaping of a
non-income producing nature

 

(11)    At
levels 4, 5 and 6 the buildings structures premises and airspace within the
area edged red and coloured blue on plans 57A 58A and 59A up to 46.24 metres
above Ordnance Datum Newlyn

 

(12)    In
respect of the area above roof level (being 46.24 metres above Ordnance Datum
Newlyn)

 

(a)      the
buildings structures premises and airspace within the area shown coloured blue
and hatched black on plan 60A up to a height of 54 00 metres above Ordnance
Datum

 

125

 

Newlyn

 

(b)      the
buildings structures premises and airspace within the area coloured blue and
unhatched on plan 60A up to a height of 48 070 metres above Ordnance Datum
Newlyn

 

(c)       the
following items above the levels specified in paragraphs (a) and (b) above in
the areas specified in those paragraphs -

 

4 lift shafts and
surrounding housing

 

2 staircase enclosures

 

Window cleaning equipment

 

Air conditioning plant
including duct work and surrounding structures

 

Catladders

 

Balustrades

 

Other minor plant
equipment and structures of a non-income producing nature

 

(13)    The
Water Towers

 

(14)    The
walls shown edged red on plans 51B Flank Walls and 54A Flank Walls including
the foundations footings and other supporting structures of the same (but for
the avoidance of doubt not including those parts of the brickwork forming the
construction of the arches) but excluding any part of the walls (including the
other structures referred to above) below a height of 18 565 metres above
Ordnance Datum Newlyn

 

Provided that there is not included in the Cannon Bridge Estate above

 

126

 

described any part of the
existing structures or works of the Superior Landlord below the Transfer Deck
which were in existence at 29th September 1988 (being the date of the agreement
for the grant of the Headlease) including any structures created and works
carried out to those structures and works during the course of the development
of the Cannon Bridge Estate pursuant to the terms of the said agreement but so
that this proviso shall not and is not intended to include any part of the
office development being the Cannon Bridge Estate or the works and structures
referred to in paragraphs (13) and (14) above but that it shall and is intended
to include the area shown hatched black on plan 51B

 

PART III

(The Transfer Deck)

 

That part of the Cannon Bridge Estate comprising the structural floor
plate and the horizontal structure immediately beneath and supporting the same
including the warren and plate girders but excluding the airspace between such
girders (together with the fire protection covering and/or enclosing the same)
the extent of which is shown hatched blue on plan 92A

 

PART IV

(The River Building)

 

That part of the Cannon Bridge Estate shown coloured brown (excluding
for the avoidance of doubt and where applicable the Prow) on plans 54A 55A 56B
and 57A

 

127

 

THE EIGHTH SCHEDULE

PART I

 

(Value Added Tax)

VAT Notice

 

To                  [the
Landlord]

 

From              [the
Tenant]

 

We refer to the Eighth Schedule of the Lease dated
[          ] made between
Cannon Bridge Investments Limited (1) and LIFFE Administration and Management
(2) LIFFE (Holdings) plc (3) in respect of premises at level 1 the Atrium
Building Cannon Bridge London EC4 (“the Lease”) and pursuant to the provisions
of that Schedule.-

 

1.        We
estimate that the part of the Value Added Tax to be charged in relation to the
payment of the rent first reserved by the Lease (“the Rent”) which is due on
[          ] (“the Current
Rent”) which we will not obtain credit for or repayment of will be a proportion
of [     ] % of
the total Value Added Tax charged

 

2.        The
following table sets out those instances not previously disclosed in a VAT
Notice where it has been determined that the proportion of Value Added Tax for
which we have actually obtained credit or repayment differs from the proportion
previously estimated for the purposes of paragraph 1 or previously stated in
paragraph 2 of an earlier VAT Notice

 

128

 

	
  Date

  	
   

  	
  Rent Due

  	
   

  	
  Estimate

  	
   

  	
  Actual

  	
   

  	
  Excess of/

  (Deficit in)

  Recovery

  	
   

  
	
   

  	
   

  	
  (after adjustment)

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

3.        We
require that an adjustment is made to the Current Rent in accordance with
paragraph 2 of Part II of the Eighth Schedule to the Lease and we calculate
that the Current Rent as so adjusted shall be
£                     exclusive
of Value Added Tax and the Value Added Tax thereon shall be £

 

4.        The
information contained in paragraph 2 of this VAT Notice is complete and
accurate and a true representation of our position

 

	
  Signed by

  
	
  [authorised signatory]

  for and on behalf of

  [the Tenant]

  

 

PART II

(Value Added Tax Provisions)

 

1.        The
Tenant COVENANTS with the Landlord -

 

1.1      until
the expiration of the tenth year of the Term to notify the Landlord as soon as
reasonably practicable after becoming or ceasing to be registered for Value
Added Tax purposes:

 

1.2      in
fulfilment of its obligations to pay the rent first reserved plus

 

129

 

Value Added Tax (as the
Landlord hereby acknowledges) to pay the amounts (including the Value Added
Tax) stipulated in paragraph 3 of the relevant VAT Notice on the due date for
payment of the rent first reserved

 

2.        2.1      If
and for so long as the Tenant is not a registered person for Value Added Tax
purposes the amount of the rent first reserved shall be such amount as together
with the Value Added Tax chargeable thereon equals the amount of the rent first
reserved which would have been payable but for the adjustment under this
Schedule

 

2.2      If
and for so long as the Tenant is registered for Value Added Tax purposes the
following formula gives the amount of the rent first reserved

 

	
  A

  	
  =

  	
  (

  	
  100

  	
   

  	
  )   D

  	
   

  
	
   

  	
   

  	
  (

  	
  100 + (BxC

  	
  )

  	
  )

  	
   

  
	
   

  	
   

  	
  (

  	
  100

  	
  )

  	
  )

  	
   

  

 

WHERE

 

A        is
the rent first reserved after the adjustment under this Schedule before Value
Added Tax

 

B        is
the percentage rate of VAT charged on rents for the Demised Premises

 

C        is
the percentage rate of the VAT charged on rents for the Demised Premises which
the Tenant estimates in paragraph 1

 

130

 

of the relevant VAT
Notice it will not obtain credit for or repayment of from HM Customs and
Excise; and

 

D        is
the amount of the rent first reserved which would have been payable but for the
adjustment under this Schedule

 

The intention being (for
the avoidance of doubt) that taking into account such estimated credit or
repayment (assuming that such estimate is accurate) the payment of the rent
first reserved as so adjusted and VAT thereon will leave the Tenant out of
pocket by no more and no less than the amount of the rent first reserved which
would have been payable but for the adjustment under this Schedule the
following example illustrating such intention

 

Let B be 17.5%

Let C be 57%

Let D be £100

 

Then

 

	
  A

  	
  =

  	
  (

  	
  100

  	
  )   100

  	
   

  
	
   

  	
   

  	
  (

  	
  100 + (17.5x57)

  	
  )

  	
   

  
	
   

  	
   

  	
  (

  	
  100)

  	
  )

  	
   

  

 

So A = £90.93 before VAT
and £106.84 after VAT and if the Tenant obtains credit or repayment for £6.84
(£15.91 less £15.91 x 57%) it will be out of pocket by £100

 

2.3      In
paragraphs 2.1 and 2.2 above the references to the rent first reserved which
would have been payable but for the adjustment

 

131

 

under this Schedule are
to be taken as a reference to that rent before addition of any Value Added Tax
thereon but after.-

 

2.3.1              addition
of any amount or amounts stated in paragraph 2 of the relevant VAT Notice to be
an excess of recovery; and

 

2.3.2              deduction
of any amount or amounts stated in paragraph 2 of the relevant VAT Notice (in
brackets) to be a deficit in recovery

 

2.4      Reference
in paragraphs 2.1 and 2.2 above to Value Added Tax chargeable on the rent first
reserved are limited to Value Added Tax resulting from the making on or before
the tenth anniversary of this Lease of an election to waive exemption or
similar option (an “Election”) by any person and references in those paragraphs
to the rent first reserved are limited to such amount of it on which Value
Added Tax so resulting is chargeable References to Value Added Tax and to the
rent first reserved shall unless the context otherwise requires be construed
accordingly to the following provisions of this Schedule and in any VAT Notice

 

3.        Without prejudice to
paragraph 5 hereof the Tenant’s calculation under paragraph 3 of a VAT Notice
of the rent and Value Added Tax payable shall be final and binding on the
Landlord in the absence of manifest error

 

4.        Without prejudice to
paragraph 5 hereof paragraphs 1, 2 and 4 of each VAT Notice shall be final and
binding on the Landlord as to the matters stated therein

 

132

 

5.        At the Landlord’s written
request the Tenant shall procure its auditors for the time being to certify as
to the accuracy or otherwise of a VAT Notice PROVIDED that unless such
certification demonstrates that the contents of the VAT Notice are manifestly
incorrect the Landlord shall be responsible for the auditor’s reasonable
charges (including VAT which the Tenant is unable to obtain credit for or
repayment of) in relation to the giving of such certification

 

6.        If whilst registered for
VAT purposes the Tenant fails to serve a VAT Notice by the date it makes a
payment of the rent first reserved it shall be deemed to have served a VAT
Notice specifying in paragraph 1 of the VAT Notice as the estimated proportion
nil per cent However without prejudice to the provisions of clause 5.13(b) of
the Lease if an Election resulting in the rent first reserved being subject to
Value Added Tax was not notified in writing to the Tenant at least 30 days
before the payment becomes due the estimated proportion shall be deemed to be
100% In either case that proportion shall be adjusted in paragraph 2 of
subsequent VAT Notices

 

7.        For the avoidance of doubt
the Tenant may include in paragraph 2 of a VAT Notice.-

 

7.1      any
repayment to HM Customs and Excise of Value Added Tax on the rent first
reserved for which the Tenant previously received credit or repayment; and

 

7.2      any
end of year partial exemption adjustment affecting its recovery of Value Added
Tax on the rent first reserved

 

8.        The Tenant may and shall
if so required under paragraph 11 below serve a VAT Notice omitting paragraph 1
and containing other consequential amendments to adjust in accordance with
paragraph 2 of the VAT Notice the rent first reserved in respect of periods
after the expiration of the Term

 

133

 

9.        In the event of an
assignment of this Lease -

 

9.1      The
assignor may and shall if so required under paragraph 11 below when no longer
paying rent under the Lease serve a VAT Notice omitting paragraph 1 and
containing other necessary amendments to require payments to or by the assignor
reflecting paragraph 2 of the VAT Notice and such payments shall be made; and

 

9.2      The
assignee Tenant shall include in paragraph 2 of any VAT Notice only adjustments
to his own position

 

10.      If this Lease is determined
under clause 5.12 or 5.15 the Tenant may and shall if so required under
paragraph 11 below serve a VAT Notice omitting paragraph 1 and containing other
necessary amendments to require payments shall be made

 

11.      Where the Tenant may serve a
VAT Notice under paragraph 8 9 and 10 above the Landlord may require the Tenant
to forthwith inform the Landlord of the expiry date of the Tenant’s tax year in
which falls the tax point of the last Value Added Tax recovery of which by that
Tenant is relevant under this Schedule and may not later than two months after
this expiry date require the Tenant to serve a VAT Notice The Tenant shall then
serve a VAT Notice within two months after service of the notice by the
Landlord In this paragraph “tax year” has the same meaning as in Part V of the
Value Added Tax (General) Regulations 1985 and if that definition no longer
exists shall bear a corresponding meaning in the light of the provisions
regulating Value Added Tax for the time being

 

12.      The Tenant shall remain free
to order its VAT and other affairs in such manner as it thinks fit and without
limiting the generality of that it shall be free to decide whether or not it
elects to waive exemption

 

134

 

13.      Without limiting paragraph 4
the Landlord acknowledges that the Tenant has agreed to pay to the Landlord (in
addition to the rent first reserved before adjustment) the amount of Value
Added Tax for which the Tenant obtains credit or repayment only on the basis
that the Tenant shall not be obliged to disclose any Relevant Information or
Documents (beyond sending to the Landlord the VAT Notice) except in the case of
any litigation with the Tenant any signatory of a VAT Notice or any other party

 

14.      The Landlord agrees except
in the case of any litigation with the Tenant any signatory of a VAT Notice or
any other party -

 

14.1    To
accept that paragraph 1.2 and 4 of the VAT Notice are final binding complete
accurate and true, and

 

14.2    That
the Tenant shall not be obliged to disclose any Relevant Information or
documents

 

15.      In this Schedule “Relevant
Information and/or Documents” means documents and/or information relating to
the matters in question in any dispute in connection with any adjustment under
this Schedule or in connection with a VAT Notice

 

16.      The Landlord undertakes with
the Tenant that all the information disclosed by the Tenant pursuant to this
Schedule concerning the Tenant’s affairs (whether contained in a VAT Notice or
otherwise) are and shall at all times remain confidential and that accordingly
the Landlord agrees that it shall not disclose and shall take all necessary
steps to prevent the disclosure of such information or any part thereof to any
third party save as is strictly necessary for the purpose of any litigation
with the Tenant any signatory of a VAT Notice or any other party

 

135

 

17.      The Landlord shall ensure
that no person becomes the or a Landlord within the meaning of this Lease
without first obtaining from that person and the Landlord shall promptly on
request give to any person who becomes the Tenant under this Lease an
undertaking to the Tenant executed as a deed in the terms of paragraph 13 14 15
and 16 above and this paragraph 17 mutatis mutandis So long as a Landlord
(other than Cannon Bridge Investments Limited) has not given such an
undertaking paragraph 2.1 rather than 2.2 above shall apply to determine the
rent first reserved notwithstanding that the Tenant is registered for Value
Added Tax

 

18.      For the avoidance of doubt
but without prejudice to paragraphs 8 9 and 10 hereof it is hereby agreed and
declared that the provisions of this Schedule shall cease to have effect in
respect of any period commencing on or after the Tenth anniversary of the Term
Commencement Date

 

NINTH SCHEDULE

Ancillary Uses

 

Computer and Trading Floor Technology Workshop

 

Lockers

 

Education and training facilities

 

Lounges (including catering facilities)

 

Display and sales area

 

Administration Booths

 

Screen Based Trading Control Room

 

Screen Based Trading Room

 

Trade Registration and Enquiry Area

 

Price Reporting Area

 

Any such uses to include for the avoidance of doubt use by the Tenant’s
employees and by LIFFE Members and Members of Other Markets (as such
expressions are defined in clause 3.13 hereof) and their respective employees

 

136

 

TENTH SCHEDULE

 

Form of Licence

 

DATED                                                                                          1993

 

 

[                                             ]
(Licensor)

 

 

- and -

 

 

[                                             ]
(Licensee)

 

 

LICENCE
FOR

[Booth(s)][Locker(s)]

[Service
Accommodation] at

Level
One Atrium Building

Cannon
Bridge London EC4

 

 

Note:
See attached notes for Guidance on Completion of Licence

 

137

 

LIFFE

ADMINISTRATION AND MANAGEMENT

LICENCE AGREEMENT

 

THIS LICENCE  is
made the                                                                                day
of 199

 

BETWEEN:

 

(1)       LIFFE ADMINISTRATION AND MANAGEMENT whose
registered office is at Royal Exchange London EC3V 3PJ (“the Licensor”) and

 

(2)

of

(“the Licensee”)

 

NOW IT IS AGREED as
follows-

 

1.        LICENCE

 

1.1      The
Licensor grants a non-exclusive licence to the Licensee to use the
[booth(s)][locker(s)][service accommodation] identified in the Schedule hereto
or such other [booth(s)][locker(s)][service accommodation] as the Licensor may
specify from time to time pursuant to clause 1.2 and/or as may be agreed in
writing by the Licensor and the Licensee from time to time ([“the Booth”][“the
Locker”][“the service accommodation”]) which expression shall include the
plural but shall for the avoidance of doubt not include the contents thereof
(including but without limitation any furniture and equipment therein) or any

 

138

 

services or facilities to
or benefiting [the Booth][the Locker][the service accommodation] in the
Licensor’s premises known as Level One The Atrium Building Cannon Bridge Estate
London EC4 (“Level One”) for the purpose only of carrying on activities which
are properly connected to trading activity on The London International
Financial Futures and Options Exchange (“LIFFE”) from the
          day of 199 
until such licence is determined in accordance with this Agreement

 

1.2      The
Licensor reserves the right from time to time on ten working days’ written
notice to require the Licensee to move to such other [booth] [locker] [service
accommodation] as shall be specified in such notice and upon the expiry of such
notice the Licensee shall move to such other specified [the Booth] [the Locker]
[the service accommodation] which (for the avoidance of doubt) shall
thenceforth be [“booth”][“locker”][“service accommodation”] for the purposes of
this Agreement (subject to any subsequent further operation of this clause)

 

1.3      During
the continuation of this Licence the Licensee’s staff registered with the
Licensor (subject to their not being disqualified for any reason) shall during
the opening hours prescribed from time to time by the Licensor be permitted to
use in common with other licensees of Level One such means of access canteen
lavatories and other common areas in Level One as may be so designated in
writing by the Licensor from time to time SUBJECT to the Licensor’s right to
interrupt any such use at any time and from time to time as the Licensor deems
necessary

 

2.        LICENCE
FEES ETC

 

The Licensee shall pay for the [Booth][Locker][service accommodation]
such

 

139

 

license fee as shall be properly determined by the Licensor from time
to time and notified in writing to the Licensee

 

3.        REGULATIONS

 

The Licensee will comply with all rules regulations and procedures made
or prescribed by the Licensor and displayed in Level One or otherwise notified
in writing to the Licensee in connection with the management and supervision of
Level One and/or the trading activities and ancillary activities thereto
carried on in Level One and/or the use of [the Booth][the Locker][the service
accommodation] and/or the conduct of persons while within Level One and while using
the means of access thereto and egress therefrom

 

4.        TERMINATION

 

This Licence may be terminated at any time by either party by written
notice to the other

 

5.        LICENCE
IS PERSONAL

 

This Licence is personal and arises out of the special relationship between
LIFFE the Licensor and the Licensee and the Licensee shall not assign transfer
sub licence or share the benefit of this Licence in any way whatsoever or part
with or share possession or occupation of [the Booth][the Locker] [the service
accommodation] or any part thereof Nothing in this Licence shall be construed
as creating any tenancy or lease or legal demise or any greater interest in the
Licence than a contractual licence on the terms herein specified

 

AS WITNESS  the
hands of duly authorised signatories for the parties hereto the day and year
first above written

 

140

 

THE
SCHEDULE

[The Booths(s)] [The Locker(s)][The Service Accommodation]

 

	
  SIGNED on behalf
  of the Licensor by

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  SIGNED on behalf
  of the Licensee by

  	
   

  	
   

  

 

141

 

NOTES FOR COMPLETION OF
LICENCES

 

1.        Delete
as appropriate “Booth” “Locker” “Service Accommodation”

 

2.        In
case of licence for Service Accommodation clause 1.2 may be varied to provide
for no period of notice or alternatively the clause may be deleted in its
entirety

 

3.        Clause
1.3 may be deleted if the licence solely relates to a locker or to service
accommodation

 

4.        Clause
2 will be deleted in the case of a licence of Service Accommodation

 

 

	
  EXECUTED (but not delivered until the

  	
  )

  	
   

  
	
  date inserted herein) as a Deed by

  	
  )

  	
   

  
	
  affixing the Common Seal of

  	
  )

  	
   

  
	
  CANNON BRIDGE INVESTMENTS

  	
  )

  	
   

  
	
  LIMITED in the presence of:

  	
  )

  	
  [SEAL]

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Director

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Secretary

  	
   

  	
   

  	
   

  

 

142

 

[GRAPHIC]

 

BARCLAYS
de ZOETE WEDD LIMITED

 

Structured
Finance

 

Ebbgate
House 2 Swan Lane London EC4R 3TS

Telephone 071 623 2323 Telex 8812124 Fax 071 775 6058

 

SHM/LS/CB5

 

 

	
  The Directors

  	
   

  	
  29th November 1993

  
	
  LIFFE Administration & Management

  	
   

  	
   

  
	
  Cannon Bridge

  	
   

  	
   

  
	
  London EC4R 3XX

  	
   

  	
   

  

 

 

Dear Sirs

 

Level One, Atrium
Building, Cannon Bridge, London EC4

 

We refer to the proposed
leases of part of Level One to be granted by Cannon Bridge Investments Limited
(“CBIL”) to yourselves We understand that under the terms of the leases the
landlord covenants that within six months of the date of the leases it will
install and commission within the Cannon Bridge Estate an additional chiller
having capacity to provide an additional and continuous supply of chilled water
to premises to be demised by the leases of 45 watts per m2 such a
supply being in addition to the existing supply

 

Please accept this letter
as confirmation by the Bank as agent for the syndicate of banks that the
syndicate will make available to CBIL an amount equivalent to the cost to CBIL
to enable it to comply with the covenant under the leases referred to above

 

We understand that you
are entering into the said leases in reliance upon the statements contained in
this letter

 

Yours faithfully

 

 

	
   

  	
   

  	
   

  
	
  For
  and on behalf of 

  	
   

  
	
  BARCLAYS
  DE ZOETE WEDD LIMITED

  	
   

  

 

 

DATED 11th
August 1992

 

 

CANNON BRIDGE INVESTMENTS LIMITED

 

- and -

 

SPEYHAWK PLC

 

- to -

 

LIFFE
ADMINISTRATION AND MANAGEMENT

 

- and -

 

LIFFE
(HOLDINGS) PLC

 

 

 

UNDERLEASE

 

relating to

Cannon Bridge House

1 Cousin Lane

London EC4R 3XX

 

 

[GRAPHIC]

 

 

INDEX

 

	
  Clause

  	
   

  	
  Heading

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  1.

  	
   

  	
  INTERPRETATION

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
  DEMISE & RENTS

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
  COVENANTS BY THE TENANT

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(1)

  	
   

  	
  To pay rents

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(2)

  	
   

  	
  To pay outgoings

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(3)

  	
   

  	
  To repair and clean

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(4)

  	
   

  	
  To decorate

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(5)

  	
   

  	
  To comply with statutes and notices

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(6)

  	
   

  	
  To comply with further statutes

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(7)

  	
   

  	
  To yield up

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(8)

  	
   

  	
  To permit the Landlord’s entry

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(9)

  	
   

  	
  Landlord’s access

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(10)

  	
   

  	
  Alterations and additions

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(11)

  	
   

  	
  Rebuilding and reinstatement

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(12)

  	
   

  	
  User

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(13)

  	
   

  	
  Professional fees and charges LPA S146 and 147

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(14)

  	
   

  	
  Insurance

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(15)

  	
   

  	
  Alienation

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(16)

  	
   

  	
  Registration of documents

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(17)

  	
   

  	
  Signboards etc

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(18)

  	
   

  	
  Planning Acts

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(19)

  	
   

  	
  Nuissance

  	
   

  

 

 

	
  3.(20)

  	
   

  	
  Landlord’s entry on Sale

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(21)

  	
   

  	
  Encroachments, easements

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(22)

  	
   

  	
  To pay for services

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(23)

  	
   

  	
  Fire-fighting equipment

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(24)

  	
   

  	
  Naming Demised Premises

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(25)

  	
   

  	
  Car parking

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(26)

  	
   

  	
  Indemnity

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(27)

  	
   

  	
  Defective Premises

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(28)

  	
   

  	
  Substitution of Surety

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(29)

  	
   

  	
  Rules and Regulations

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(30)

  	
   

  	
  To Provide Services

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(31)

  	
   

  	
  The Bank Guarantee

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(32)

  	
   

  	
  To Observe Licences

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  3.(33)

  	
   

  	
  Defects Insurance Policy

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
  LANDLORD’S COVENANTS

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(1)

  	
   

  	
  Quiet enjoyment

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(2)

  	
   

  	
  Reinstatement, rebuilding

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(3)

  	
   

  	
  Insurance

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(4)

  	
   

  	
  Repair and Maintenance

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(5)

  	
   

  	
  Headlease

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(6)

  	
   

  	
  Roof Garden

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(7)

  	
   

  	
  Value Added Tax

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(8)

  	
   

  	
  VAT Invoices

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(9)

  	
   

  	
  Compliance with Licences

  	
   

  

 

 

	
  4.(10)

  	
   

  	
  Roof of Atrium Building

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  4.(11)

  	
   

  	
  Defects Insurance

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.

  	
   

  	
  GENERAL PROVISIONS

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(1)

  	
   

  	
  Forfeiture

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(2)

  	
   

  	
  Exoneration of liability of Landlord

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(3)

  	
   

  	
  Suspension of rent

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(4)

  	
   

  	
  Limitation of ancillary rights

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(5)

  	
   

  	
  No warranty as to user

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(6)

  	
   

  	
  Redevelopment of adjoining property

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(7)

  	
   

  	
  Limit on statutory compensation

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(8)

  	
   

  	
  Release of LIFFE

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(9)

  	
   

  	
  Tenant’s Break Option

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(10)

  	
   

  	
  Means of Escape

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(11)

  	
   

  	
  Tenant’s right to carry out Works

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(12)

  	
   

  	
  Restrictions on Landlord’s rights of entry

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(13)

  	
   

  	
  Tenant’s right to perform obligations

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(14)

  	
   

  	
  Defects Insurance - Additional Premiums

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(15)

  	
   

  	
  Perpetuity Period

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  5.(16)

  	
   

  	
  Repositioning of Pipes

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  6.

  	
   

  	
  NOTICES

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  7.

  	
   

  	
  TENANT’S SURETY’S COVENANT

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  8.

  	
   

  	
  LANDLORD’S SURETY’S COVENANT

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  First Schedule Part I

  	
  Demised Premises

  	
   

  
	
   

  	
            Part
  II

  	
  Prow Area

  	
   

  

 

 

	
  Second Schedule

  	
  Rights included in demise

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Third Schedule

  	
  Exceptions and Reservations

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Fourth Schedule

  	
  Rent Review

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Fifth Schedule

  	
  The Service Charge

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Sixth Schedule

  	
  Tenant’s Surety Covenant

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Seventh Schedule

  	
  Tenant’s occupational Licence

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Eighth Schedule

  	
  Description of the Cannon Bridge Estate and parts
  thereof

  	
   

  

 

 

 

DATE

 

PARTIES

 

(1)       CANNON BRIDGE INVESTMENTS LIMITED whose
registered office is at Osprey House Lower Square Old Isleworth Middlesex TW7
6BN

 

(2)       SPEYHAWK PLC whose registered office is at
Osprey House aforesaid

 

(3)       LIFFE ADMINISTRATION AND MANAGEMENT AN UNLIMITED COMPANY COMPANY NO. 1591809
whose registered office is at Royal Exchange London EC3V 3PJ

 

(4)       LIFFE
(HOLDINGS) PLC whose registered office is at Royal Exchange London EC3V 3PJ

 

INTERPRETATION

 

1.         (1)       In this Underlease and the Schedules
hereto unless there is something in the subject or context inconsistent
therewith the following expressions shall have the meanings ascribed to them:-

 

	
  “Adjoining
  Property”

  	
   

  	
  means
  all land adjoining or neighbouring the Cannon Bridge Estate and the buildings
  from time to time thereon whether the same are adjoining contiguous adjacent
  neighbouring opposite or near to the Cannon Bridge Estate and the expression
  “Superior Landlord’s

  

 

 

	
   

  	
   

  	
  Adjoining
  Property” means Adjoining Property belonging to the Superior Landlord

  
	
   

  	
   

  	
   

  
	
  “Atrium Building”

  	
   

  	
  means the premises
  described in Part I of the Eighth Schedule

  
	
   

  	
   

  	
   

  
	
  “Atrium Common Areas”

  	
   

  	
  those parts of the Cannon
  Bridge Estate over which the Tenant has been granted rights as described in
  paragraph 4 of the Second Schedule

  
	
   

  	
   

  	
   

  
	
  “Cannon Bridge Estate”

  	
   

  	
  means the premises
  described in Part II of the Eighth Schedule

  
	
   

  	
   

  	
   

  
	
  “Car Park”

  	
   

  	
  means the basement car
  park within the Cannon Bridge Estate together with the roadways ramps or
  accessways leading to and from the Car Park and from and to Cousin Lane and
  shown for the purposes of identification only edged yellow on Plans L7249/135
  and L7249/136

  
	
   

  	
   

  	
   

  
	
  “Common Plant”

  	
   

  	
  means all plant
  equipment installations and machinery and associated Conduits required or
  used in connection with the provision of the services referred to in Clause
  3(30) hereof and for

  

 

 

	
   

  	
   

  	
  the exercise of the
  rights referred to in paragraphs 5-7 of Part A of the Third Schedule

  
	
   

  	
   

  	
   

  
	
  “Conduits”

  	
   

  	
  means all pipes sewers
  drains cisterns ducts gutters watercourses wires cables channels flues and
  all other conducting media (other than those belonging to the relevant supply
  authorities)

  
	
   

  	
   

  	
   

  
	
  “Cousin Lane Entrance”

  	
   

  	
  means the accessway at
  street level shown for identification edged red on plan L7249/136

  
	
   

  	
   

  	
   

  
	
  “Defects Insurance
  Policy”

  	
   

  	
  means the policy of
  insurance issued by Scor (UK) Limited Policy No 92904/200291

  
	
   

  	
   

  	
   

  
	
  “Demised Premises”

  	
   

  	
  means the premises
  described in Part I of the First Schedule

  
	
   

  	
   

  	
   

  
	
  “Dowgate Hill Entrance”

  	
   

  	
  means the entrance way
  and accessways leading to the Atrium Building from Dowgate Hill shown for
  identification edged brown on Plan LIF/51

  
	
   

  	
   

  	
   

  
	
  “Foundations”

  	
   

  	
  means that part of the
  Cannon Bridge Estate both underground and over-ground and including ground
  slabs piles pile caps

  

 

 

	
   

  	
   

  	
  columns
  beams and bracing members up to and into the Transfer Deck and giving
  stability thereto and including fire protection

  
	
   

  	
   

  	
   

  
	
  “Full
  Reinstatement Cost”

  	
   

  	
  means
  the costs (reasonably determined from time to time by the Landlord’s
  Surveyor) which would be likely to be incurred in rebuilding or reinstating
  the Cannon Bridge Estate in accordance with Clause 4(2)(a) hereof (including
  the cost of shoring up demolition site clearance any works that may be
  required by statute professional fees payable upon any applications for
  planning permission or other consents and other incidental expenses)

  
	
   

  	
   

  	
   

  
	
  “Gantries”

  	
   

  	
  means
  the metal gantries and connected platforms and staircases shown coloured
  yellow and hatched black on Means of Escape Plan A

  
	
   

  	
   

  	
   

  
	
  “Group
  Company”

  	
   

  	
  means
  any company or companies that is or are members of the same group as LIFFE
  Administration and Management within the

  

 

 

	
   

  	
   

  	
  meaning
  of Section 42 of the Landlord and Tenant Act 1954

  
	
   

  	
   

  	
   

  
	
  “Headlease”

  	
   

  	
  means
  the lease under which the Landlord holds the Cannon Bridge Estate dated the
  29th day of November 1991 and made between British Railways Board of the
  first part Cannon Bridge Investments Limited of the second part and Speyhawk
  plc of the third part as the same exists at the date of this Underlease (that
  is to say excluding any subsequent alterations thereof)

  
	
   

  	
   

  	
   

  
	
  “Insured
  Risks”

  	
   

  	
  means
  loss or damage by the following risks to the extent that insurance cover is
  available for the same in the London insurance market on reasonable terms
  namely fire storm tempest flood earthquake lightning explosion aircraft and
  things dropped therefrom impact riot and civil commotion malicious damage
  bursting and overflowing of waterpipes tanks and other apparatus impact by
  road and rail vehicles and such other risks as the Landlord may (acting
  reasonably) from time to time insure against and such other risks as the
  Tenant

  

 

 

	
   

  	
   

  	
  may
  from time to time reasonably require the Landlord to insure against

  
	
   

  	
   

  	
   

  
	
  “Landlord”

  	
   

  	
  means
  CANNON BRIDGE INVESTMENTS LIMITED and includes the person or persons for the
  time being entitled to the reversion immediately expectant on the expiration
  or sooner determination of the term created by this Underlease

  
	
   

  	
   

  	
   

  
	
  “Landlord’s
  Surety”

  	
   

  	
  means
  Speyhawk plc

  
	
   

  	
   

  	
   

  
	
  “Landlord’s
  Surveyor”

  	
   

  	
  means
  Patrick Grant of St. Quintin of 71 Queen Victoria Street London EC4V 4AQ or
  such other reputable independent chartered surveyor or reputable independent
  firm of chartered surveyors as the Landlord shall from time to time appoint
  to perform any functions of the Landlord’s Surveyor under this Underlease and
  who shall not be an employee of the Landlord

  
	
   

  	
   

  	
   

  
	
  “Landlord’s
  Third Party

  Liability Insurance”

  	
   

  	
  means
  such insurances as may be reasonably and properly effected by the Landlord in
  respect of third party and public liability insurance in respect of the
  Cannon Bridge

  

 

 

	
   

  	
   

  	
  Estate and being such insurance as would normally be
  effected by a reasonably prudent landlord in respect of such risks but
  excluding for the avoidance of doubt the Defects Insurance Policy

  
	
   

  	
   

  	
   

  
	
  “Level One”

  	
   

  	
  means that part of the Demised Premises situate at
  level one shown for identification edged in red on Plan L7249/143

  
	
   

  	
   

  	
   

  
	
  “Level Two”

  	
   

  	
  means that part of the Demised Premises situate at
  level two shown for identification edged in red on Plan L7249/145

  
	
   

  	
   

  	
   

  
	
  “Atrium Void”

  	
   

  	
  means the area hatched orange on Plan L7249 SK RBA
  02

  
	
   

  	
   

  	
   

  
	
  “Loss of Rent Insurance”

  	
   

  	
  means insurance against loss of the rent firstly
  reserved by Clause 2 hereof for the time being payable or reasonably likely
  to be payable for a period of five years

  
	
   

  	
   

  	
   

  
	
  “Main Structure of the River Building”

  	
   

  	
  means those parts of the Cannon Bridge Estate
  comprising the principal structural members (whether vertical or horizontal)
  the exterior walls the Roof and Roof Lights flank walls (but not the

  

 

 

	
   

  	
   

  	
  brick arches) external windows and the perimeter
  cladding and glazing (including for the avoidance of doubt all curtain
  walling) of the River Building from but not including the top of the Transfer
  Deck up to the Roof

  
	
   

  	
   

  	
   

  
	
  “Mezzanine Level”

  	
   

  	
  means that part of the Demised Premises shown for
  identification edged red on Plan L7249/137

  
	
   

  	
   

  	
   

  
	
  “Permitted Part”

  	
   

  	
  means each part being either (1) the whole of Level
  One or (2) the whole of Level Two

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  and in either case together with the Mezzanine Level
  or part or parts thereof and with such entrances accessways workshop and
  storage areas plant areas and Plant as the Tenant may reasonably determine
  should be included with any demise of Level One or Level Two as the case may
  be

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  and the expression “Permitted Parts” shall be
  construed accordingly

  
	
   

  	
   

  	
   

  
	
  “Planning Acts”

  	
   

  	
  means the Town and Country Planning Act 1990

  

 

 

	
  “Planning Consents”

  	
   

  	
  means consents given under the Planning Acts

  
	
   

  	
   

  	
   

  
	
  “Plans”

  	
   

  	
  means the plans annexed to this Underlease other
  than those contained in the Eighth Schedule

  
	
   

  	
   

  	
   

  
	
  “Plant”

  	
   

  	
  means (1) the Common Plant; and (2) all plant and
  machinery for the time being exclusively serving the Demised Premises
  including (but without prejudice to the generality of the foregoing) all
  lifts and lift machinery all air conditioning heating and ventilation plant
  and machinery all sprinklers and associated conduits all electrical systems
  all fire detection and fire prevention systems and all central or monitoring
  systems and installations

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  and in either case any plant and machinery which may
  from time to time be installed to replace any item of the foregoing and
  including in all cases all necessary connections thereto

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  BUT excluding all such items which are tenants
  fixtures or trade fixtures and fittings

  

 

 

	
  “PLA Deed”

  	
   

  	
  means the Licence dated 30th September 1988 and made
  between the Port of London Authority (1) and British Railways Board (2) or
  such other Licence as may be granted pursuant to Clause 4(1)(b)

  
	
   

  	
   

  	
   

  
	
  “Prow”

  	
   

  	
  means the structures the subject of the PLA Deed
  projecting beyond the high water mark of the River Thames

  
	
   

  	
   

  	
   

  
	
  “Prow Area”

  	
   

  	
  means the premises comprising part of the Prow
  described in Part II of the First Schedule

  
	
   

  	
   

  	
   

  
	
  “Rate of Interest”

  	
   

  	
  means the Barclays Bank PLC Base Rate in force from
  time to time or if such rate shall cease to exist such rate as shall be
  reasonably comparable thereto

  
	
   

  	
   

  	
   

  
	
  “Rent Commencement Date”

  	
   

  	
  means the 26th day of June 1992

  
	
   

  	
   

  	
   

  
	
  “Retained Parts”

  	
   

  	
  means all parts of the Cannon Bridge Estate other
  than the Demised Premises

  
	
   

  	
   

  	
   

  
	
  “River Building”

  	
   

  	
  means the premises described in Part IV of the
  Eighth Schedule together with the Prow

  

 

 

	
  “River Building Common Areas”

  	
   

  	
  means the Car Park and the Roof Garden

  
	
   

  	
   

  	
   

  
	
  “Roof”

  	
   

  	
  means the roof of the River Building (excluding for
  the avoidance of doubt the airspace above it) shown for identification edged
  purple on Plan L7249/146

  
	
   

  	
   

  	
   

  
	
  “Roof Garden”

  	
   

  	
  means that area on the Roof shown for identification
  shaded green on Plan L7249/146

  
	
   

  	
   

  	
   

  
	
  “Roof Lights”

  	
   

  	
  means the glazing in those parts of the Roof shown
  for identification hatched purple on Plan L7249/146

  
	
   

  	
   

  	
   

  
	
  “Roof Plant Enclosure”

  	
   

  	
  means the area on the Roof shown for identification
  hatched blue on Plan L7249/146 and the air space above the same up to a
  height of 33.10 metres above Ordnance Datum Newlyn

  
	
   

  	
   

  	
   

  
	
  “Specification”

  	
   

  	
  the specification annexed hereto describing the
  Landlord’s basic standard of finish for the Demised Premises and the drawings
  referred to therein entitled “Developer’s Finish”

  

 

 

	
  “Superior Landlord”

  	
   

  	
  means British Railways Board or the person or body
  for the time being entitled to the reversion immediately expectant on the
  determination of the Headlease

  
	
   

  	
   

  	
   

  
	
  “Subsidiary Structure of the Cannon Bridge Estate”

  	
   

  	
  means those parts of the Cannon Bridge Estate
  comprising the Transfer Deck and its supporting structures including the
  exterior walls and the Foundations up to and including the Transfer Deck

  
	
   

  	
   

  	
   

  
	
  “Tenant”

  	
   

  	
  means LIFFE Administration and Management and its
  successors in title and permitted assigns

  
	
   

  	
   

  	
   

  
	
  “Tenant’s Surety”

  	
   

  	
  means Liffe (Holdings) PLC

  
	
   

  	
   

  	
   

  
	
  “term”

  	
   

  	
  means the term granted by clause 2 hereof and
  includes any statutory continuation thereof

  
	
   

  	
   

  	
   

  
	
  “Term Commencement Date”

  	
   

  	
  16th December 1991

  
	
   

  	
   

  	
   

  
	
  “Transfer Deck”

  	
   

  	
  means the structure described in Part III of the
  Eighth Schedule

  
	
   

  	
   

  	
   

  
	
  “Water Towers”

  	
   

  	
  means the East and West towers situate at the
  southern end of the Cannon Bridge Estate which cross

  

 

 

	
   

  	
   

  	
  grid lines L1/A and L1/H on Plan L7249/146

  
	
   

  	
   

  	
   

  
	
  “Working Day”

  	
   

  	
  means a day on which the clearing Banks in England
  are open for the purpose of carrying on business in sterling assets other
  than Saturday

  

 

(2)       Where
the context so requires or admits the masculine includes the feminine and the
singular includes the plural AND where two or more persons are included
in the expression “the Surety” the covenants expressed to be made by the Surety
shall be deemed to be made by such persons jointly and severally

 

(3)       Where
the context so admits (other than in respect of the Defects Insurance Policy)
references in this Underlease to insurance in the name of or to include the
Landlord shall be deemed to include the Superior Landlord (where such insurance
is required by virtue of the provisions of the Headlease to be effected in the
joint names of the Landlord and the Superior Landlord) and/or any mortgagee of
the Landlord

 

(4)       Save
where the context otherwise requires any reference herein to any statute or
section of a statute shall be deemed to refer to any statutory amendment or
modification or re-enactment thereof for the time being in force and any
instruments orders rules and regulations issued under or by virtue thereof

 

(5)       All
references to Clauses and Schedules are to clauses of and schedules to this
Underlease

 

 

(6)       The
headings in this Underlease are inserted for convenience only and shall be
ignored in construing this Underlease

 

(7)       Save
where the context otherwise requires any reference to any plan in any part of
this Underlease other than the Eighth Schedule shall not be or include a
reference to those plans contained in the Eighth Schedule and the references in
the Eighth Schedule to plans are to those plans contained in the Eighth
Schedule and no others

 

(8)       Any
reference to a person includes any company or firm

 

DEMISE AND RENTS

 

2.         In
consideration of the rents and covenants on the part of the Tenant hereinafter
reserved and contained the Landlord HEREBY DEMISES to the Tenant ALL
THOSE the Demised Premises TOGETHER with the easements rights and
privileges specified in the Second Schedule EXCEPT AND RESERVED to the
Landlord the easements rights and privileges specified in Part A of the Third
Schedule and to the Superior Landlord the rights referred to in Part B of the
Third Schedule TO HOLD the same unto the Tenant for the term of    *   
and one day from the Term Commencement Date TOGETHER with and the Landlord
hereby grants unto the Tenant an exclusive right for the Tenant and those
deriving title under it and its or their respective licensees or mortgagees to
use and enjoy the Prow Area during the term to the intent but only so far as
possible under the terms of the PLA Deed (and all rights accruing to the
Superior Landlord thereunder by virtue of Section 66 of the Port of London Act
1968) that the Tenant and those deriving title under it and others as aforesaid
may use and enjoy the Prow Area on the same terms and subject to the same
conditions (mutatis mutandis) as those on which it holds the Demised Premises
hereunder and as if it formed part of the

 

 

Demised Premises with the
benefit of the same rights and subject to the same exceptions and reservations
as are herein contained in so far as applicable to the Prow Area PROVIDED
ALWAYS that in the event that the Licence granted by the PLA Deed is for
whatever reason terminated the aforesaid rights in relation to the use and
enjoyment of the Prow Area shall thereupon forthwith terminate PROVIDED FURTHER
that if the termination of the Licence granted by the PLA Deed is successfully
resisted under the Port of London Act 1968 then the aforesaid rights shall be
reinstated as if they had never been terminated

 

YIELDING AND PAYING
therefor to the Landlord throughout the term:-

 

FIRST from the Rent
Commencement Date until    *    of the term the
annual rent of    *    and thereafter the yearly
rent agreed or determined in accordance with the provisions of the Fourth
Schedule and so in proportion for any period less than a year such rent to be
paid by equal quarterly payments in advance on the usual quarter days in every
year without deduction (save as may be required by statute) the first of such
payments or a proportionate part thereof to be made on the Rent Commencement
Date for the period from the Rent Commencement Date to the quarter day next
following the Rent Commencement Date

 

AND SECONDLY upon receipt
by the Tenant of written demand (accompanied by full particulars of the
insurance to which the demand relates and a true copy of the invoice or receipt
for the relevant premium paid) by way of further or additional rent and
proportionately for any period of less than a year a sum being:-

 

 

(1)       a
fair and proper proportion of the premium or premiums paid by the Landlord for
insuring and keeping insured the Cannon Bridge Estate the Prow and the Gantries
in accordance with Clause 4(3)(i) hereof, and

 

(2)       an
amount equal to the premium or premiums paid by the Landlord in effecting Loss
of Rent Insurance in accordance with Clause 4(3)(i)

 

AND THIRDLY by way of further
rent the Service Charge as defined in and at the times and in the manner
provided in PART II of the Fifth Schedule hereto

 

COVENANTS BY THE TENANT

 

3.         The
Tenant hereby covenants with the Landlord (and where expressed so to do the
Landlord covenants with the Tenant) as follows:-

 

To pay Rents

 

3.         (1)       (a)      To
pay the annual and other rents hereinbefore reserved at the times and in manner
aforesaid without any deduction therefrom except such deductions as are
authorised or required by statute and in relation to the Service Charge such
deductions as are referred to in the Fifth Schedule

 

(b)       If
and so often as any rent reserved hereunder (whether in the case of the rent
firstly reserved formally demanded or not) or any other money due from the
Tenant to the Landlord under the terms and provisions of this Underlease shall
be unpaid twenty-one days after becoming due and payable to pay to the Landlord
interest on such unpaid rent or other moneys (but

 

 

without prejudice to the
Landlord’s other remedies in respect thereof) from the due date until the date
of actual payment at the rate of four percentage points above the Rate of
Interest

 

To pay outgoings

 

3.         (2)       At all times during the term to pay and
discharge all existing and future rates taxes charges duties assessments
outgoings and impositions whatsoever whether parliamentary parochial local or
otherwise (not being of a capital nature) and whether or not of a wholly novel
nature which are now or shall at any time hereafter during the term (but not in
respect of any periods prior to the date hereof) be charged rated assessed or
imposed on or in respect of the Demised Premises or any part thereof or on the
owner or occupier in respect thereof save such as the Landlord is bound by law
to pay notwithstanding any contract to the contrary and in the absence of
direct assessment on the Demised Premises to pay to the Landlord on demand a
fair proportion thereof (such proportion to be determined by the Landlord’s
Surveyor (acting reasonably)) Provided that nothing herein contained shall
impose upon the Tenant any obligation to pay

 

(1)       Any
tax payable by the Landlord or any Superior Landlord in consequence or as a
result of any dealing by the Landlord or any Superior Landlord with its or
their reversionary interest in the Demised Premises

 

(2)       Any
tax payable by the Landlord or any Superior Landlord in respect of the rents or
other payments reserved or payable hereunder (other than any value

 

 

added tax payable by the
Tenant pursuant to Clause 4(7) hereof)

 

(3)       Any
tax payable by the Landlord or any Superior Landlord in respect of the value of
its or their assets or any proportion thereof

 

To Repair and Clean

 

3.         (3)       (a)      Throughout the term to keep in good and
substantial repair and condition the whole of the Demised Premises and every
part thereof and from time to time replace all Landlord’s fixtures and fittings
in or about the Demised Premises which become worn out and beyond repair at any
time during or at the expiration or sooner determination of the term PROVIDED
that the Tenant shall not be obliged to repair the Demised Premises or replace
fixtures and fittings as aforesaid or be liable for any of the matters referred
to in this sub-clause 3(3) where:-

 

(i)        The
same have been destroyed or damaged by any of the Insured Risks save to the
extent that the insurance moneys in respect thereof are irrecoverable due to
some act or default on the part of the Tenant or any of its servants agents or
licensees or persons deriving title under the Tenant

 

(ii)       The
repairs are repairs for which the Landlord is responsible pursuant to the
covenant on the part

 

 

of the Landlord contained
in Clause 4(4)(b)(iv) hereof

 

(b)       As
often as need or occasion shall require and in any event at least once in every
month during the term to clean the inside of all the windows in the Demised
Premises and to keep the carpets (if any) and other floor coverings (if any)
within the Demised Premises clean and where such carpets or similar floor
coverings become worn out replacing the same with similar coverings or such
parts thereof as may be requisite as often as need or occasion shall require

 

(c)       Between
the end of each Working Day and before the beginning of the next Working Day to
clear the Demised Premises of all rubbish and to arrange for the same to be
cleaned and left tidy

 

(d)       Not
by its own acts or those of any person or persons deriving title under the
Tenant to invalidate any valid guarantee provided to the Tenant in respect of
the Common Plant

 

(e)       To
ensure that the Plant for the time being is kept in proper working order and is
operated in accordance with the manufacturers’ instructions

 

(f)        To
clean light repair and maintain any staircases from time to time in the Water
Towers and which are used exclusively by the Tenant

 

 

To decorate

 

3.         (4)       In
a proper and workmanlike manner to prepare and paint with two coats of good
quality paint or to treat with a suitable alternative preservative of
equivalent efficacy all the wood metal and other parts of the Demised Premises
previously or usually so painted or treated and in like manner with good
quality materials to varnish lacquer colour or otherwise treat all such parts
as have been previously or are usually so dealt with (including (but not
limited to) all powder coated and intumescently painted surfaces) and to
repaper or reline the parts of the Demised Premises usually papered or lined
with suitable good quality paper or fabric all such works to be carried out in
every fifth year of the term (save in the case of powder coated and intumescently
painted surfaces where appropriate treatment need only be carried out as often
as is necessary to keep them in good decorative order) and in the last three
months of the term (howsoever determined) (but not more than once in any period
of twelve months) such decorations in the last twelve months of the term to be
carried out in such colours patterns and materials as shall first be approved
in writing by the Landlord such approval not to be unreasonably withheld or
delayed

 

To comply with Statutes and Notices

 

3.         (5)       To
observe and perform all requirements of all statutes building regulations and
bye-laws already or hereafter to be passed and all rules regulations
permissions or conditions thereunder and to do and execute or cause to be done
and executed all such works and things as under or by virtue of such statutes
orders regulations bye-laws rules permissions or conditions now are or shall or
may be directed or required to be done or executed upon or in respect of the
Demised Premises or any part thereof

 

 

or in respect of the user
thereof whether by the owner landlord tenant or occupier thereof or in respect
of any additions alterations or improvements thereto and to indemnify and keep
indemnified the Landlord against all proper and reasonable costs claims demands
expenses and liabilities in respect thereof and to produce to the Landlord
forthwith on receipt thereof any notice order or proposal for a notice or order
made given or issued to the Tenant under or by virtue of any such statute order
regulation or bye-law affecting or relating to the Demised Premises and at the
reasonable request and cost of the Landlord to make or join with the Landlord
in making every such objection or representation against the same that the
Landlord may reasonably and properly require PROVIDED ALWAYS that the Tenant
shall not be liable in respect of any such matters which arise as a result of a
failure by the Landlord to observe and perform any of the covenants on its part
herein contained

 

To comply with Offices, Shops and Railway Premises
Act etc 

 

3.         (6)       Without
prejudice to any other provision hereof to comply with the requirements of the
Factories Act 1961 the Offices, Shops and Railway Premises Act 1963 the Fire
Precautions Act 1971 and the Health and Safety at Work etc Act 1974 insofar as
such Acts relate to the Demised Premises and whether imposed by those Acts upon
the Landlord or on the Tenant AND at all times during the term to
indemnify and keep indemnified the Landlord against the consequence of any
breach or non-observance thereof by the Tenant or any person deriving title
under the Tenant in relation to the Demised Premises AND without
prejudice to the generality of the foregoing not to permit or suffer to be
working in the Demised Premises at any one time such a number of persons that
the requirements as to sanitary conveniences and washing facilities prescribed
by the

 

 

said Act or other Acts
will not be complied with PROVIDED ALWAYS THAT the Tenant shall not be liable
in respect of any such matters which arise as a result of a failure by the
Landlord to observe and perform any of the covenants on its part herein
contained

 

To yield up at end of the
term

 

3.         (7)       (a)      At
the expiration or sooner determination of the term quietly to yield up the
Demised Premises in such state and condition as shall in all respects be
consistent with the full and due performance and observance by the Tenant of
the covenants on its part herein contained together with all additions and
improvements to the Demised Premises and all fixtures which during the term may
be affixed or fastened to or upon the Demised Premises (tenant’s and trade
fixtures only excepted) and (if reasonably required by the Landlord) to remove
every sign writing or notice of the name or business of the Tenant or other
occupiers from the Demised Premises and to make good all damage caused to the
Demised Premises by such removal and to reinstate the ceiling finishes
(including the light fittings and other related services) and floor finishes of
the Demised Premises to a standard not less than that set out in the
Specification Provided that if at the expiration or sooner determination of the
term any tenant’s fixtures and fittings shall not have been removed by the
Tenant following a request as aforesaid by the Landlord to so remove them and
the Landlord does not require them then the Landlord may within a reasonable
period after such expiration or sooner determination itself remove them at the
expense of the Tenant

 

 

(b)       In
the event that the Landlord intends to reinstate the Atrium Void at Level Two
in so far only as can be done by extending the floor slab (as opposed to
creating any additional void area) and completing the floor finishes at Level
Two and inserting and completing the ceiling finishes (including the light
fittings and other related services) to Levels One and Two and the perimeter
glazing at Level Two all to a standard no greater than that set out in the
Specification (“the Works”) within a period of six months following the
expiration or sooner determination of the term then the Landlord shall:

 

(i)        Prior
to the commencement of the Works obtain and submit to the Tenant at least three
detailed written estimates of the likely cost of such works from reputable
contractors

 

(ii)       The
Landlord shall procure that the Works are carried out by the contractor which
provided the estimate which the Landlord (acting reasonably) considers to be
the most satisfactory and the Landlord shall not be bound to accept the lowest
of the said estimates

 

(iii)      The
Landlord shall use all reasonable endeavours to ensure that the costs relating
to the carrying out of the Works shall not exceed the amount set out in the
relevant estimate

 

(iv)     If
the Landlord commences the Works then the Landlord shall following any
reasonable request from the Tenant keep the Tenant advised as to

 

 

the costs and expenses
incurred and shall use all reasonable endeavours to give effect to any
representations that the Tenant shall make to the Landlord in respect of such
costs and expenses and the manner in which the Works are carried out

 

(v)      In
the event that the Landlord commences the Works as hereinbefore provided within
the said period of six months as aforesaid and thereafter diligently carries
out the same the Landlord shall deliver following completion thereof to the
Tenant a detailed statement together with supporting invoices in relation to
all such costs incurred by the Landlord showing the reasonable and proper costs
and expenses of carrying out the Works and which statement shall be certified
as being true and accurate in all respects by a reputable independent Quantity
Surveyor employed by the Landlord for that purpose and within 5 working days of
receipt of the said statement the Tenant shall pay to the Landlord the amount
so certified together with (by way of liquidated damages) a sum equal to one
quarter of the amount of the annual rent first reserved and payable under this
Underlease at the rate passing at the date of expiration or sooner
determination of the term which sum shall for the avoidance of doubt be deemed
to be inclusive of any Value Added Tax

 

 

To permit Landlord’s
entry

 

3.         (8)       (a)      The
Tenant will permit the Landlord and its officers surveyors and agents with or
without workmen and others after reasonable notice in writing and during normal
business hours by appointment (except in an emergency) to enter the Demised
Premises or any part thereof to view and examine the state of repair and
condition of the same and to take schedules of the Landlord’s fixtures and
fittings therein and in respect of all defects decays and wants of reparation
or amendment then and there found and for which the Tenant is liable under this
Underlease to give to the Tenant or leave on the Demised Premises notice in
writing thereof and the Tenant will without unreasonable delay after such
notice commence and thereafter proceed diligently to repair make good and amend
the same according to such notice

 

(b)       The
Tenant will permit the Superior Landlord and its officers surveyors and agents
with or without workmen and others to enter the Demised Premises or any part
thereof to exercise its rights under Part B of the Third Schedule subject to
the provisions contained therein

 

Landlord’s Access

 

3.         (9)       (a)      If
the Tenant shall fail within a reasonable period following the date the Tenant
receives a notice as provided for in sub-clause 3(8) to commence and thereafter
diligently carry out any works as therein provided for and for which it is
liable under any of the covenants on the Tenant’s part herein contained for or
relating to the repair or decoration of the Demised Premises it shall be lawful
for the Landlord and its

 

 

officers surveyors and
agents with or without workmen and others upon giving reasonable prior notice
in writing to the Tenant except in emergency (but without prejudice to the
proviso for re-entry hereinafter contained and to any other rights of the
Landlord with regard thereto) to enter upon the Demised Premises to carry out
the works set out in such notice and for which the Tenant is liable as
aforesaid and the reasonable costs and expenses incurred by the Landlord in
carrying out the said works shall be repaid by the Tenant to the Landlord on
written demand therefor and if not so paid shall be recoverable by action or by
distress as rent in arrear

 

(b)       To
permit the Landlord upon reasonable prior notice in writing being given to the
Tenant (save that no such notice shall be required in the case of an emergency)
and its agents with all necessary workmen materials and appliances at all reasonable
times (or at any time in case of emergency) to enter upon the Demised Premises
to execute repairs to any Retained Parts or to provide any of the services
referred to in Part I of the Fifth Schedule or to carry out any other works as
may be properly required in order to enable the Landlord to comply with its
covenants in this Underlease

 

PROVIDED ALWAYS that the
Landlord and others aforesaid entering upon the Demised Premises shall execute
such works with the minimum of delay and shall in any case cause as little
disturbance to the Tenant and other occupiers of the Demised Premises and their
respective businesses as is reasonably practicable and shall forthwith make
good any damage caused to the Demised Premises and the contents therein and
subject in

 

 

every case to the
Landlord and others aforesaid observing and performing any reasonable rules and
requirements that the Tenant may make in relation to any entry made pursuant to
the terms of this Clause 3(9)

 

Alterations and additions

 

3.         (10)     (a)      Not
to alter or add to the Demised Premises provided that the Tenant may (i) carry
out internal alterations or additions which do not adversely affect in any way
the surrounding structure of the River Building or any other part of the
structure of the Cannon Bridge Estate without Landlord’s consent and (ii) carry
out alterations or additions structural or otherwise in or to:-

 

(a)       the
Demised Premises; or

 

(b)      those
areas affected by the exercise of any of the rights set out in the Second
Schedule; or

 

(c)       without
prejudice to (b) the Retained Parts other than the Atrium Building and/or the
Atrium Common Areas and/or any areas included or intended to be included in any
demise of the Atrium Building or any part thereof

 

PROVIDED always that:-

 

(1)       There
shall not be carried out any works interfering with or adding to or altering:-

 

(a)       the
structure of the Transfer Deck save for the making of holes through the floor

 

 

above or the carrying out
of the works within the area hatched blue on Plan 92AB; or

 

(b)      any
parts of the structure above the Transfer Deck which ensure the structural
integrity of the Transfer Deck or the Foundations save insofar as the said
structural integrity shall not thereby be prejudiced

 

(2)       Without
prejudice to (1) above not to carry out any structural alterations or additions
without first obtaining the prior written consents of the Landlord and the
Superior Landlord (such consents not to be unreasonably withheld) nor in the
case of alterations or additions to the Retained Parts and/or those areas
affected by the exercise of any of the rights set out in the Second Schedule
which are non-structural without obtaining the prior written consent of the
Landlord such consent not to be unreasonably withheld

 

(3)      If the Tenant shall wish to carry out any
works which works either:-

 

(a)      might reasonably be expected to affect the
safety and/or operation of the railway; or

 

(b)      comprise the making of holes through the floor above
or the carrying out of works within the area hatched blue on Plan 92AB, or

 

 

(c)       comprise
the operation of any plant machinery or equipment where the operation of such
plant machinery or equipment do or might reasonably be expected to affect the
safety and/or operation of the railway

 

then and in any such case
in the event that the Engineer is satisfied that the works or the manner of
execution of the same do or might reasonably be expected to affect the safety
and/or operation of the Superior Landlord’s railway the said works should only
be carried out and the said plant, machinery or equipment shall only be
operated with the prior consent of the Engineer such consent not to be
unreasonably withheld or delayed and the Engineer shall be entitled to impose
such conditions in respect of the works or the manner of execution of the same
or the operation of the said plant, machinery or equipment as he may in his
absolute discretion think fit to the extent that the same in the opinion of the
Engineer effect the safety and/or operation of the railway and the proposed
works shall only be carried out in accordance with such conditions and subject
as appropriate to the supervision of the Engineer (the expression “Engineer”
hereinbefore referred to means the Regional Civil Engineer for the time being
of the relevant region of British Rail or such other Engineer as may be
appointed from time to time by British Rail for the purposes of the Headlease)

 

(4)       Not
to carry out any works hereinbefore referred to or any other works whether of
repair or otherwise without first complying with its obligations set out in
clause 3(33)(b)(ii)

 

AND in all such cases
such works must comply in all respects with the proper requirements of the
Planning Acts the relevant local authority

 

 

and the fire officer and
in respect of any works carried out by the Tenant as referred to at (i) above
or referred to in (c) below (where no consent of the Landlord is required) the
Tenant must deliver to the Landlord drawings and specifications in triplicate
showing the alterations made in all material respects within 30 working days of
the completion thereof

 

(b)       If
reasonably required by the Landlord to demolish and remove any building
addition or alteration built or carried out by the Tenant or any person
deriving title under the Tenant in breach of this sub-clause and to reinstate
the Demised Premises to its previous condition had such building addition or
alteration not been carried out to the reasonable satisfaction of the Landlord

 

(c)       In
carrying out any such works as referred to in sub-clause 1(a) above the Tenant
shall ensure that appropriate works are carried out to the floor above the area
hatched blue on Plan 92AB to safeguard two hour fire protection thereto

 

(d)      (i)        Not
without the Landlord’s consent (such consent not to be unreasonably withheld)
to damage or alter or make connections with any main electricity cable or gas
or water pipe or drains other than those which exclusively serve the Demised
Premises

 

(ii)       To
indemnify the Landlord against any costs claims losses or demands arising out
of any such works as aforesaid which the Tenant shall carry

 

 

out to such main services
which exclusively serve the Demised Premises

 

(e)       If
notwithstanding the foregoing terms and provisions the Landlord shall at its
sole discretion decide to permit the Tenant to make any addition or alteration
to the Demised Premises hereby forbidden and the Tenant shall carry out such
works and/or the Tenant shall carry out works of internal non-structural
alterations as permitted by sub-clause 3(10)(a)(i) then at the expiration or
sooner determination of the term the Tenant will if reasonably required by the
Landlord at the Tenant’s own cost reinstate and make good to the reasonable
satisfaction of the Landlord the Demised Premises and restore the same as if
such addition or alteration (or such part thereof as may be specified by the
Landlord) had not been made and to pay the expenses reasonably incurred by the
Landlord of and incidental to the superintendence of such reinstatement and
making good PROVIDED ALWAYS THAT the Tenant shall not be required to carry out
any works of reinstatement or making good of the Demised Premises pursuant to
the provisions of this Clause 3(10) or otherwise where such works are
inconsistent with the provisions for reinstatement required pursuant to Clause
3(7)(a)

 

Rebuilding and
Reinstatement

 

3.         (11)     As
often as the Demised Premises or any part thereof shall be destroyed or damaged
by an Insured Risk at the reasonable request and cost of the Landlord to join
with the Landlord in taking such steps as may be requisite and proper to obtain
any necessary building licences and permits under any statutory

 

 

regulation or enactment
for the time being in force to enable the rebuilding and reinstatement of the
same

 

User

 

3.         (12)     (a)      The
Tenant will not use the Demised Premises nor permit or suffer the same to be
used otherwise than as offices and/or as a trading floor and/or for any other
operations relating to use as a trading floor and/or for any purposes ancillary
to any such purpose or purposes including without limitation using part or
parts as workshops storage areas and for the housing of plant and machinery

 

(b)       Not
to use or permit or suffer to be used the Demised Premises or any part thereof
for any illegal or immoral purpose or for any dangerous or noxious trade or
business or purpose whatsoever nor to permit or suffer any person to sleep
therein NOR permit any musical instrument gramophone wireless tape
recorder loud speaker or similar apparatus to be played or used thereon so as
to be audible from outside the Demised Premises

 

(c)       The
Tenant will not do or suffer or permit to be done upon the Demised Premises
anything which may be or become a nuisance or cause physical damage to the
Landlord or the owners or occupiers of the Retained Parts or of Adjoining Property
and will not permit or suffer any sale by auction or public meeting to be held
upon the Demised Premises (but so that this restriction shall not apply whilst
the Tenant is LIFFE Administration and Management or a Group Company

 

 

or a person within the
definition of Other Markets (as hereinafter defined))

 

(d)       Save as permitted by Clause 3(10)(a) not to overload bring
leave or deposit upon any of the floors of the Demised Premises nor upon any other part or parts thereof
nor to suspend from the ceiling or any other part of the Demised Premises any
things whatsoever which may overload cause strain damage or interference with
the floors joists main members or structure of the River Building in such a
manner as to subject the same to any strain beyond that which it is designed to
bear nor to install or permit or to suffer to be installed any machinery in the
Demised Premises which shall be unduly noisy (save in any areas for the housing
of Plant) or cause dangerous vibrations

 

(e)      (i)        Not
to block or obstruct or cause to be blocked or obstructed the Conduits which
belong to the Demised Premises or any other part of the Cannon Bridge Estate or
which are used either alone or in common with other premises nor to discharge
or permit to be discharged from the Demised Premises into such Conduits any
matter or substance difference in kind or quality from those for which they
were designed or which are harmful to the same nor any matter or fluid of a
corrosive noxious or poisonous nature

 

(ii)       In
the event that any Conduits exclusively serving the Demised Premises shall for
any reason whatsoever at any time become blocked or

 

 

obstructed as a result of
some act by the Tenant or any other person deriving title under the Tenant
forthwith at its own expense to clear such blockage or obstruction

 

(f)        Not to use or permit or suffer the whole or
any part of the Demised Premises to be used for any purpose which may adversely
affect the Superior Landlord’s Railway or any Superior Landlord’s Adjoining
Property

 

Professional fees and
charges

 

3.         (13)     To
pay to the Landlord all reasonable and proper costs charges and expenses
(including Solicitors’ costs and Surveyors’ and other professional costs) and
fees (including Bailiffs’ costs) properly incurred in connection with:-

 

(a)       the
preparation and/or service of any notice under Sections 146 and 147 of the Law
of Property Act 1925 notwithstanding that forfeiture for any breach shall be
avoided otherwise than by relief granted by the Court

 

(b)       the lawful enforcement of any of the covenants or conditions on the
part of the Tenant herein contained whether during or within three months after
the termination of the term (but in any event only in relation to the breaches
occurring during the term)

 

(c)       any consent or licence required from
the Landlord as herein provided for which application is made save where such consent or licence is unreasonably
withheld delayed or refused

 

 

(d)       the
preparation and/or service of any schedule of dilapidations during or within
three months after the termination of the term (but in any event only in
relation to wants of repair which occurred during the term)

 

Not to imperil insurances
etc

 

3.         (14)     (a)      In
the event of the Demised Premises being destroyed or damaged by any of the
Insured Risks to give notice thereof to the Landlord as soon as practicable
after such destruction or damage shall come to the notice of the Tenant and
further upon becoming aware of the same to give notice to the Landlord of any
event which might reasonably be expected to affect any insurance policy
relating to the Demised Premises

 

(b)       In
the event of the Demised Premises or any other part of the Cannon Bridge Estate
being destroyed or damaged by any of the Insured Risks and the insurance money
under any insurance against the same effected herein by the Landlord being
wholly or partly irrecoverable by reason solely or in part of any act or
default of the Tenant its immediate or remote undertenants or anyone at the
Demised Premises expressly with its or their authority and under its or their
control (other than for the avoidance of doubt the Landlord the Superior
Landlord or any person entering upon or into the Demised Premises pursuant to
any right reserved in the Third Schedule or pursuant to any covenant herein
contained in which the Tenant permits such entry by the Landlord or persons
authorised by the Landlord) then in every such case the Tenant will forthwith
pay to the

 

 

Landlord the whole or (as
the case may require) a fair proportion of the insurance money so irrecoverable
and any dispute arising out of this covenant as to the proportion to be so
contributed by the Tenant or otherwise in respect thereof shall be determined
by an independent Chartered Surveyor whose appointment shall be agreed upon by
the parties or failing agreement to be appointed by the President or next most
senior Officer of the Royal Institution of Chartered Surveyors on the
application of either party and which Surveyor so appointed shall act as an
Arbitrator in accordance with the Arbitration Acts, 1950 to 1979 PROVIDED
ALWAYS that any such sum or sums paid to the Landlord by the Tenant pursuant to
the provisions of this sub-clause 3(14)(b) shall be applied by the Landlord as
if such sums were insurance monies received by the Landlord from the insurers

 

(c)       Not to do or permit or suffer to be done on
the Demised Premises nor to do anything upon the Atrium Common Areas (i) which
may render any increased or extra premium payable for the insurance in respect
of any part of the Demised Premises or the Cannon Bridge Estate against loss or
damage by the occurrence of any of the Insured Risks unless the Tenant agrees
to be responsible for such increased or extra premium or (ii) which may make
void any policy for such insurance and to repay to the Landlord all proper
expenses (including increased premiums) reasonably incurred by it in or about
any renewal of such policy rendered necessary by a breach of this covenant

 

 

(d)       Not
to store or permit to be stored on the Demised Premises any petrol or other
especially inflammable explosive or combustible substances except in properly
designed tanks and containers and then only in amounts necessary for the
business(es) of any authorised occupier or occupiers of the Demised Premises

 

(e)       If
at any time the Tenant is entitled to the benefit of any insurance of the
Demised Premises (other than the Defects Insurance Policy) which duplicates any
such insurance effected by the Landlord then to apply all moneys received by
virtue of such insurance in making good the loss or damage in respect of which
the same shall have been received to the reasonable satisfaction of the
Landlord

 

(f)        To
comply with the requirements and recommendations from time to time of the
insurers of the Demised Premises

 

(g)       To
pay on demand a sum not exceeding the excess on each and every claim made by
the Landlord against the insurers of the Demised Premises and which claim
solely relates to the Demised Premises (or a proper proportion thereof to be
reasonably determined by the Landlord’s Surveyor in the event that the claim
does not solely relate to the Demised Premises)

 

Alienation

 

3.         (15)     (a)      Not
to assign transfer mortgage charge underlet licence share or part with
possession or occupation of the whole or any part or parts of the Demised
Premises

 

 

PROVIDED that the
following transactions set out in this Clause 3(15) shall not constitute a
breach of this covenant.:-

 

(i)        subject
to the provisions of sub-clause 3(15)(b) an assignment of the whole of the
Demised Premises to a respectable and responsible assignee with the previous
consent of the Landlord such consent not to be unreasonably withheld or delayed
PROVIDED THAT in the case of an assignment of the whole of the Demised Premises
which would result in the loss of the Bank Guarantee (as defined in Clause
3(31)) the Landlord shall be entitled in assessing whether or not to grant
consent to any such assignment to take into account the loss of the Bank
Guarantee although only to the extent that in all the circumstances (and in
particular but without limitation with reference to any bank guarantee rent
deposit guarantee or other form of security being offered to support the
covenant of any prospective assignee) it would be reasonable so to do in making
such assessment AND PROVIDED FURTHER that no such consent of the Landlord shall
be required in the case of any assignment of the whole of the Demised Premises
between one Group Company and another Group Company/and or LIFFE Administration
and Management and a Group Company and the Tenant shall use all reasonable
endeavours to notify the Landlord of any such assignment seven

 

 

days prior to the date
upon which such assignment takes place

 

(ii)       subject
to the provisions of sub-clause 3(15)(c) underlettings of the whole or any part
or parts of the Demised Premises Provided that there shall not be subsisting at
any one time more than ten separate such underlettings (being for the avoidance
of doubt underlettings granted by the Tenant) to in each case a respectable and
responsible underlessee previously approved by the Landlord whose approval
shall not be unreasonably withheld or delayed

 

(iii)      a
mortgage or charge of the whole of the Demised Premises with the previous
written consent of the Landlord such consent not to be unreasonably withheld or
delayed

 

(b)      (i)       In
relation to any assignment referred to in sub-clause 3(15)(a)(i) the intended
assignee shall covenant with the Landlord to pay the rents and to perform and
observe all the covenants obligations and conditions on the part of the Tenant
herein (including the provisions of this sub-clause) during the residue of the
term PROVIDED ALWAYS THAT in the case of an assignment to a Group Company such
covenant shall provide for the release of all liability of the Group Company in
relation thereto in the circumstances set out in Clause 5(8) hereof

 

 

(ii)       Save
in the case of any assignment permitted pursuant to the second proviso to
sub-clause 3(15)(a)(i) the Landlord shall be entitled to require (if it is
reasonable to do so in all the circumstances) a guarantor for any intended
assignee reasonably acceptable to the Landlord who shall covenant with the
Landlord in the form of the Sixth Schedule (mutatis mutandis)

 

(c)      (i)       No
underlease shall be granted for or in consideration of the payment of a fine or
premium or other capital sum to or for the benefit directly or indirectly of
the Tenant but so that this shall not for the avoidance of doubt preclude the
taking of a reasonable premium capital sum or other payment for any fixtures
fittings or chattels

 

(ii)       Any
underlease shall contain terms and conditions as nearly as reasonably
practicable (having regard to the premises to be demised by such underlease and
to the term of such underlease) the same as those contained in this Underlease
(other than as to rent) and with provision for the review of the rent thereby
reserved at intervals no greater than every five years of the term thereby
granted Provided that during the first ten years of the term of this Underlease
the requirement as to provisions for review of rent shall not apply but which
shall otherwise accord with good market letting practice current at the time of
the grant of

 

 

the underlease and shall
represent arm’s length commercial terms

 

(iii)      That
there shall not be granted any lease underlease or sublease of the whole or any
part or parts of the Demised Premises (whether granted out of this Underlease
or any lease inferior to this Underlease and (if inferior) howsoever remote
from the interest granted by this Underlease) unless on or prior to the grant
of the same the intended underlessee or sub-lessee has covenanted by deed
directly with the Landlord and (by way of a separate covenant) with the Tenant
and with any others having an interest in the Demised Premises inferior to that
of the Tenant but superior to that of such underlessee or sub-lessee (but so
that and for the avoidance of doubt these requirements shall not apply to any
licence granted as hereinafter provided) as follows:-

 

(a)       not
to assign transfer mortgage or charge part only of the premises thereby demised

 

(b)       not
to assign or transfer the whole of the premises thereby demised without the
prior written consent of the Landlord which consent shall not be unreasonably
withheld and unless prior thereto the proposed assignee or transferee has
entered into covenants with the Landlord and (by way of a separate covenant)
with

 

 

the Tenant and with any
others having an interest in the Demised Premises inferior to that of the
Tenant but superior to that of such underlessee or sub-lessee such covenants to
be in identical form (mutatis mutandis) to the covenant referred to in this
sub-paragraph 3(15)(c)(iii) and (for the avoidance of doubt) including this
covenant

 

(c)       Not
to underlet or part with or share occupation of the premises thereby demised or
any part thereof except by way of an assignment of the whole (as aforesaid) or
by way of an underlease of the whole or any part or parts of the premises
thereby demised save that in the case of any underlease of part or parts and
granted out of a lease which is outside the provisions of Sections 24 to 28 of
the Landlord & Tenant Act 1954 (not being of either Permitted Parts) no
such underlease shall be granted for a term exceeding ten years

 

(d)       To
procure that any underlease granted contains provisions as to underletting no
less restrictive than those contained in sub-clauses 3(15)(c)(i), (ii), (iii),
(iv), and (v)

 

 

(iv)     No
underlease or sublease of the whole or any part or parts of the Demised
Premises (whether granted out of this Underlease or any lease inferior to this
Underlease and (if inferior) howsoever remote from the interest granted by this
Underlease) shall at any time be granted at a rent which is less than the best
rent reasonably obtainable in the open market for the premises thereby demised
without taking a fine or premium (but so that this shall not preclude the
taking of a reasonable fine or premium for any fixtures fitting or chattels) at
the time of the grant of such underlease or sub-lease

 

(v)      In
the case of any underletting of any part of the Demised Premises (as opposed to
the whole) the Tenant shall not (notwithstanding the generality of the
foregoing) grant any such underlease except on terms that such underlease shall
be excluded from the provisions of Sections 24 to 28 (inclusive) of the
Landlord and Tenant Act 1954 Provided always that this restriction shall not
apply to any underlettings (however remote) of a Permitted Part or Permitted
Parts

 

(vi)     The
Tenant shall use all reasonable endeavours in the case of any underletting of
any part of the Demised Premises to include a clause in terms mutatis mutandis
to that contained in Clause 5(7) hereof

 

 

(vii)    Provided
always and notwithstanding the foregoing any underlessee howsoever remote may
part with or share occupation of the premises demised to such underlessee with
any company which is a member of the same group as that of the underlessee
(member of the group having the meaning ascribed to it under Section 42 of the
Landlord and Tenant Act 1954) provided that such parting with or sharing of
possession ceases upon any such company ceasing to be a member of the same
group as that of the underlessee and no relationship of landlord and tenant
shall be created thereby

 

(d)       Save
in respect of licences granted by the Tenant as hereinafter provided during the
term at the reasonable request of the Landlord to notify the Landlord of all
derivative interests and occupational rights of or in the Demised Premises or
any part thereof howsoever remote or inferior including particulars of the rent
or rents payable in respect of such derivative interests and such further
particulars as the Landlord may reasonably require in respect thereof

 

(e)       The
Tenant shall not knowingly permit or suffer any breach by any underlessee of
any of the provisions of such underlessee’s underlease and shall take all
reasonable steps to enforce the same and operate and enforce any provisions
therein for the review of rent

 

(f)        The
Tenant shall not (save where compelled so to do by Statute) at any time without
the consent of the Landlord

 

 

(such consent not be
unreasonably withheld or delayed) reduce or permit to be reduced the rent
payable by any underlessee in whom any derivative interest in the Demised
Premises or any part thereof shall for the time being be vested nor waive
forego or compound the same (but so that this provision shall not for the
avoidance of doubt preclude the operation of usual provisions for cesser of
rent)

 

(g)       In
this sub-clause:

 

	
  “LIFFE”

  	
   

  	
  means LIFFE Holdings PLC and/or LIFFE Administration
  and Management and/or any Group Company

  
	
   

  	
   

  	
   

  
	
  “LIFFE Member”

  	
   

  	
  means any person who is for the time being the
  holder lessee or user of any trading permit or other trading right issued or
  granted by LIFFE Administration and Management and/or a Group Company

  
	
   

  	
   

  	
   

  
	
  “Other Markets”

  	
   

  	
  means any person (other than LIFFE) which carries on
  or organises or administers a recognised market for dealing in stock shares
  units bonds commodities futures contracts forward contracts for differences
  option contracts or other similar matters

  
	
   

  	
   

  	
   

  
	
  “Members of

  	
   

  	
  means persons who for the time being bear

  

 

 

 

	
   

  	
   

  	
   

  
	
  Other
  Markets”

  	
   

  	
  a
  similar or analogous relationship to any Other Markets as LIFFE Members bear
  to LIFFE

  
	
   

  	
   

  	
   

  
	
  “Service
  Organisation”

  	
   

  	
  means
  persons who (a) provide services to LIFFE and/or to LIFFE Members and/or
  Other Markets and/or Members of Other Markets in occupation in any part of
  the Demised Premises and (b) need to occupy part of the Demised Premises for
  the purposes of providing such services

  

 

Provided always that notwithstanding
the foregoing provisions of this Clause 3(15) the Tenant may:-

 

(i)        grant
licences of the whole or any part or parts of the Demised Premises to any
company falling within the above definition of LIFFE and/or to LIFFE Members
and/or Other Markets and/or Members of Other Markets and/or Service
Organisations each such licence to be in the form of the Draft Licence set out
in the Seventh Schedule hereto or with such amendments thereto as shall have
been previously approved by the Landlord such approval not to be unreasonably
withheld or delayed

 

(ii)       Part
with or share occupation of the Demised Premises or any part or parts thereof
with any company which is for the time being a member of the same group of
companies as the Tenant (member of the group having the same meaning ascribed
to it under Section 42 of the Landlord and Tenant Act 1954) provided that such

 

 

sharing of occupation or
parting with possession ceases upon any such member of the group ceasing to be
a member of the same group of companies as that of the Tenant and provided that
no relationship of landlord and tenant is thereby created

 

(h)       Without
prejudice to the foregoing not to assign or transfer or underlet the whole or
any part of the Prow Area save that:

 

(a)       the
Tenant will assign to a permitted assignee of the whole of the Demised Premises
the benefit of the right hereinbefore granted by the Landlord to the Tenant to
use and enjoy the Prow Area subject as hereinbefore provided

 

(b)      the
Tenant will on the grant of a permitted underlease of the whole of the Demised
Premises grant to the underlessee a licence to use and enjoy the Prow Area for
a term expiring on the date of expiration or earlier determination of the said
underlease subject as hereinbefore provided

 

(c)       the
Tenant will on the grant of any permitted underlease of either a Permitted Part
at Level One or of that part of Level One contiguous to that part of the Prow
Area situate on Level One grant to the underlessee a licence to use and enjoy
that part of the Prow Area situate on Level One for a term expiring on the date
of expiration or earlier determination of the said underlease subject as
hereinbefore provided

 

 

(d)      the
Tenant will on the grant of any permitted underlease of either a Permitted Part
at Level Two or of that part of Level Two contiguous to that part of the Prow
Area situate on Level Two grant to the underlessee a licence to use and enjoy
that part of the Prow Area situate on Level Two for a term expiring on the date
of expiration or earlier determination of the said underlease subject as
hereinbefore provided

 

Registration of documents

 

3.         (16)     To
deliver or cause to be delivered to the Landlord or its agents for the time
being a notice of every assignment underletting disposition or devolution of or
charge on or transfer of the title of the Demised Premises or any part thereof
whether by way of mortgage or otherwise and any document affecting the Prow
Area (save by way of licence as hereinbefore provided) and whether for the
whole or any part of the term or otherwise within one month after the execution
or signature of any deed or document or after the date of any probate letters
of administration or other instrument or any court order by which such
assignment underletting disposition devolution charge or transfer may be
effected or evidenced such notice to specify the name and address and
description of the person or persons to whom or in whose favour the assignment
underletting disposition devolution charge or transfer shall be made or take
effect and also at the time of delivery of any such notice to produce the deed
document instrument or order or a certified copy thereof by which such
assignment underletting disposition devolution charge or transfer shall purport
to be effected or evidenced as aforesaid 
for the purpose of having a

 

 

memorandum thereof
entered in a register to be kept for that purpose and to pay to the Landlord or
its agent their reasonable fees (both of the Landlord and Superior Landlord)
for the registration of each such deed document instrument or order or
certified copy thereof

 

Signboards, notice boards

 

3.         (17)     (1)      Except
in relation to notices required by law not to display or affix or permit or
suffer to be displayed or affixed on the windows bounding the Demised Premises
any placards bills notices or advertisements whatsoever Save that the Tenant
and any permitted underlessee or other occupier may with the prior written
consent of the Landlord and the Superior Landlord (such consents not to be
unreasonably withheld or delayed) as to the size location and type of any such
sign affix or display signs revealing the operations being carried on at the
Demised Premises and/or the name and/or logo and/or business of the Tenant
and/or any undertenant and/or occupier of the Demised Premises or of any part
or parts thereof

 

3.         (17)     (2)      If
any lights lighted sign or other illumination at the Demised Premises shall at
any time be found to cause confusion with the signals on British Rail’s railway
or to be likely in the opinion of the Regional Signal and Telecommunications
Engineer of British Rail after due consideration to cause such confusion (the
opinion of such Engineer not to be open to question by the Tenant on matters
affecting the safety of the railway) then the Tenant shall upon request by
British Rail forthwith cease or prevent the display of the same or alter the
same in

 

 

such a manner as to avoid
such confusion or likely confusion

 

Planning Acts

 

3.         (18)     Without
prejudice to the generality of sub-clause 3(5) hereof and in relation to the
Planning Acts

 

(a)       at
all times during the term to comply with the Planning Acts and all licences
consents permissions and conditions (if any) thereunder so far as the same
respectively relate to or affect the Demised Premises or any part thereof or
any operations works acts or things executed done or omitted by the Tenant
during the term thereon

 

(b)       during
the term so often as occasion shall require without expense to the Landlord to
obtain from the relevant planning authority or the Secretary of State for the
Environment or other authorised person or body all such licences consents and
permissions (if any) as may be required for the carrying out by the lawful
occupier thereof from time to time of such occupier’s operations on the Demised
Premises or the institution or continuance thereon of such occupier’s use
thereof which may constitute development within the meaning of the Planning
Acts but so that the Tenant shall not make any application for such licence
consent permission or determination without the previous written consent of the
Landlord (which shall not be unreasonably withheld)

 

(c)       on
receipt by the Tenant of any notice order licence consent permission proposal
or determination under the Planning Acts relating to the Demised Premises to

 

 

deliver forthwith to the
Landlord a copy thereof and if so reasonably required by and at the expense of
the Landlord to make or join in making such representation or appeal in respect
of any such notice order licence consent permission proposal or determination
as the Landlord may reasonably require

 

(d)       to
pay and satisfy any charge that may hereafter be imposed under the Planning
Acts by reason or in respect of the carrying out of any such operations or the
institution or continuance of any such use by the Tenant and any person
deriving title under the Tenant as aforesaid

 

(e)       unless
the Landlord shall otherwise direct to carry out before the expiration or
sooner determination of the said term any works stipulated to be carried out to
the Demised Premises by a date subsequent to such expiration or sooner
determination as a condition of any planning permission which may have been
granted to the Tenant or any person deriving title under the Tenant during the
term

 

(f)        the
Tenant will not without the prior written consent of the Landlord which consent
shall not be unreasonably withheld serve a purchase or similar notice under the
Planning Acts or any other statute requiring any local or other competent
authority to purchase the Tenant’s interest hereunder

 

(g)       notwithstanding
any consent which may be granted by the Landlord under this Underlease the
Tenant will not

 

 

carry out or make any
alteration or addition to the Demised Premises or any change of use thereof
(being an alteration or addition or change of use which is prohibited by or for
which the Landlord’s consent is required to be obtained under this Underlease
and for which a planning permission needs to be obtained) before any requisite
planning permission therefor has been produced to the Landlord and acknowledged
in writing as satisfactory to the Landlord (such acknowledgement not to be
unreasonably withheld or delayed)

 

(h)       if
and when reasonably called upon so to do to produce to the Landlord or the
Landlord’s Surveyor at the Tenant’s expense all such plans documents and other
evidence as the Landlord may reasonably require in order to satisfy itself that
the provisions of this covenant have been complied with in all respects

 

(i)        if
the Tenant shall receive any compensation with respect to the interest of the
Tenant hereunder by virtue of the Planning Acts then if and when the Tenant’s
interest hereunder shall be determined by surrender or under the power of
re-entry herein contained the Tenant shall forthwith make such provision as is
just and equitable for the Landlord to receive its due benefit from such
compensation and in the event of there being some disagreement as to the amount
of such provision the same shall be referred for determination by an
independent chartered surveyor in the same manner as a dispute may be
determined under Clause 3(14)(b)

 

 

To pay cost of abating
nuisances

 

3.         (19)     To
pay all reasonable and proper costs charges and expenses reasonably incurred by
the Landlord in abating a nuisance on the Demised Premises and executing all
works as may be necessary for abating a nuisance on the Demised Premises in
obedience to a notice served by a local authority arising from some act of the
Tenant

 

Landlord
to enter to view

 

3.         (20)     In
the event that (i) the Landlord or the Superior Landlord is selling or dealing
with its interest in Cannon Bridge Estate or the Demised Premises or (ii) at
any time within six months next before the expiration of the term (howsoever
determined) unless the Tenant shall have made a valid Court Application under
Section 24 of the Landlord and Tenant Act 1954 or otherwise be entitled to
remain in occupation or to a new tenancy to permit all persons having an
authority from the Landlord or the Superior Landlord or its or their agents on
reasonable notice and during normal working hours to view the Demised Premises
without interruption Provided always that the Landlord and others aforesaid
entering upon the Demised Premises shall cause as little disturbance to the
Tenant and other occupiers of the Demised Premises and their respective
businesses as is reasonably practicable and shall make good any damage caused
to the Demised Premises and the contents thereof as soon as practicable and
subject in every case to the Landlord and others aforesaid observing and performing
any reasonable rules and requirements that the Tenant may impose in relation to
any such entry

 

 

Encroachments, easements

 

3.         (21)     At
the reasonable request and cost of the Landlord promptly to do all such acts
matters or things as may be proper and necessary:-

 

(a)       to
prevent any new encroachment upon the Demised Premises or the acquisition of
any new right to light passage drainage or other easement or other right in
over or under the Demised Premises

 

(b)       to
prevent any easement or other right belonging to used with or enjoyed by the
Demised Premises or any part thereof from being obstructed or lost

 

and forthwith to give
notice to the Landlord of any threatened encroachment or attempt to acquire any
such easement or other right or threatened obstruction or loss of any such
easement or other right and at the Landlord’s expense on the reasonable request
of the Landlord to adopt such means as may be proper for preventing any such
right liberty encroachment or the acquisition of any such easement

 

To
pay for services etc

 

3          (22)     To
pay and discharge and indemnify the Landlord against all charges for gas
electricity and water consumed in the Demised Premises (including without
prejudice to the generality of the foregoing hire and meter rents fuel adjustment
costs surcharges licence fees and other necessary permitted or statutory
increases or additions) Provided that this clause shall not apply to any such
charges which relate to the operation and running of the Common Plant or any of
the services to be provided by the Tenant pursuant to Clause 3(30) hereof or
which arise as a

 

 

result of the exercise of
the rights referred to in paragraphs 5 to 7 (inclusive) of the Third Schedule

 

Fire-fighting equipment

 

3.         (23)     The
Tenant shall at its expense at all times during the term keep the Demised
Premises supplied and equipped with such fire-fighting apparatus and appliances
as the Landlord’s insurers or the Fire Officer or other competent authority
shall from time to time in writing properly specify and will maintain (and
whenever necessary replace) such apparatus and appliances (including fire
warning systems) in a condition fit for immediate use and have the same
regularly and properly serviced by competent contractors and shall keep them
available for inspection by the Landlord’s insurers or the Fire Officer or
other competent authority and will not without the prior written consent of the
Landlord (such consent not to be unreasonably withheld) obstruct the access to
or means of working any such apparatus and appliances

 

Naming the Demised
Premises

 

3.         (24)     No
name for the Demised Premises shall be given to or displayed on the Demised
Premises without the previous consent in writing of the Landlord which consent
shall not be unreasonably withheld and no name shall be used or permission
requested therefore without the consent (where required) of any competent
authority or the Post Office

 

Car Parking

 

3.         (25)     Not
to obstruct or permit the obstruction of any common accessway within the Car
Park

 

 

Indemnity

 

3.         (26)     To
indemnify the Landlord from and against all proper actions costs claims demands
loss damage and liability whatsoever arising as a result of any breach or
non-observance of the covenants on the part of the Tenant and conditions herein
contained

 

Defective Premises

 

3.         (27)     Upon
becoming aware of the same to notify the Landlord without unreasonable delay of
any “relevant defect” in the state of the Demised Premises within the meaning
of Section 4 of the Defective Premises Act 1972 or any statutory modification
or re-enactment thereof for the time being in force AND to display and
maintain all notices and to erect and maintain effective barriers if necessary
which may from time to time be required to be displayed or erected on the
Demised Premises under the said Act subject to the Landlord bearing the costs
of all such notices and barriers where the relevant notices or barriers are
required as a result of the state and condition of the Demised Premises or its
surrounding structures the responsibility for the repair and maintenance
thereof not being that of the Tenant hereunder

 

Substitution of Surety

 

3.         (28)     Within
14 days of the death during the term of any Surety of the Tenant being an
individual or of such person becoming bankrupt or having a receiving order made
against him or having a receiver appointed under the Mental Health Act 1983 or
being a company passing a resolution to wind up or entering into liquidation
(save for the purposes of amalgamation or reconstruction) or having a receiver
appointed to give notice of this to the Landlord and if so reasonably required
by the Landlord at the expense of the Tenant within a period of three

 

 

months thereafter to
procure some other person or surety acceptable to the Landlord such acceptance
not to be unreasonably withheld to execute a deed of guarantee in respect of
the Tenant’s obligations contained in this Underlease in the form of the Tenant’s
Surety covenant contained in the Sixth Schedule

 

Rules and Regulations

 

3.         (29)     (i)       To comply with all reasonable and proper rules
and regulations made by the Landlord from time to time for the tenants and
occupants of the Cannon Bridge Estate and which all such tenants and occupiers
are obliged to comply with in connection with the security and management of
any part of the Retained Parts over which the Tenant is entitled to exercise
any right Provided always that such rules and regulations shall not prevent the
free access to and egress at all times from the Demised Premises and other
areas of the Cannon Bridge Estate over which the Tenant has rights or otherwise
materially interfere in any way with the exercise of the Tenant’s rights
hereunder or detract in any material respect from the Landlord’s obligations
hereunder and Provided further any such rules and regulations shall not be
incompatible with the Tenant’s security arrangements for the Demised Premises

 

(ii)      The Tenant may submit from time to time to the
Landlord sets of rules and regulations which the Tenant wishes to impose for
the security of the Demised Premises and/or any means of access thereto over
which the Tenant is granted rights and/or in respect of any areas in or upon
the Cannon Bridge Estate whereby

 

 

persons may obtain access
to the Demised Premises and/or in relation to the exercise of any right of
entry into or upon the Demised Premises as herein provided or as excepted and
reserved hereunder for the approval of the Landlord which approval shall not be
unreasonably withheld or delayed and the Landlord shall take reasonable steps
to ensure that all such rules and regulations so approved shall be observed by
all the other tenants and occupants (including the Landlord itself) of the
Retained Parts and any other person exercising the rights excepted and reserved
hereunder and the costs and expenses of the imposition and (in the case of
other tenants and occupiers but not the Landlord) the enforcement of such rules
and regulations shall be borne between the Landlord and the Tenant in such
proportions as shall be fair and reasonable due account being taken of the
extent to which other tenants and occupants of the Cannon Bridge Estate shall
benefit from such rules and regulations but so that any proportion to be borne
by the Landlord shall not be included as part of Total Expenditure (as hereinafter
defined)

 

(iii)     The
Landlord shall at the reasonable request of the Tenant install such additional
security equipment in the Retained Parts or any parts thereof and/or such parts
of the Superior Landlord’s Adjoining Property in respect of which there is a right to install and
retain plant machinery and/or antennae equipment pursuant to paragraph 2 of the
Second Schedule to the Headlease as the Tenant shall from time to time
reasonably require which equipment is intended for the security and safety of the
Tenant and the other occupants of the Demised

 

 

Premises and the costs
and expenses in connection with the installation of any such equipment shall be
borne between the Landlord and the Tenant in such proportions as shall be fair
and reasonable due account being taken of the extent to which the Landlord or
the other tenants and occupants of the Cannon Bridge Estate shall benefit (or
could reasonably be expected to benefit in the case of any part of the Retained
Parts which is capable of being let and intended to be let but which is unlet)
from any such installations but so that any proportion to be borne by the
Landlord shall not be included as part of Total Expenditure (as hereinafter
defined)

 

(iv)     The
Landlord hereby acknowledges that the Tenant’s security requirements and the
requirements for installation of security equipment in or around the Cannon
Bridge Estate and the parts of the Superior Landlord’s Adjoining Property
aforesaid are of considerable importance to the use and occupation of the Demised
Premises by the Tenant and other occupants thereof

 

(v)      The
Landlord will prior to making any rules or regulations pursuant to sub-clause
(i) of this Clause 3(29) first consult with the Tenant and in particular (but
without limitation) with regard to any rules and regulations which the Tenant
may reasonably consider necessary in respect of the security of the Demised
Premises and the operations carried on thereat and the Landlord shall take into
account the Tenant’s representations in making the said rules and regulations

 

 

6.        A
supply of water to the Roof in such quantities and at such pressure as may be
reasonably required by the Landlord for irrigating the Roof Garden and for the
fountain in the Roof Garden

 

7.        Such
other supplies and services (including without limitation security) as the
Landlord and the Tenant may from time to time agree

 

PROVIDED ALWAYS and it is
hereby agreed as follows:-

 

(a)      The
Landlord shall not require any supply for water or electricity which combined
with the Tenant’s own requirements or likely requirements for the Demised
Premises for such supplies from the systems providing the same would be
reasonably likely to overload such systems

 

(b)      The
Tenant shall not be liable to the Landlord in respect of any interruption in any
of the said services arising by reason of force majeure or any other cause or
circumstance beyond the reasonable control of the Tenant provided that the
Tenant will use reasonable endeavours to minimise the adverse effects of any
such circumstances or where prevented from providing any of the said services
by virtue of any restriction contained in or which may be imposed pursuant to
the terms of the Headlease

 

(c)      The
Tenant shall not be liable to the Landlord for any interruption to such
services which are necessitated by repairs tests replacements or renewals of
the systems

 

 

plant equipment and
machinery which are requisite for the provision of such services and the Tenant
agrees to give the Landlord reasonable notice that such matters are to be carried
out

 

(d)      The
Tenant shall not be required to provide any supply or service pursuant to the
provisions of this Clause 3(30) in excess of what can be provided by the
systems required for their provision which are in place as at the Term
Commencement Date and/or any systems which the Tenant may from time to time
introduce by way of renewal or replacement thereof but which for the avoidance
of doubt shall be of no lesser capacity or standard than those in place at the
Term Commencement Date

 

The Bank Guarantee

 

3.         (31)     (1)       In
this sub-clause, the following words and phrases shall have the following
meanings.

 

	
  “the Bank Guarantee”

  	
   

  	
  means the Deed of Guarantee of even date issued by
  the Royal Bank of Scotland plc in favour of the Landlord for a fixed maximum
  aggregate guarantee sum of    *    (“the Bank
  Guarantee Sum”) which shall commence on the date of the Underlease

  

 

 

To provide services

 

3.         (30)     To
provide or procure the provision of the services referred to below all of which
services shall be provided in an efficient and economic manner and at a level
appropriate to buildings of the size and type of the River Building and the
Atrium Building such services being as follows :-

 

1.         The
operation of one goods lift and one passenger lift so as to enable the exercise
of the rights referred to in paragraph 5 of Part A the Third Schedule

 

2.         A
supply of water to the sprinkler for the Car Park in such quantities and at
such pressure as may be reasonably required for the proper operation of such
sprinkler system and a supply of water for the washdown point in the service
road coloured brown on Plan L7249/136

 

3.         A
supply of electricity for the Landlord’s lighting and other electrical
equipment in the Car Park, the Landlords lighting equipment for the service
road coloured brown on Plan L7249/136 and the refuse compactors situate at
street level in the position shown approximately hatched brown on Plan
L7249/136

 

4.         Providing
ventilation to the Car Park

 

5.         A
supply of electricity to the Roof for the Landlord’s lighting equipment and
lighting systems on the Roof and for small power points on the Roof

 

 

	
  “the Guarantor”

  	
   

  	
  means the Royal Bank of Scotland plc

  
	
   

  	
   

  	
   

  
	
  “Termination Notice”

  	
   

  	
  shall have the same meaning as is ascribed to it in
  the Bank Guarantee

  
	
   

  	
   

  	
   

  
	
  “the Applicable Tenant”

  	
   

  	
  means the Tenant for the time being in whom this
  Underlease is vested being either (1) LIFFE Administration and Management or;
  (2) a Group Company

  
	
   

  	
   

  	
   

  
	
  “a Balancing Rental Guarantee”

  	
   

  	
  means a rental guarantee or rental guarantees which
  whether alone or taken in conjunction with the Bank Guarantee shall comply
  with the following conditions

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (i)        save
  as to the amount and/or duration thereof shall be in the form (mutatis
  mutandis) of the Bank Guarantee with such amendments thereto as the Applicable
  Tenant shall request and the Landlord shall approve (such approval not to be
  unreasonably withheld)

  

 

 

But so that the Tenant
shall not be required to provide a guarantee containing a provision in the form
of clause 11(4) of the Bank Guarantee where the Tenant can show that the annual
cost of providing a rental guarantee omitting that clause will be ten per cent
less than the annual cost of providing a rental guarantee including such clause

 

AND SO THAT each rental
guarantee shall contain a clause to the effect that no demand shall be made
thereunder for the same sum of money as is demanded under any other rental
guarantee which falls within the definition of Balancing Rental Guarantee
unless at the time such demand is made the person making the demand shall be
the person entitled to make a demand under any such other rental guarantee and
whilst subsisting the Bank Guarantee

 

(ii)       shall
be issued by either: (a) a bank which is a member of the Committee of London
and Scottish Bankers or (b) an institution

 

 

or body which the
Landlord shall first approve in writing, such approval not to be unreasonably
withheld in the case of an institution or body, which in the reasonable opinion
of the Landlord is of no lesser financial standing to the Guarantor judged at
the date of this Underlease or, in the event that the sum to be guaranteed by
such institution or body is less than the Bank Guarantee Sum, is of such lesser
financial security and standing as shall be reasonably appropriate to the sum
to be guaranteed and the period of such guarantee

 

(iii)      shall
remain in force for a period either of two years in the case of no other rental
guarantee being in place or in the event that any other rental guarantee (which
complies with the provisions of paragraphs (i) and (ii) of Clause 3(31)(1))

 

 

is in force for such
shorter period as combined with the period of the other rental guarantee
(including for the avoidance of doubt the period remaining unexpired under the
Bank Guarantee) shall cover a period of guarantee of not less than two years

 

(iv)     shall be for an amount or where there is more
than one rental guarantee subsisting at any one time for such lesser amount
which taken together with the amount of any other rental guarantee (including
for the avoidance of doubt the amount under the Bank Guarantee then subsisting)
equal to the Bank Guarantee Sum reduced by the amount of the total of all
claims paid whether under the Bank Guarantee and/or any other rental guarantee

 

(2)       (a)       Subject
to sub-clause (2)(c) of this clause 3(31) the Applicable Tenant shall procure
that at all times from the date of service of the Termination

 

 

Notice and thereafter
throughout the term there shall subsist in favour of the Landlord a Balancing
Rental Guarantee

 

PROVIDED ALWAYS THAT and
for the avoidance of doubt the Tenant shall have complied and be deemed to have
complied and there shall be treated as being in favour of the Landlord a
Balancing Rental Guarantee where the Bank Guarantee and/or any Balancing Rental
Guarantee and/or any rental guarantee or rental guarantees making up the
Balancing Rental Guarantee shall have been provided in favour of any party
comprised within the expression the Landlord (but which party is no longer the
Landlord) and such Bank Guarantee and/or Balancing Rental Guarantee and/or such
said rental guarantee or rental guarantees and/or the benefit thereof has not
become vested in the Landlord for any reason AND in addition the Tenant shall
be treated as having so complied irrespective of any assignment that may have
been made of the Bank Guarantee and/or any Balancing Rental Guarantee and/or
such said rental guarantee or rental guarantees and/or the benefit thereof to
some party other than the Landlord

 

AND PROVIDED FURTHER AND
IT IS HEREBY AGREED THAT in the event of a claim being made under the Bank
Guarantee and/or any rental guarantee making up the Balancing Rental Guarantee
so that the guarantor thereunder is under no further liability to make payments
thereunder nevertheless for the purposes of calculating periods under Clause
3(31)(1)(iii) such guarantee shall be treated as still being in effect for the

 

 

maximum period that such
guarantee would have remained in place had no such claim been made thereunder

 

(b)       As
soon as reasonably practicable after the Applicable Tenant has received
notification from the Guarantor (or any subsequent guarantor) of its intention
to serve a Termination Notice necessitating the procurement by the Applicable
Tenant of a new rental guarantee the Tenant shall notify the Landlord of the
same and shall keep the Landlord informed of the progress of its negotiations
with regard to the procuring of such new rental guarantee

 

(c)       The
obligations of the Applicable Tenant under this sub- clause 3(31) shall
automatically cease and determine upon the earlier of:-

 

(i)        the
date upon which the Underlease shall be assigned to any person or party other
than a Group Company or

 

(ii)       the
date upon which the total of claims made under the Bank Guarantee and/or any
other rental guarantee shall equal the Bank Guarantee Sum

 

(3)       The
Landlord hereby covenants with the Applicable Tenant as follows:

 

 

(i)        Not
to make any claim under the Bank Guarantee or under the Balancing Rental
Guarantee unless the Applicable Tenant has defaulted for a period of twenty one
days after the date upon which the same became due in payment of the rent first
reserved by this Underlease

 

(ii)       Not
to make any claim under the Bank Guarantee or under the Balancing Rental
Guarantee other than for any instalment of the rent first reserved by this
Underlease in respect of which the Applicable Tenant is in default as aforesaid

 

(iii)      Within
five working days of any claim being made under the Bank Guarantee and/or any
Balancing Rental Guarantee to give notice in writing to the Applicable Tenant
of the date and the amount of the claim under the Bank Guarantee or under the
Balancing Rental Guarantee (as the case may be)

 

(iv)     Forthwith
upon receipt of the same to apply in settlement of the instalment in respect of
which the Applicable Tenant is in default all monies paid out by any guarantor
of the Bank Guarantee and/or any Balancing Rental Guarantee pursuant to a claim
under the Bank Guarantee or under the Balancing Rental Guarantee

 

(v)      Forthwith
to release the Guarantor or the guarantors of any Balancing Rental Guarantee
where the Applicable Tenant procures the

 

 

provision of a new Balancing
Rental Guarantee in substitution therefor and to enter into such deeds of
release to effect such release as the Applicable Tenant shall require

 

(vi)     The
Landlord covenants that it will not recover from the Guarantor under the Bank
Guarantee or a guarantor under a Balancing Rental Guarantee sums which in
aggregate at any time exceed the amount of the rent firstly reserved by Clause
2 hereof due and not paid and shall indemnify the Tenant from and against all
proper actions costs claims demands loss damage and liability whatsoever
arising (together called “the Damages”) as a result of any breach or
non-observance of this covenant

 

PROVIDED THAT the
Landlord shall not be in breach of this covenant if it shall repay the amount
of any such excess immediately upon receipt thereof

 

AND PROVIDED FURTHER THAT
notwithstanding the provisions of Clause 2 and Clause 3(l)(a) the Tenant shall
be entitled to deduct from the rents hereby reserved an amount equal to the
amount of the Damages in the event that the Landlord shall not repay the amount
of excess as aforesaid

 

PROVIDED ALWAYS THAT in
the event that at any applicable time the Landlord is not the party in whom the
Bank Guarantee and/or any Balancing Rental Guarantee and/or the benefit thereof
is vested then the Landlord shall procure that the provisions of this clause
are complied with by the person or

 

 

persons in whom the Bank
Guarantee and/or Balancing Rental Guarantee and/or the benefits thereof are
vested

 

To Observe Licences

 

3.         (32)     Not
to use the Prow Area otherwise than in accordance with the provisions of
paragraph 10 of the second schedule to the PLA Deed namely “as office
accommodation and/or associated open terrace”

 

Defects Insurance
Policy

 

3.         (33)     (a)      Not
to do nor to permit nor so far as it is within the Tenant’s control suffer to
be done anything in on or upon the Demised Premises nor so for as it is within
the Tenant’s control in on or upon any other part of the Retained Parts which
may render the Defects Insurance Policy void or voidable or liable to
cancellation

 

3.         (33)     (b)       (i)       In
so far as applicable to a tenant of the Demised Premises under the terms of
this Underlease at all times to comply with the terms and conditions of the
Defects Insurance Policy and the requirements of the insurers in relation
thereto or any matters arising in connection therewith or in relation to any
claim thereunder

 

(ii)       Without
prejudice to the generality of the above to inform the insurers from time to
time under the Defects Insurance Policy of any works of repair or any
alterations or additions which it proposes to carry out pursuant to the
provisions of this Underlease and which are required to be

 

 

notified to the insurers
under the terms of the Defects Insurance Policy

 

(c)       In
the event of anything occurring in the Demised Premises or any parts of the
Retained Parts over which the Tenant has right of access or use which might
give rise to a claim under the Defects Insurance Policy to notify in writing
the Landlord thereof forthwith upon the Tenant becoming aware of the same and
to provide the Landlord with such information as the Landlord shall reasonably
require in relation to the event that has occurred and in the event of a claim
being made by the Tenant the progress of any such claim with the insurers and
where the Landlord has or may have such a claim in respect of the same or any
connected subject matter to liaise with the Landlord generally in connection
therewith and in particular to allow the Landlord to have sight of any
documents which the Landlord reasonably considers necessary in connection with
such a claim

 

Reinstatement

 

3.         (34)     In
the event of the Demised Premises or any part thereof being damaged or
destroyed by any of the Insured Risks prior to the fifth anniversary of the
Term Commencement Date the Tenant will as soon as reasonably practicable
following such destruction or damage proceed diligently with and use all
reasonable endeavours to complete in all material respects its works of fitting
out the Demised Premises within a period of 12 months from the date of their
commencement provided always that and for the avoidance of doubt the Tenant
shall not be required to commence works of refitting as aforesaid until any
works of rebuilding and reinstatement to be carried out by the

 

 

Landlord as herein
provided have been completed to the extent necessary to enable the Tenant to
carry out such works of refitting without restriction or additional cost and
provided further that if the Landlord shall not have carried out and completed
or substantially carried out and completed the rebuilding and reinstatement of
the Demised Premises or the relevant part thereof in the manner herein provided
and to the extent necessary to enable the Tenant to commence and thereafter
carry out its fitting out works as hereinbefore provided without restriction
and/or additional cost within the period of 12 months from the date of such
destruction or damage the Tenant shall not be obliged to proceed with and
complete the said fitting out works as hereinbefore provided provided always
that any disagreement as to whether or not the Landlord shall have carried out
and completed or substantially carried out and completed the rebuilding and
reinstatement of the Demised Premises or the relevant part thereof in the
manner herein provided to the extent necessary to enable the Tenant to commence
and thereafter carry out its fitting out works as hereinbefore provided without
restriction or additional cost shall be referred to an independent surveyor
(acting as an expert) to be appointed (in default of agreement between the
parties hereto) by the President or next available senior officer of the Royal
Institution of Chartered Surveyors upon the application of either the Landlord
or the Tenant

 

COVENANTS BY THE LANDLORD

 

4.         The
Landlord covenants with the Tenant as follows:-

 

Quiet enjoyment

 

4.         (1)       (a)      That
the Tenant paying the rents hereinbefore reserved and performing and observing
the several covenants

 

 

conditions and agreements
on the part of the Tenant herein contained shall and may peaceably hold and
enjoy the Demised Premises during the term without any interruption by the
Landlord or by any person lawfully claiming through under or in trust for it

 

(b)       In
the event that there is a change of ownership of the reversion immediately
expectant on the expiration or sooner determination of the Headlease in
circumstances where the new reversioner has been unable to procure a grant by
the Port of London Authority (or its successor) of a licence permitting the
retention of the Prow or at its discretion has permitted the Landlord to
procure a grant of such licence to itself directly then in such circumstances
the Landlord shall use all reasonable endeavours to procure a grant of such
licence by the Port of London Authority (or its successor)) and in the event of
any such grant the expression “PLA Deed” shall be deemed to refer to such
further licence and this Underlease shall be read and construed accordingly

 

Reinstatement, rebuilding

 

4.         (2)       (a)      In
the event of damage or destruction of the Cannon Bridge Estate and/or the
Gantries and/or the Prow or any part thereof by any of the Insured Risks then
save to the extent that the insurance monies in respect thereof are
irrecoverable in whole or in part due to some act or default on the part of the
Tenant or any of its servants agents or licensees or persons deriving title
under the Tenant the Landlord shall subject to the provisions of sub-clause (b)
hereof forthwith apply all insurance proceeds received in respect of such
damage or

 

 

destruction to rebuild or
reinstate the Cannon Bridge Estate and/or the Gantries and/or the Prow (as the
case may be) or the part or parts thereof so damaged or destroyed as soon as
reasonably practicable making up any difference between the cost of such rebuilding
and reinstating and the money received out of the Landlord’s own money PROVIDED
ALWAYS that where the Demised Premises or a substantial part of the Demised
Premises have been rendered incapable of beneficial use and occupation by such
damage or destruction as aforesaid then if the Demised Premises are not
substantially rebuilt or reinstated and once again rendered fit for occupation
and use (including for the avoidance of doubt all accesses services and
facilities being restored and all works of fitting out by the Tenant completed
in all material respects) at the end of a period of two years following such
damage or destruction then at any time after the end of that period of two
years (unless by that time the Tenant shall have substantially commenced with
its said works of fitting out) until the Demised Premises are once again fit
for beneficial use and occupation as herein provided either the Landlord or the
Tenant may determine this Underlease by giving to the other six months notice
and this Underlease shall thereupon cease and determine at the expiry of the
notice period (but without prejudice to any right or remedy for any antecedent
breaches of the obligations hereunder)

 

(b)       The
Landlord shall not be liable to rebuild or reinstate the Demised Premises if
and so long as such rebuilding or reinstatement is prevented by any “Supervening

 

 

Events” and for the
purposes of this sub-paragraph the expression “Supervening Events” means:-

 

(i)        The
Landlord having failed despite using all reasonable endeavours to obtain all
planning permissions or other permits and consents that may be required under
the Planning Acts and other statutes (if any) (hereinafter called “the
Permissions”) to enable the Landlord to rebuild and reinstate the Demised
Premises

 

(ii)       Any
of the Permissions having been granted subject to a lawful condition with which
it would be impossible for or in all the circumstances it would be unreasonable
to expect the Landlord to comply the Landlord having exhausted any right to
appeal or challenge the imposition of such lawful condition

 

(iii)      Rebuilding or reinstatement being prevented by Act of
God or governmental action

 

(c)       The
Landlord shall use all reasonable endeavours to ensure that where any such
damage or destruction occurs the insurance monies are made available without
delay and that any reinstatement or rebuilding as hereinbefore provided is
carried out without delay

 

Insurance

 

4.         (3)       (i)       To insure the
Cannon Bridge Estate the Gantries and the Prow with a substantial and reputable
insurance company in the Full Reinstatement Cost thereof against the

 

 

occurrence of any of the
Insured Risks and to take out Loss of Rent Insurance and to provide to the
Tenant on demand (but no more frequently than twice in every year) details of
the relevant policy or policies and on making any change to the nature or
extent of the perils insured against to notify the Tenant without delay thereof
in writing and the Landlord shall ensure that the interest of the Tenant and
any mortgagee of the Tenant is noted against any policy of insurance effected
by the Landlord in respect of the Demised Premises and/or the Cannon Bridge
Estate

 

(ii)       To
use its best endeavours to procure that there is provided from each and every
such insurer a letter in favour of the Tenant and any undertenant of the Tenant
waiving any rights of subrogation which the said insurer may have against the
Tenant and/or any undertenant of the Tenant and in the event that in any case
such letters cannot be obtained on reasonable terms then the Landlord shall
obtain the same on such terms as may be offered if the Tenant so requests in
writing but at the Tenant’s sole cost notwithstanding that the relevant policy
relates to the whole of the Cannon Bridge Estate and not solely to the Demised Premises
Provided That in the event that any other tenants of the remainder of the
Cannon Bridge Estate have covenanted with the Landlord in similar terms to this
covenant (mutatis mutandis) then the costs shall be borne and apportioned
between the Tenant and such other tenants in such manner as the Landlord’s
Surveyor may reasonably determine

 

 

(iii)      At
the request of the Tenant to make such representations as the Tenant may
reasonably require to the insurers of the Demised Premises and/or Cannon Bridge
Estate and/or any other insurers with which the Landlord effects insurance
where the Tenant contributes to the premiums paid by the Landlord for effecting
such insurance in respect of any regulations imposed by such insurers in
relation to the Demised Premises and/or which the Tenant is under an obligation
to comply with pursuant to the provisions of this Underlease and/or as to the
terms of any policy

 

(iv)      To
use all reasonable endeavours to minimise the cost to the Tenant of the Tenant’s
contribution towards insurance premiums payable pursuant to this Underlease
insofar as that is consistent with the effecting of proper and adequate
insurances pursuant to this Underlease

 

(v)       In
the event that insurance cover is no longer available for any of the risks referred
to in the definition of Insured Risks or if insurance cover for any such risk
cannot be obtained on reasonable terms on the London Insurance Market the
Landlord shall forthwith so notify the Tenant and shall if required by the
Tenant in writing use all reasonable endeavours to effect insurance for such
uninsurable risks on some market other than the London Insurance Market and
shall subject to obtaining the prior written consent of the Tenant such consent
not to be unreasonably withheld effect such insurance on such other market and
in the event that the relevant insured risk is one which cannot be obtained on
reasonable terms on the London Insurance Market shall

 

 

effect such insurance on
such terms as may be offered if so requested by the Tenant and in either case
such risks shall remain Insured Risks for the purposes of this Underlease
PROVIDED THAT in the event that such insurance in either case relates to the
Retained Parts also and not solely to the Demised Premises and one or more of
the tenants thereof do not wish the Landlord to effect such insurance and are
not required to contribute to the premiums payable for effecting insurance
against such risk then the Landlord shall not be obliged so to do unless the
Tenant bears the relevant portion of the premium attributable to such tenant or
tenants

 

Repair and Maintenance

 

4.         (4)       (a)       (i)       To
repair rebuild maintain and keep in good and substantial repair and to replace
or renew or rebuild when necessary the Cannon Bridge Estate the Prow and the
Gantries (excepting the Demised Premises and the Prow Area)

 

(ii)       To
carry out such works as may be requisite for the maintenance and repair of the
arches of the Superior Landlord’s railway in so far as it is able so to do in
the exercise of the right in that respect contained in the Headlease such right
being in the form of paragraph 22 of the Second Schedule hereto

 

(b)       To
provide or procure the provision of the services referred to below all of which
services shall be provided in an efficient and economic manner and in
accordance

 

 

with principles of good
estate management at a level appropriate to office buildings of the type and
size of the River Building and Atrium Building such services being as follows:-

 

(i)        Between
the hours of 6 a.m. to 9 p.m. on all working days and at such other times as
may from time to time be requested by the Tenant the heating ventilation and
lighting of the Atrium Common Areas and the River Building Common Areas (other
than ventilation of the Car Park for which the Tenant is responsible pursuant
to Clause 3(30)) and the running of the escalators within and leading to the
Atrium Building subject to the Tenant paying to the Landlord a fair and
reasonable proportion of any additional running costs properly incurred by the
Landlord for the operation of the escalators at such other times

 

(ii)      (a)      To
provide and maintain a communal sign board for display of the name of the
Tenant and/or its undertenants and/or the principal operations being carried on
at the Demised Premises in the Dowgate Hill Entrance and one or more
directional and/or other signs in the Atrium Common Areas showing such names
and/or descriptions as the Tenant shall reasonably request

 

 

(b)       To
provide and maintain on the walls of the Dowgate Hill Entrance in a prominent
position and clearly visible to passers-by along Dowgate Hill a board of
sufficient size to display a sign stating the name and/or logo of the Tenant or
the principal operating company for the principal operations being carried on
at the Demised Premises, and/or directional information for the Tenant’s
visitors such sign to be proposed by the Tenant to the Landlord and to be first
approved by the Landlord (such approval not to be unreasonably withheld)

 

(c)       To
provide and maintain one hanging sign on the outside of the Dowgate Hill
Entrance stating the name and/or logo of the Tenant or the principal operating
company for the operations being carried on at the Demised Premises such sign
to be proposed by the Tenant to the Landlord and to be first approved by the
Landlord (such approval not to be unreasonably withheld)

 

(iii)      To
repair and maintain any security measures or security systems installed
pursuant to Clause 3(29)(iii) hereof or otherwise provided in respect of the
Cannon Bridge Estate or any parts thereof (including any installed or provided
pursuant to the agreement for the grant of this

 

 

Underlease) and which are
intended to be for the security and protection of the Demised Premises and the
operations carried on thereat and to ensure that all such security equipment
and installations operate correctly and properly

 

(iv)     (Subject
to the provisions of Clause 5(11)) to carry out at its own expense any works
that the Tenant reasonably requests the Landlord to carry out in relation to
the repair, maintenance, replacement or renewal of any parts of the Demised
Premises and/or the Prow Area where such repairs, replacement, renewal or
maintenance arise as a consequence of the state and condition of the Retained
Parts and the Prow (excluding the Prow Area) or any part thereof

 

(v)      the
cleaning of the exterior of the doors windows and window frames and all glazing
of the Cannon Bridge Estate and the Prow (excluding the Cousin Lane entrance)

 

(vi)     the
maintenance repair cleansing stocking and tending of the flower beds grassed
areas water features and landscaped areas of the Roof Garden

 

(vii)    to
provide and operate two compactors for refuse disposal and to arrange the
removal and/or collection of refuse from such compactors as often as is
reasonably necessary

 

 

(viii)   The
maintenance repair cleaning decoration and where appropriate heating and
lighting of the service road referred to in paragraph 5 of the Second Schedule
the external walkways staircases lobbies and access areas referred to in
paragraph 6 of the Second Schedule the strips of land referred to in paragraph
11 of the Second Schedule the Atrium Common Areas and the River Building Common
Areas (save to the extent the Tenant is responsible therefor) and to take such
steps as are reasonably appropriate to keep all such areas free of vermin

 

(ix)      The
operation maintenance repair cleansing renewal replacement and inspection if
necessary of the Conduits in or about the Cannon Bridge Estate other than those
which exclusively serve the Demised Premises

 

(x)       The
external cleaning and decorative maintenance of the exterior of the River
Building

 

(xi)      The
provision of such security personnel as may be requisite for the safety and
security of the Cannon Bridge Estate and the occupants thereof

 

(xii)     The
provision of reception facilities in the main entrance lobby of the Atrium
Building

 

 

(xiii)    The
proper and orderly operation and running of the Car Park at all times and in
such manner that:-

 

(a)       Sufficient
access ways are left available to enable the Tenant and/or any other occupiers
for the time being of the Demised Premises to obtain access to and egress from
those parts of the Demised Premises situate at basement level through the
doorways thereto; and

 

(b)       The
Tenant’s security arrangements at basement level are not compromised or
prejudiced

 

(xiv)    The
provision of such personnel based at the Cannon Bridge Estate as may be
requisite for the proper supervision management and running of the Cannon
Bridge Estate and the provision of the services referred to in Part 1 of the
Fifth Schedule hereto

 

PROVIDED always that the
Landlord shall not be liable to the Tenant in respect of any interruption in
any of the services referred to in this Clause 4(4)(b) arising by reason of
force majeure or any other cause or circumstance beyond the reasonable control
of the Landlord PROVIDED THAT the Landlord shall use all reasonable endeavours
to minimise the adverse effects of any such circumstances and the Landlord may
in its discretion (acting reasonably) supply such additional

 

 

services as are referred
to in the Fifth Schedule hereto which it considers desirable to supply

 

Headlease

 

4.         (5)       (1)      To
pay the rent reserved by the Headlease and observe and perform the lessee’s
covenants therein contained insofar as the same are not to be observed and
performed by the Tenant as herein provided

 

(2)       To
use all reasonable endeavours to procure that the Superior Landlord observes
and performs the covenants (whether express or implied) on the part of the
Superior Landlord contained in the Headlease

 

(3)       At
the reasonable request and cost of the Tenant to do such things and take such
steps as the Tenant may reasonably require to obtain the consent of the
Superior Landlord wherever the consent of the Landlord and the Superior Landlord
is required under terms of this Underlease and the Headlease respectively

 

(4)       The
Landlord shall use all reasonable endeavours to ensure that the Superior
Landlord complies with any covenants on its part contained in the Headlease in
relation to the manner in which the Superior Landlord can exercise any of the
rights excepted and reserved to the Superior Landlord as provided in Part B of
the Third Schedule hereto

 

(5)      (i)        In
the event that the Landlord fails to comply with any of its obligations contained
in Clause 4(4)(a) and/or Clause 4(4)(b)(iv) and/or 4(4)(b)

 

 

(xiii) hereof then
(without prejudice to any rights that the Tenant may have in respect of such
breach) the Tenant may serve notice upon the Landlord calling upon the Landlord
to remedy such breach and in the event that the Landlord fails to remedy such
breach within a reasonable period of time after the date of such notice (or
immediately in the case of emergency) the Tenant shall be permitted and is
hereby authorised by the Landlord to enter onto such other parts of the Cannon
Bridge Estate and the Prow as may be necessary in order for the Tenant to carry
out such works or do such things that the Landlord has failed to do all such
works to be carried out in a good and workmanlike manner using good quality
materials of their several kinds and in such a way as to minimise in so far as
it is reasonably practicable any disturbance or inconvenience to the other
tenants or occupiers of the Cannon Bridge Estate

 

(ii)       the
costs fees and expenses (including any reasonable borrowing costs and any
irrecoverable Value Added Tax) incurred by the Tenant in so doing shall be paid
by the Landlord to the Tenant within 14 days of demand (together with where
appropriate copies of any supporting invoices) together with interest thereon
from the date of the demand therefor to the date upon which such sums are paid
by the Landlord to the Tenant at the rate of 4% above the Rate of Interest And
the Tenant shall be entitled to make

 

 

separate demands in
respect of individual items of expenditure

 

Roof Garden

 

4.         (6)       The
Landlord hereby covenants with the Tenant not to use permit or suffer to be
used the Roof Garden or the air space above the Roof Garden for any purpose
other than that of a Roof Garden for the common use of the tenants and
occupiers of the Cannon Bridge Estate Provided Always that the Landlord shall
be entitled to change such use of the whole or any part thereof to such other
use or uses as shall:-

 

(a)       be
for the benefit of the tenants and occupiers of the Cannon Bridge Estate as a
whole; and

 

(b)       not
diminish in any way the Tenant’s and/or any other permitted occupier’s use and
occupation of the Demised Premises; and

 

(c)       not
compromise or prejudice the Tenant’s security arrangements for the Demised Premises
and the operations carried on thereat

 

AND PROVIDED FURTHER
THAT:

 

(i)        In
the event that the Landlord shall wish to permit one of its tenants of the
Retained Parts to hold a social function on the Roof Garden outside the hours
of 6.00 a.m. to 9.00 p.m. on Working Days then the Landlord shall be entitled
to grant such permission subject to:-

 

 

(aa)     The
Landlord providing the Tenant with as much notice as is reasonably practicable
of the date upon which such social function is to occur and its likely
duration; and

 

(bb)    The
Landlord paying to the Tenant on demand any reasonable additional security
costs properly incurred by the Tenant as a consequence thereof; and

 

(cc)     The
Landlord taking reasonable steps to ensure that any such social function is conducted
in an orderly and proper manner

 

(ii)       In
the event that the Roof Garden shall be used by the Landlord or with its
permission outside the hours referred to above for purposes permitted under
this Underlease but not being a social function as above then the Landlord
shall pay to the Tenant on demand any reasonable additional security costs
properly incurred by the Tenant as a result thereof

 

VALUE ADDED TAX

 

4.         (7)       (a)      The
Landlord (for itself and its successors) irrevocably hereby covenants with and
undertakes to the Tenant that no election pursuant to paragraph 2 of schedule
6A to the Value Added Tax Act 1983 has been or will be made which has effect or
will have effect in relation to the Demised Premises or any land or buildings
of which they form part and Section 42 of the Value Added Tax Act 1983 shall
not apply to this Underlease

 

 

(b)       In
the event of any breach by the Landlord of the covenant contained in paragraph
(a) of this sub-clause 4(7) then the Tenant shall pay to the Landlord in addition
to the rents amounts equal to so much of the Value Added Tax which is properly
chargeable on such rent but only to the extent that the Tenant is able to
recover such Value Added Tax and the Tenant shall have no other claim or
recourse against the Landlord in respect of such breach

 

4.         (8)       VAT
Invoices

 

The Landlord shall pay to
the Tenant on production of an invoice therefor an amount equal to any Value
Added Tax properly chargeable on any supply made by the Tenant to the Landlord
under this Underlease and for the avoidance of doubt where such supply is for a
monetary consideration any such consideration shall be exclusive of the Value
Added Tax payable thereon and where such supply is for a consideration not
wholly consisting of money the Value Added Tax payable thereon shall be on the
open market value (as referred to in Section 10(3) Value Added Tax Act 1983) of
the supply

 

4.         (9)       Compliance
with Licences

 

The Landlord shall at its
own expense comply with the provisions on the part of the licensee contained in
the Licences set out below (including any renewals or replacements thereof) and
shall indemnify and keep indemnified the Tenant from all costs claims expenses
damages and liabilities arising as a result of:-

 

(1)       any
failure so to do, and

 

 

(2)       the
termination for whatever reason of the PLA Deed or any licence for the time
being comprised within the expression “PLA Deed” (save where such termination
arises as a result of some act or default of the Tenant those deriving title
thereunder and /or the Tenant’s licensees and/or any Group Company)

 

such Licences being as
follows:-

 

1.         The
Licences made under The Highways Act 1980 dated the 2nd January 1990 7th June
1988 8th February 1988 3rd March 1988 21st January 1980 and the 5th March 1980

 

2.         The
PLA Deed

 

3.         A
Licence made the 5th January 1989 between the Mayor and Commonalty and the
Citizens of the City of London (1) Cannon Bridge Investments Limited (2)

 

4.         (10)     (A)      Provisions
as to roof of Atrium Building

 

The Landlord hereby
covenants with the Tenant not to do permit or suffer to be done anything on the
roof of the Atrium Building which will adversely affect the normal operation of
any antennae equipment installed on the roof of the Atrium Building by the
Tenant pursuant to the provisions of paragraph 13 of the Second Schedule hereto
PROVIDED always that if the Landlord shall desire to use or permit the use of
the roof of the Atrium Building in such a way as will adversely affect the
normal operation of such equipment then:-

 

 

(i)        if
the normal operation of such equipment can be maintained subject to certain
modifications being made thereto (including moving its location on the roof of
the Atrium Building) then the Landlord shall submit to the Tenant full details
in writing of the use it desires or which it desires to permit and the
modifications it proposes to carry out to the said equipment to enable such use
for the approval of the Tenant (such approval not to be unreasonably withheld
or delayed in the event that the proposed use and the modifications suggested
will enable the continued and normal operation of such equipment)

 

(ii)       If
the Landlord considers that modification cannot reasonably be made to the
existing equipment the Landlord shall submit to the Tenant full details in
writing of the use it desires or which it desires to permit and full details of
an alternative system of equipment which is not adversely affected by such use
and which it proposes to substitute for the existing equipment for the approval
of the Tenant (such approval not to be unreasonably withheld or delayed), and

 

(iii)      In
the event that the Tenant approves such proposed use and the modifications or
alternative system of equipment (as the case may be) proposed then the Landlord
shall be entitled to implement the use proposed subject to the approved
modifications being first carried out or as the case may be the approved
alternative

 

 

system of equipment first
being installed by the Landlord (and which shall be carried out in a good and
workmanlike manner and in such a way that the continued operation of the
existing equipment is not interrupted) such approved modifications or as the
case may be installations being carried out under the supervision of and to the
satisfaction of the Tenant

 

PROVIDED THAT if the
Tenant shall notify the Landlord in writing within 15 working days after
receipt of the said full details that the Tenant wishes to carry out the said
modifications itself or as the case may be install the said alternative system
then the same shall be carried out by the Tenant in a good and workmanlike
manner and as expeditiously as reasonably possible subject to the Landlord
either having provided to the Tenant the necessary equipment and materials or
having put the Tenant in funds for the acquisition of the same and the Landlord
shall pay or indemnify the Tenant on demand against all proper costs fees and
expenses (including any reasonable borrowing costs and irrecoverable value
added tax) incurred by the Tenant in connection therewith and in the event of
the Landlord failing to pay to the Tenant any such costs fees or expenses
within 14 days of the same being demanded the Landlord shall pay to the Tenant
in addition thereto interest thereon at a rate of 4% over the base lending rate
of Barclays Bank plc for the period from the date on which the demand was made
to the date upon which payment is made

 

4.         (10)     (B)     The
Landlord shall prior to installing any equipment on the roof of the Atrium
Building or permitting any other party to install equipment on the roof of the
Atrium

 

 

Building provide the
Tenant with at least 28 days prior written notice thereof and consider any
reasonable representations that the Tenant may make to the Landlord in relation
thereto which representations are directed towards enabling the Tenant to
exercise the right referred to in paragraph 13 of the Second Schedule without
the need to carry out any modifications or installations of substitute
equipment as therein referred to

 

4.         (11)     Provisions
re defects insurance

 

(a)       The
Landlord hereby covenants with the Tenant:-

 

(i)        At
all times to comply with the terms and conditions of the Defects Insurance
Policy and the requirements of the insurers in relation thereto or any matters
arising in connection therewith or in relation to any claim thereunder

 

(ii)       Not
to do permit nor (so far as it is or might reasonably be expected to be within
the Landlord’s control) suffer to be done anything that would or would be
liable to render the Defects Insurance Policy void or voidable or liable to
cancellation by the insurers

 

(iii)      Forthwith
upon any event occurring which would give rise to a claim under the Defects
Insurance Policy diligently to pursue such claim with the Insurers

 

 

(iv)     Forthwith
to lay out all monies received from the insurers under the Defects Insurance
Policy in making good the defects and consequential damage in respect of which
such monies have been paid

 

(v)      In
the event of anything occurring which might give rise to a claim under the
Defects Insurance Policy to notify the Tenant thereof forthwith in writing and
to provide the Tenant with such information as the Tenant shall reasonably
require in relation to the event that has occurred and the progress of any
claim with the insurers and where the Tenant has or may have a claim in respect
of the same or any connected subject matter to liaise generally with the Tenant
and in particular to allow the Tenant to have sight of any documents which the
Tenant reasonably considers necessary in connection with such a claim

 

(vi)     The
Landlord shall forthwith deliver to the Tenant (free of cost to the Tenant)
copies of all notices certificates reports letters schedules and all other
communications or notifications prepared issued delivered or sent by the
insurers in connection with the Defects Insurance Policy and shall keep the
Tenant informed from time to time of its proposals to deal with any
requirements of the insurers

 

 

(vii)    The
Landlord shall forthwith notify the Tenant of any amounts paid out by the
insurers under the Defects Insurance Policy

 

(viii)   Not to carry out any works whether of repair
or otherwise to the Cannon Bridge Estate or any part or parts thereof without
first notifying the insurers under the Defects Insurance Policy where such
works are required to be notified to the insurers under the terms of the
Defects Insurance Policy

 

GENERAL PROVISIONS

 

5.         PROVIDED
ALWAYS AND IT IS HEREBY AGREED AND DECLARED as follows:-

 

Forfeiture

 

(1)       If
the rents hereby reserved or any part thereof shall at any time be unpaid for
twenty-one days after the due date for payment thereof (whether in the case of
the rent firstly reserved formally demanded or not) or if any of the covenants
or obligations on the part of the Tenant herein contained shall not be
performed or observed or where the Tenant is an individual:-

 

(a)       a
bankruptcy order is made in respect of the Tenant; or

 

(b)      an
interim order is made under Section 252 of the Insolvency Act 1986 in respect
of the Tenant; or

 

(c)       a
meeting is convened pursuant to Section 257 of the Insolvency Act 1986 to
consider a proposal for a voluntary arrangement

 

 

under Part VIII of such Act in relation to the Tenant or
any such arrangement is approved in relation to the Tenant, or

 

(d)      an
interim receiver is appointed of the property of the Tenant under Section 286
of the Insolvency Act 1986

 

or where the Tenant is a
company (subject as hereinafter provided) -

 

(i)        an
order is made or a resolution passed for its winding up; or

 

(ii)       it
shall otherwise enter voluntary winding up; or

 

(iii)      a
provisional liquidator is appointed in respect of the Tenant; or

 

(iv)     the
Tenant is dissolved (whether or not after winding up); or

 

(v)      an
administration order is made in respect of the Tenant; or

 

(vi)     a
receiver (which expression shall without prejudice to the generality thereof
include an administrative receiver as defined by Section 251 of the Insolvency
Act 1986) is appointed in respect of the Tenant or all or a substantial part of
its assets or of the income arising from all or any of its assets; or

 

(vii)    a
meeting is convened pursuant to Section 3 of the Insolvency Act 1986 to
consider a proposal for a voluntary arrangement under Part I of such Act in
relation to the Tenant or if any arrangement is approved in relation to the
Tenant

 

or if the Tenant shall
enter into an agreement or make any arrangement with creditors for liquidation
of the debts and liabilities of the Tenant

 

 

by composition or
otherwise then and in any such case it shall be lawful for the Landlord subject
to the leave of the Court and the consent of any person which may by law be
required at any time thereafter to re-enter upon the Demised Premises or any
part thereof in the name of the whole and thereupon this demise shall
absolutely determine but without prejudice to any right of action of either
party in respect of any antecedent breach of any of the covenants on the part
of the other herein contained PROVIDED ALWAYS that nothing in this Clause
contained shall be construed as qualifying or restricting the meaning or
application of any of the covenants on the part of the Tenant herein or as
giving authority for the Tenant not to comply strictly with these presents AND
PROVIDED FURTHER and notwithstanding the foregoing the Landlord’s right to
re-enter under this Clause 5(1) shall not apply in the case of a winding-up of
the Tenant for the purposes of amalgamation or reconstruction

 

Exoneration of liability
of Landlord

 

5.         (2)       (a)      Insofar
as such liability is not covered by the Defects Insurance Policy or any
insurance policy effected by the Landlord or required to be effected by the
Landlord hereunder (provided that any such insurance has not been invalidated
by the Tenant) the Landlord shall not be liable for any injury or damage caused
to any person or property by the state or condition of the Demised Premises
save that the Landlord shall be liable for any such damage or injury which
arises due to:-

 

(i)        any
act or omission of the Landlord or its other tenants or other occupiers of the
Cannon Bridge Estate or their respective servants agents and invitees;

 

 

(ii)       the
exercise by any person of any of the rights referred to in the Third Schedule
hereto

 

(iii)      any
failure on the part of the Landlord to observe and perform the covenants
conditions and agreements on its part herein contained

 

Suspension of rent

 

5.         (3)       If
from time to time the Demised Premises or any part thereof or any accesses or
services or other facilities required for the beneficial use and occupation of
the Demised Premises or any part thereof shall be destroyed or damaged by any
of the Insured Risks so as to render the Demised Premises or any part thereof
unfit for occupation or use and save to the extent that the policy or policies
of insurance effected by the Landlord in respect of the loss of the rent
reserved shall have been vitiated or payment of the policy monies refused in
whole or in part in consequence of any act or default of the Tenant or any of
its servants agents licensees or invitees or any person deriving title under it
then as often as the same shall happen the rents reserved hereunder or a fair
proportion thereof according to the extent of the damage sustained shall be
suspended from the date of such destruction or damage until the Demised
Premises shall have again been rendered fit for occupation and use and all requisite
accesses services and facilities restored and the Tenant has completed all
works of fitting out to the Demised Premises in all material respects and the
proportion of the rents reserved paid in advance by the Tenant pursuant to the
provisions hereof for any period following the date of such suspension shall be
refunded to the Tenant

 

 

Limitation of ancillary
rights

 

5.         (4)       Save
where herein expressly provided to the contrary nothing herein contained shall
confer on the Tenant any right to the benefit of or to enforce any covenant or
agreement contained in any deed or document relating to any adjoining or
neighbouring premises or limit or affect the right of the Landlord to deal with
the same now or at any time hereafter in any manner which may be thought fit
nor shall the grant of this Underlease include or operate as a grant or
assurance of any liberty privilege easement quasi-easement right or advantage
whatsoever now held or enjoyed with or appertaining or reputed to appertain to
the Demised Premises or any part thereof save as expressly set out herein

 

No warranty as to user

 

5.         (5)       That
nothing herein contained or implied shall be taken to be a covenant warranty or
representation by the Landlord that the Demised Premises can be lawfully used
under the Planning Acts for the purpose hereinbefore referred to

 

Redevelopment of
neighbouring property

 

5.         (6)       Save
as herein expressly provided to the contrary nothing herein contained shall by
implication of law or otherwise operate or be deemed to confer upon the Tenant
any easement right or privilege whatsoever over or against the Retained Parts
or any Adjoining Property which now or hereafter shall belong to the Landlord
either for an estate in fee simple or for a term of years or which would or
might restrict or prejudicially affect the future rebuilding alteration or
development of the Atrium Building or such Adjoining Property and that the
Landlord shall have the right at any time to make such alterations to or pull
down and rebuild or redevelop the Atrium Building and any

 

 

such Adjoining Property
as it may deem fit without obtaining any consent from or making any
compensation to the Tenant Provided that the Landlord shall cause as little
nuisance disturbance or annoyance as practicable to the Tenant and the
occupiers for the time being of the Demised Premises or any part or parts
thereof and forthwith make good any damage caused AND provided further that
such alterations pulling down rebuilding or redevelopment do not (save to a
minor degree) adversely affect the Tenant’s and/or other occupiers beneficial
use and occupation of the Demised Premises and/or the Prow Area (including
without limitation all means of access thereto egress therefrom and services
required for the operations carried on thereat) or its or their respective
businesses as carried on thereat or the security of the Demised Premises and/or
the Prow Area and the operations carried on thereat or any part or parts
thereof

 

Limit on Statutory
Compensation

 

5.         (7)       If
this Underlease is within Part II of the Landlord and Tenant Act 1954 then
subject to the provisions of sub-section (2) of Section 38 of that Act the
Tenant shall not be entitled on quitting the Demised Premises to any
compensation under Section 37 of the same Act or under any corresponding
provision in any Act amending or replacing the same

 

5.         (8)       Release
of LIFFE Administration and Management and Group Companies

 

In the event of this
Underlease having been lawfully assigned by the Tenant (here meaning LIFFE
Administration and Management or any Group Company in which for the time being
this Underlease is vested) to any party not being a Group

 

 

Company then upon this
Underlease being further assigned by such lawful assignee the Tenant (here
meaning LIFFE Administration and Management and any Group Company (if any) in
which for the time being this Underlease has been vested) shall be released
from all liabilities (pre-existing or otherwise) in respect of all the Tenant’s
covenants and conditions herein contained but without prejudice to any existing
liability in respect of any antecedent breach (not being a continuing breach)
of such covenants and conditions

 

Tenant’s Break Option

 

5.         (9)       The
Tenant may determine the term on or at any time after the    *   
anniversary of the Term Commencement Date as hereinafter provided

 

(a)       in
this sub-clause the following expressions shall have the following meanings:

 

(i)        “the
Termination Date” shall mean the date as at which the Tenant elects to
determine the term pursuant to subclause (c)

 

(ii)       “the
First Termination Notice” shall mean a notice by the Tenant of its intention to
terminate the term

 

(iii)      “the
Second Termination Notice” shall mean a notice by the Tenant specifying the
Termination Date

 

(b)       At
any time after the expiry of    *    years from
the Term Commencement Date the Tenant may serve the First

 

 

Termination Notice
specifying its intention of terminating the term at a date (which need not be
stated in that notice) not less than 12 months nor more than eighteen months
from the date of service of the First Termination Notice

 

(c)       Not
less than six months before the Termination Date which the Tenant selects
(whether or not the same was specified in the First Termination Notice) the
Tenant must serve the Second Termination Notice which must specify the
Termination Date

 

(d)       Once
the Tenant has served the First Termination Notice it cannot withdraw the same
without the consent of the Landlord

 

(e)       On
the Termination Date this Underlease shall cease and determine and the Tenant
must yield up the Demised Premises in accordance with the covenants herein
contained and will pay to the Landlord by way of liquidated damages one of the
following:-

 

(i)        if
the Termination Date is on or after the tenth anniversary of the Term
Commencement Date but not on or after the twelfth anniversary of the Term
Commencement Date a sum equivalent to six months of the amount of the annual
rent first reserved at the rate applicable on the Rent Commencement Date; or

 

(ii)       if
the Termination Date is on or after the twelfth anniversary of the Term
Commencement Date

 

 

but not on or after the
fifteenth anniversary of the Term Commencement Date a sum equivalent to three
months of the amount of the annual rent first reserved at the rate applicable
on the Rent Commencement Date

 

PROVIDED that if the
Termination Date is on or after the fifteenth anniversary of the Term
Commencement Date no such sum shall be payable

 

5.         (10)     Means
of Escape

 

(a)       In
this sub-clause the expression “Means of Escape” means such means of escape in
case of fire or other emergency from the Demised Premises as shall at the
applicable time satisfy the requirements of any and every enactment and the
requirements of all competent authorities in relation to means of escape in
case of fire or other emergency from the Demised Premises for such a number of
persons using or occupying the Demised Premises as shall be specified by the
Tenant as hereinafter provided

 

(b)       The
Tenant may from time to time during the term request the Landlord by notice in
writing (each such notice being called “an Escape Notice”) to provide Means of
Escape for such number of persons as shall be specified by the Tenant in the
relevant Escape Notice and whether in substitution for or in addition to any
means of escape then serving the Demised Premises at the time of service of the
relevant Escape Notice And such Escape Notice shall contain details of the
works to

 

 

be carried out (if any)
to provide the relevant Means of Escape and the areas of the Cannon Bridge
Estate upon which such works if any need to be carried out

 

(c)       The
Landlord shall within 14 days of the date of receipt of an Escape Notice
either:

 

(i)        Notify
the Tenant in writing that it will provide the relevant Means of Escape and
grant to the Tenant rights of access and egress thereover and the use thereof
in cases of emergency so as to enable the Tenant and occupiers for the time
being of the Demised Premises to have full and unrestricted beneficial use
thereof for the remainder of the term of this Underlease then remaining
whereupon the Landlord shall provide the relevant Means of Escape and thereupon
the Tenant shall be entitled to have free and unrestricted and uninterrupted
means of access and egress over such Means of Escape and the use thereof in
cases of emergency for the remainder of the term of this Underlease then
remaining, or

 

(ii)       Notify
the Tenant in writing that it does not wish to carry out the works which may be
requisite in order to provide the relevant Means of Escape

 

PROVIDED ALWAYS THAT if
the Means of Escape specified in the relevant Escape Notice do not require any
works to be carried out to provide such Means of Escape the Tenant shall

 

 

and is hereby granted
free and uninterrupted and unrestricted access and egress over such Means of
Escape and the use thereof in cases of emergency for the remainder of the term
of this Underlease then unexpired

 

(d)       In
the event that the Landlord gives to the Tenant a notice pursuant to sub-clause
5(10)(c)(ii) above or fails to give either of the notices referred to in
sub-clause 5(10)(c) above (as the case may be) the Tenant shall be entitled to
construct the relevant Means of Escape subject to obtaining the Landlord’s
approval to such works and to the programme and areas required for access in so
far as such works affect the Retained Parts (such approval not to be
unreasonably withheld or delayed) and following the giving of such approval the
Tenant shall be authorised to enter on to such part or parts of the Retained
Parts approved as aforesaid in order to enable the Tenant to construct the
relevant Means of Escape and following completion of the relevant works the
Tenant shall be entitled to have free unrestricted and uninterrupted means of
access and egress over such Means of Escape and the use thereof in cases of
emergency for the remainder of the term of this Underlease then remaining

 

(e)       Any
works required to be carried out in order to construct any Means of Escape
shall be carried out whether by the Landlord or by the Tenant in a good and
workmanlike manner using good and suitable materials of their several kinds
with the minimum of delay and in such a manner as to cause the minimum
inconvenience

 

 

and disturbance
reasonably practicable to the tenants and occupiers for the time being of the
Retained Parts

 

(f)        In
the event that following any Escape Notice the Landlord notifies the Tenant as
provided in sub-clause 5(10)(c)(i) above then on completion of any works
required to be carried out in order to provide the relevant Means of Escape the
Tenant shall pay to the Landlord within 14 days of written demand therefor all
costs and expenses reasonably and properly incurred by the Landlord in carrying
out such works and which demand shall provide a detailed breakdown of the costs
and expenses incurred together with all supporting invoices and such other
reasonable information as shall enable the Tenant to make a proper assessment
of and the manner in which the relevant costs and expenses were incurred for
which the demand is being made

 

(g)       In
the event that the Landlord is to carry out any works to provide the Tenant
with any relevant Means of Escape as aforesaid then the Landlord shall use all
reasonable endeavours to ensure that the costs and expenses in carrying out
such works are kept to the minimum reasonably practicable and shall keep the
Tenant advised as to the costs and expenses incurred and shall use all
reasonable endeavours to give effect to any representations that the Tenant
shall make to the Landlord in respect of such costs and expenses and the manner
in which such works are to be and/or are carried out

 

 

(h)       IT
IS HEREBY AGREED AND DECLARED that any works carried out in providing any Means
of Escape as aforesaid whether carried out by the Landlord or the Tenant and
the benefit thereof shall be disregarded for the purposes of any review of the
rent pursuant to the provisions of the Fourth Schedule

 

(i)        Provided
always and it is hereby agreed that the Tenant shall only be entitled to serve
Escape Notices where:-

 

1.        In
the case of the use or occupation of the Demised Premises by up to 2,000
persons there is a change in statutory requirements so that the Demised
Premises can no longer be lawfully used or occupied by up to and including such
a number of persons, or

 

2.        The
Tenant shall desire to increase the number of persons who can use or occupy the
Demised Premises provided that such an increase shall not be for more than
3,000 persons

 

AND PROVIDED FURTHER and
it is hereby agreed that the Landlord shall not be required to provide any
Means of Escape passing through any part of the lettable space of the Atrium
Building (here meaning any part of the Atrium Building which is let or intended
to be and is capable of being let) other than through such part thereof shown
coloured orange on Means of Escape Plan A (which part is hereafter called “the
Strip”) and in the event that the provision of the relevant Means of Escape

 

 

involves the use of the
Strip then the following provisions shall apply:-

 

(1)       (a)       In
the event that the Strip has been included within a lease granted by the
Landlord of part of the Atrium Building the Landlord shall not be obliged to
provide the relevant Means of Escape until the end of a period which shall be
ten working days longer than whatever notice period the Landlord is obliged to
give to the tenant of the Strip to terminate such tenant’s tenancy thereof but
which period first mentioned shall in any event be no less than six months and
no longer than eight months after the date upon which the Tenant serves on the
Landlord the relevant Escape Notice

 

(b)       In
the event that at the date of service on the Landlord of the relevant Escape
Notice the Strip is unlet then the Landlord shall not be obliged to provide the
relevant Means of Escape until a date eight months after the date of service of
the relevant Escape Notice

 

(c)       The
Landlord shall use all reasonable endeavours to procure that any lease of the
Strip:-

 

 

(i)        does
not require the Landlord to give to its tenant thereof a notice period of
greater than six months of its intention to terminate the said Lease; and

 

(ii)       is
outside the provisions of Sections 24-28 inclusive of the Landlord and Tenant
Act 1954

 

(2)       In
the event that the Strip is to be used exclusively by the Tenant then with
effect from the date that the relevant Means of Escape is provided as aforesaid
and the Tenant is granted the requisite rights thereover and use thereof until
the earlier of:-

 

(i)        the
expiration or sooner determination of this Underlease; and

 

(ii)       the
date upon which any other party (including the Landlord) uses the Strip or any
part thereof whether as a means of passage or otherwise

 

the Tenant shall pay to
the Landlord a yearly licence fee such licence fee to be:-

 

(aa)     in
the event that the Landlord has let the lettable space immediately adjoining
the Strip to the East on arm’s length terms then at a

 

 

yearly rate equal to the
net lettable area of the Strip (measured in square feet) multiplied by the
yearly rent per square foot payable for the time being by the tenant of the
said lettable space immediately adjoining the Strip for the premises demised to
it; or

 

(bb)    in
the event that the said lettable space immediately adjoining the Strip to the
East is unlet or is let otherwise than on arm’s length terms then at such
yearly rate as shall equal the open market yearly rent per square foot for the
said lettable space multiplied by the net lettable area of the Strip such open
market yearly rent to be agreed by the parties or failing agreement to be
determined by an independent chartered surveyor whose appointment shall be
agreed between the parties or failing agreement to be appointed upon the
application of either party by the president or next most senior officer of the
Royal Institution of Chartered Surveyors and which independent chartered
surveyor so appointed shall act as an arbitrator in accordance with the
Arbitration

 

 

Acts 1950 to 1979 and the
open market yearly rent to be determined shall be such yearly rent as could
reasonably be obtained in the open market for a letting of the said lettable
space as a whole as between a willing landlord and a willing tenant with vacant
possession without premium and on a lease containing provisions for the review
of such rent in every fifth year and having regard to the actual terms on which
the said space is being offered to let (if applicable)

 

Such yearly licence fee
to be paid at the same times and in the same manner as the rent firstly
reserved by this Underlease the first instalment of such yearly licence fee or
a proportionate part thereof to be paid on the date that the relevant Means of
Escape is provided and the Tenant is entitled to exercise the requisite rights
of access egress and use over the Strip AND such licence fee shall be:-

 

(A)      in
the case of a licence fee established in accordance with paragraph (aa) above
increased at the same times and by the same proportion as the rent for the said

 

 

lettable space
immediately adjoining the Strip; or

 

(B)      in
the case of a licence fee established in accordance with paragraph (bb) above
reviewed at five yearly intervals and on the terms set out in that paragraph
(bb) for the determination of the initial licence fee

 

5.         (j)        The
Tenant shall keep the premises comprised in the Means of Escape at all times
following the grant of the requisite rights of access egress and use thereover
until it is no longer entitled to use the same or in the case of the Strip
until some other person is entitled to use the same in a clean and tidy
condition

 

5.         (11)     Tenant’s
right to carry out works Under Clause 4(4)(b)(iv)

 

(A)      Notwithstanding
the provisions of Clause 4(4)(b)(iv) hereof if any works as therein referred to
are required to be carried out to the Demised Premises then the Landlord shall
prior to commencing such works notify the Tenant in writing that it intends to
commence such works

 

(B)      In
the event that the Tenant either:-

 

(i)        notifies
the Landlord in writing within seven days of receipt of such notice; or

 

 

(ii)       notifies
the Landlord in writing (irrespective of receiving from the Landlord any such notice
as aforesaid)

 

that it would wish to
carry out the relevant works then the Tenant shall be entitled to carry out
such works in place of the Landlord and in the event of the Tenant so doing the
Landlord shall pay to the Tenant within 14 days of demand (together with where
appropriate copies of any supporting invoices) all proper and reasonable costs
fees and expenses (including any reasonable borrowing costs and irrecoverable
Value Added Tax) incurred by the Tenant in carrying out such works together with
interest thereon at the rate of 4% above the Rate of Interest for the period
from the date of demand until the date upon which payment in full is made by
the Landlord and the Tenant shall be entitled to make separate demands in
respect of individual items of expenditure

 

5.         (12)     Restrictions
on Landlord’s rights of entry

 

Notwithstanding any of
the other provisions of this Underlease in relation to any entry to be made in
or upon the Demised Premises and/or the Prow Area whether pursuant to any of
the rights contained in the Third Schedule hereto or pursuant to any covenant
herein contained in which the Tenant permits such entry and where such entry is
required for the purpose of carrying out any works into or upon the Demised
Premises then such right shall (save in emergency) only be exercised outside
the hours when the trading floor within the Demised Premises is in operation

 

 

5.         (13)     Tenant’s
right to perform obligations

 

In the event that the
Landlord shall fail to perform any of its obligations under Clause 4(11) then
(without prejudice to any rights that the Tenant may have in respect of such
breach) the Tenant may perform such obligations (so far as they are capable of
being performed by the Tenant and relate to the Demised Premises and/or the Prow
Area and/or its or their use and occupation) and all reasonable and proper
costs, fees and expenses incurred by the Tenant in so doing (including without
limitation any excess paid to the Insurers or expense relating to making good
of the referable defect which expense is not covered by the insurance any
reasonable borrowing costs and irrecoverable Value Added Tax) shall be
forthwith payable by the Landlord to the Tenant on demand (together with copies
of any supporting invoices) and in the event of the Landlord failing to pay to
the Tenant such cost fees and expenses demanded within 14 days of the same
being demanded shall pay to the Tenant in addition thereto interest thereon at
a rate of 4% over the base lending rate of Barclays Bank PLC for the period
from the date upon which the demand was made to the date upon which the costs
and expenses are paid

 

Defects Insurance
Additional Premiums

 

5.         (14)     (a)      In
the event of an additional premium being levied by insurers under the terms of
the Defects Insurance Policy other than by virtue of claims condition 6 thereof
the additional premium shall be paid by whichever of the Landlord or the Tenant
was responsible for the act or

 

 

omission which shall have
caused the insurers to levy the additional premium provided that for these
purposes:-

 

(i)        any
act or omission by the Landlord’s mortgagees its other tenants or anyone else
under its or their control shall be deemed to be an act or omission of the
Landlord

 

(ii)       any
act or omission by any sub-tenants of the Tenant or anyone else under its or
their control shall be deemed to be an act or omission of the Tenant

 

(b)       If
the Landlord and the Tenant are unable to agree upon the responsibility for
payment of the additional premium within one week of their receipt of notice
thereof then the following procedure shall be followed:-

 

(i)        the
additional premium shall be paid equally by the Landlord and the Tenant

 

(ii)       the question of responsibility for payment of the additional premium and/or
apportionment thereof shall be referred to the nominee of the Chairman for the
time being of the Institute of London Underwriters (hereinafter called “the
Nominee”) whose decision shall be final and binding on the Landlord and the
Tenant

 

(iii)      within
one week of the Nominee handing down his decision the Landlord shall pay to the
Tenant

 

 

or vice-versa such amount
as may be necessary to put into effect the decision

 

(iv)     the
costs of the Nominee shall be borne by the Landlord and the Tenant in direct
proportion to their respective liability for the additional premium

 

(c)       In
the event that either:-

 

(i)        the
Landlord and the Tenant have agreed that the Landlord is responsible for the
whole or part of the additional premium or

 

(ii)       the Nominee has decided that the Landlord should pay the whole or part of the
additional premium

 

and the Landlord has
failed to pay the same to the insurers or failed to reimburse the appropriate
part thereof to the Tenant as the case may be within 14 days of either in the
case of (i) above receipt of notification from the insurers of the additional
premium or in the case of (ii) above the Nominee’s decision having been handed
down then the Tenant may but without prejudice to its rights in the matter pay
the amount the Landlord has failed to pay to the insurers AND the Tenant shall be permitted
notwithstanding anything contained in Clause 2 and Clause 3(1)(a) to deduct
from the rent firstly reserved any amount it has so paid to the insurers or as
appropriate the amount which the Landlord has failed to pay to the Tenant and
additionally any such additional

 

 

premium due for payment
prior to the date of this Underlease and for which the Landlord was liable to
pay which it has not paid and which the Tenant has or does pay

 

(d)       In the event that either:-

 

(i)        the
Landlord and the Tenant have agreed that the Tenant is responsible for the
whole or part of the additional premium or

 

(ii)       the
Nominee has decided that the Tenant should pay the whole or part of the
additional premium

 

and
the Tenant has failed to pay the same to the insurers or failed to reimburse
the appropriate part thereof to the Landlord as the case may be within 14 days
of either in the case of (i) above receipt of notification from the insurers of
the additional premium or in the case of (ii) above the Nominee’s decision
having been handed down then such amount as the Tenant shall have failed to pay
as aforesaid shall be recoverable by the Landlord as rent in arrears

 

Perpetuity
Period

 

5.         (15)     The
perpetuity period for the purposes of this Underlease shall be the period of 80
years from the date hereof

 

Repositioning of Pipes

 

5.         (16)     In
the event that the Superior Landlord requires that the pipes or any of them
referred to in sub-paragraph (6) of Paragraph 16 2 of the Second Schedule (“the
Pipes”) shall be repositioned

 

 

then the Landlord shall
be entitled to carry out such repositioning PROVIDED
ALWAYS THAT -

 

(1)       no
interruption shall be caused to the passage of whatever services pass through
such Pipes nor will such repositioning or repositioned pipes adversely affect
the performance of any of the Building Engineering Services of or serving the
Demised Premises or require any alteration to the Plant and any plant and
machinery of the Tenant

 

(2)       that
such repositioned Pipes shall be of no lesser standard and capacity than that
of the relevant Pipes repositioned and that the Tenant shall enjoy the same
rights of passage through such repositioned Pipes as it enjoyed in respect of
the Pipes repositioned

 

(3)       all
costs and expenses arising in connection with such repositioning and all works
arising in connection therewith including carrying out all requisite
connections to such repositioned Pipes shall be borne at the sole cost of the
Landlord and shall not be recoverable whether in whole or in part from the
Tenant

 

(4)       the
Landlord shall indemnify and keep indemnified the Tenant against all costs
damages expenses losses and damages whatsoever as arise as a result of any
repositioning of the Pipes

 

(5)       the
Pipes shall not be repositioned so as to alter the point or points at which the
Pipes enter or leave the Cannon Bridge Estate

 

 

(6)       the repositioned Pipes shall not be in
any part of the Demised Premises

 

NOTICES

 

6.         (1)       Section 196 of the Law of Property Act 1925
shall apply to all notices required to be served hereunder

 

(2)       Any
notice to be given hereunder and the manner of giving of which is not otherwise
provided for hereunder shall be in writing (which shall include telex and
telegraphic facsimile transmission) and shall be delivered by hand or sent from
within the United Kingdom by pre-paid first class post or telex or telegraphic
facsimile transmission as follows:-

 

(a)       in
the case of the Tenant to its registered office for the time being

 

(b)       in
the case of the Landlord to its registered office for the time being

 

(c)       to
such other address in the United Kingdom as may previously have been notified
in writing to the giver thereof by the party to whom such notice is required to
be given under the terms of this Lease as being its address for the purpose of
service of notices pursuant to this Lease

 

(3)       Any
such notice shall be deemed to have been served

 

(a)       if
delivered by hand on the first Working Day following delivery

 

 

(b)       if
sent by first class pre-paid post to an address on the United Kingdom mainland
on the third Working Day after posting

 

(c)       if
sent to an address outside the United Kingdom mainland on the fifth Working Day
after delivery to a recognised international courier company

 

(d)       if
sent by telex transmission on the first Working Day following successful
transmission

 

(4)       In
proving service it shall be sufficient proof in the case of a notice sent by
post that the envelope containing the same was properly stamped addressed and
placed in the post and in the case of a telex or telegraphic facsimile
successfully transmitted

 

7.         TENANT’S SURETY’S
COVENANT

 

The Tenant’s Surety in
consideration of the demise hereinafter contained being made by the Landlord at
the Tenant’s Surety’s request HEREBY COVENANTS with the Landlord to
observe and perform the covenants in the Sixth Schedule PROVIDED ALWAYS
that the Tenant’s Surety’s liability under this covenant (whether pre-existing
or otherwise) shall immediately cease and determine upon the date upon which
the Tenant (here meaning LIFFE Administration & Management) is released
pursuant to sub-clause 5(8)

 

LANDLORD’S SURETY’S COVENANT

 

8.         (a)       The Landlord’s Surety in consideration of the
covenants hereinbefore contained being given by the Tenant at the
Landlord’s Surety’s instance and request HEREBY COVENANTS with and GUARANTEES
to the Tenant that

 

 

the Landlord will at all
times during the term duly perform and observe the several covenants and
obligations on the part of the Landlord herein contained AND THE Landlord’s
Surety hereby indemnifies the Tenant against all losses costs damages claims
liability and expenses sustained by the Tenant through the default of the
Landlord in respect of the before mentioned matters

 

(b)      The
Landlord’s Surety hereby further covenants with the Tenant that the Landlord’s
Surety is jointly and severally liable with the Landlord (whether before or
after disclaimer by a Liquidator) for the fulfilment of all the obligations of
the Landlord under this Underlease and agrees that the Tenant in the
enforcement of its rights hereunder may proceed against the Landlord’s Surety
as if the Landlord’s Surety was named as the Landlord in this Underlease

 

(c)       The
Landlord’s Surety hereby waives any right to require the Tenant to proceed
against the Landlord or to pursue any other remedy whatsoever which may be
available to the Tenant before proceeding against the Landlord’s Surety

 

(d)      The
Landlord’s Surety hereby covenants with the Tenant that the Landlord’s Surety
shall not claim any Liquidation Composition or Arrangement of the Landlord in
competition with the Tenant and shall hold for the benefit of the Tenant all
security and rights the Landlord’s Surety may have over the assets of the
Landlord whilst any liabilities of the Landlord or the Landlord’s Surety to the
Tenant remain outstanding

 

(e)       None
of the following or any combination thereof shall release determine discharge
or in any way lessen or affect the liability

 

 

of the Landlord’s Surety
as principal obligor under this Underlease or otherwise prejudice or affect the
right of the Tenant to recover from the Landlord’s Surety to the full extent of
this guarantee

 

(i)        any
neglect delay or forbearance of the Tenant in enforcing the performance and
observance of any of the obligations of the Landlord under this Underlease

 

(ii)       any
extension of time given by the Tenant to the Landlord

 

(iii)      any
variations of the terms of this Underlease

 

(iv)      any
change in the constitution structure or powers of either the Landlord the
Landlord’s Surety or the Tenant or the Liquidation or Administration (as the
case may be) of either the Landlord or the Landlord’s Surety

 

(v)       any
legal limitation or any immunity disability or incapacity of the Landlord
(whether or not known to the Tenant) or the fact that any dealings with the
Tenant by the Landlord may be outside or in excess of the powers of the
Landlord

 

(vi)      any
other act omission matter or thing whatsoever whereby but for this provision
the Landlord’s Surety would be exonerated whether wholly or in part (other than
a release under seal)

 

(f)       The
Landlord’s Surety’s covenants hereinbefore contained shall continue only for so
long as the Landlord is:-

 

 

(i)        a
company in which the Landlord’s Surety is a participator;

 

(ii)       a
company which is a participator in the Landlord’s Surety;

 

(iii)      a
partnership of any kind in which the Landlord’s Surety is a partner; or

 

(iv)      a
partnership of any kind in which the Landlord’s Surety is a partner and which
through one or more of the partners is a participator in the Landlord’s Surety;
or

 

(v)       an
individual who will follow directly or indirectly the wishes of the Landlord’s
Surety; or

 

(vi)      an
individual who is a participator in the Landlord’s Surety;

 

and,

 

“participator” in this
sub-clause (f) shall have the meaning ascribed to it by sub-section 1 of Section
417 of the Income and Corporation Taxes Act 1988 (as in force at the date of
this Underlease but disregarding for the purposes of this Underlease the words “for
the purposes of this Part” where they appear in the aforesaid sub-section)

 

IN
WITNESS whereof the parties hereto have executed this
Deed and the same is intended to be and is hereby delivered on the day and year
first before written

 

 

THE FIRST SCHEDULE

 

PART I

 

The Demised Premises

 

The Demised Premises
are:-

 

	
  FIRSTLY

  	
   

  	
  those parts of the Cannon Bridge Estate which are
  shown for identification edged red blue (but not the area edged blue and
  hatched blue on Plan L7249/146) green hatched green and coloured red on the
  Plans and at the various respective levels therein referred to and which include
  in each case:-

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (a)       the
  internal airspace of such part and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (b)       the
  internal surface finishes of the walls bounding such part and the doors and
  door frames and the glass fitted in such door frames therein and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (c)       the
  interior surface finishes of the structural walls lying within such part and
  the doors and door frames and window frames fitted in such walls and the
  glass fitted in such door frames and window frames and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (d)       the
  whole of the non-structural walls and partitions lying within such part and
  the doors and door frames and window frames fitted in such walls and
  partitions and the glass fitted in such window frames and

  

 

 

	
   

  	
   

  	
  (e)       the
  internal surface finishes of the ceilings (including the whole of any
  suspended ceilings) and the internal surface finishes of the floors including
  the whole of any raised floors and all carpets and floor coverings and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (f)        all
  Conduits which now or from time to time serve the Demised Premises
  exclusively

  
	
   

  	
   

  	
   

  
	
  SECONDLY

  	
   

  	
  the Plant

  
	
   

  	
   

  	
   

  
	
  THIRDLY

  	
   

  	
  the lifts (but not the
  lift shafts) lobbies and staircases and cores exclusively serving the Demised
  Premises and shown edged or hatched green on the Plans

  
	
   

  	
   

  	
   

  
	
  FOURTHLY

  	
   

  	
  the glazing and
  surrounding framework in the Cousin Lane Entrance including the revolving
  door and the surrounding structures of such door

  
	
   

  	
   

  	
   

  
	
  FIFTHLY

  	
   

  	
  the staircase leading
  to Level 2 hatched orange on Plans L7249/143 and L7249/145 together with such
  surrounding airspace as may be required for its use and enjoyment

  
	
   

  	
   

  	
   

  
	
  The following
  items are specifically excluded from the demise:-

  
	
   

  	
   

  	
   

  
	
  First

  	
   

  	
  The Roof (but not the
  interior surface finishes thereof) Roof Lights and the Roof Garden

  
	
   

  	
   

  	
   

  
	
  Second

  	
   

  	
  The flank walls brick arches window frames and glass
  in the external walls (but not the interior surface finishes thereof) and
  perimeter cladding and curtain walling of

  

 

 

	
   

  	
   

  	
  (other than that in the Cousin Lane Entrance) the
  River Building

  
	
   

  	
   

  	
   

  
	
  Third

  	
   

  	
  The Transfer
  Deck

  
	
   

  	
   

  	
   

  
	
  Fourth

  	
   

  	
  Any other parts of the Main Structure of the River
  Building and the Subsidiary Structure of the Cannon Bridge Estate not
  mentioned above or any of the structural walls or columns lying within or
  bounding the Demised Premises except for such of the surfaces doors and
  windows thereof as are expressly included in this demise

  

 

PART
2

 

(the
Prow Area)

 

All those parts of the
Prow corresponding with the definition of the Demised Premises (so far as
applicable) and as if the Prow formed part of the Cannon Bridge Estate the plan
extent of which is shown for identification only edged pink on Plans L7249 143
and L7249 145 but excluding for the avoidance of doubt the terraces at Level 1
and Level 2 shown for identification only coloured yellow on Plans L7249 143
and L7249 145

 

THE
SECOND SCHEDULE

 

Rights
Granted

 

Save where the contrary
is expressly stated rights for the Tenant in this Schedule are deemed to be
enjoyed in common with the Landlord and all others entitled and to be also for
the benefit of all persons authorised by the Tenant and may be exercised where
requisite with workmen agents servants and with plant machinery tools and other
equipment

 

 

1.         The
free passage and running of gas electricity water soil and other services
through and along the Conduits now and at any time hereafter in or upon the
Retained Parts and serving any part of the Demised Premises

 

2.         (a)       The
right of support and of shelter and protection from the Retained Parts

 

(b)      The
right of support and of shelter and protection from the Superior Landlord’s
Adjoining Property Provided Always that no warranty is given that at the date
hereof the whole or any part of the Superior Landlord’s Adjoining Property is
suitable for affording such right of support

 

3.         The
right to enter upon or in the Retained Parts for the purposes of:-

 

(i)        inspecting
laying maintaining repairing replacing or renewing any of the Conduits for the
time being thereon and installing within any other parts of the Retained Parts
any new Conduits required in connection with the services within the Demised
Premises or in connection with the Plant or the use by any person of any part
thereof

 

(ii)       carrying
out any repairs renewals maintenance inspections or permitted alterations or
additions

 

the person exercising
such rights remedying any physical damage so caused except insofar as such
entry may be necessitated by any act or default of the Landlord

 

 

4.         The
right at all times to pass and repass on foot only over those areas shown edged
brown on Plans LIF/51 and LIF/54 PROVIDED ALWAYS THAT the Landlord may reduce
the width of that part of the area referred to above which comprises the
concourse area of the Atrium Building but so as not to adversely affect the
Tenant’s and/or other occupiers of the Demised Premises use and enjoyment
thereof in any material way

 

5.         The
right at all times to pass and repass on foot or with vehicles over the service
road coloured brown on Plan L7249/136

 

6.         The
exclusive right to pass and repass over the Gantries and the right (which is
not exclusive) to pass and repass over and the staircases lobbies and access
areas shown coloured yellow on Means of Escape Plans A B C and D as a means of
escape in case of emergency

 

7.         The
right at all times to enter into the airspace up to two metres above the Roof
to pass and repass over and to make use of and enjoy the facilities of the Roof
Garden together with all necessary rights of access thereto and egress
therefrom

 

8.         Such
rights of access passage and use as may be granted to the Tenant by the
Landlord in accordance with Clause 5(10) hereof

 

9.         Such
other rights of access and passage over such areas (not necessarily within the
Cannon Bridge Estate) as the Landlord may designate from time to time (unless
the Tenant shall have notified the Landlord that such rights are not required)

 

10.       Subject
to the terms of the PLA Deed the exclusive right at all times to pass and
repass over the terraces at Level One and Level Two and

 

 

shown for identification
coloured yellow on Plans L7249/143 and L7249/145

 

11.       The
right at all times of access and egress over the strips of land at street level
shown coloured pink on Plan No LIF/51

 

12.       (a)       The
exclusive use and occupation of the Roof Plant Enclosure and the right to enter
upon the Roof to install plant and machinery and/or antennae equipment in over
or upon the Roof Plant Enclosure and the exclusive right to retain and operate
all such plant machinery and/or antennae equipment thereon together with all
necessary rights of access to and egress from the Roof Plant Enclosure through
the Retained Parts (other than the Atrium Common Areas) for all purposes in
connection with the installation maintenance replacement renewal or alteration
of any such plant machinery and antennae equipment

 

(b)      the
right to instal plant machinery and/or antennae equipment in over or upon such
other parts of the Roof up to a height of 33 10 metres above Ordnance Datum
Newlyn (save for minor structures of a non-income producing nature which may be
installed above such height) as may from time to time reasonably be required by
the Tenant (and to which the Landlord shall have given prior consent which
shall not be unreasonably withheld where conditions (i) and (ii) below are
satisfied or will be satisfied immediately after such proposed installation)
and to retain and operate all such plant machinery and antennae equipment
thereon but so that the Tenant in the exercise of such right shall:-

 

(i)        site
such plant and machinery and/or antennae equipment as near the Roof Plant
Enclosure as practicable, and

 

 

(ii)       screen any such plant and machinery in a
manner complementary to the remainder of the Roof Garden and take such other
steps as are reasonably necessary to minimise any adverse effect on the
amenities of the Roof Garden and the view from the Atrium Building (having
regard to the extent of the same at the date of this Underlease and to all
previous exercises of the right hereby granted)

 

Provided always that
where the exercise of such right involves entry upon the Superior Landlords
Adjoining Property (other than in the case of entry to carry out works of routine
maintenance to the plant and machinery in or upon the Roof Plant Enclosure) the
Tenant shall give to the Superior Landlord at least 21 days prior notice
(except in cases of emergency when prior notice shall nonetheless be given) and
provided further that:-

 

(i)        any
such entry shall on every occasion be under the reasonable supervision of the
Superior Landlord (unless such requirement is expressly waived by the Superior
Landlord) and only at such times during the day or night as the Superior
Landlord shall reasonably determine and

 

(ii)       the
Tenant or other person exercising such right shall use its best endeavours to
cause as little inconvenience to the Superior Landlord and other owners or
occupiers of the Adjoining Property and damage to the Adjoining Property as
possible and shall make good any damage to the Adjoining Property thereby
caused

 

 

13.       The
right to instal construct and/or erect and maintain and operate antennae
equipment on the roof of the Atrium Building and in such position and location
as shall ensure the reasonably satisfactory operation thereof at all times for
the transmission and reception of electromagnetic signals as the same are
designed for and to connect to and run cables through a duct measuring 75 mm x
75 mm square in a riser shaft within Core A4 of the Atrium Building for the
purposes of the operation of such equipment subject to such installations and
other works as aforesaid including but not limited to the size and position
thereof being approved in writing by the Landlord such approval not to be
unreasonably withheld or delayed and PROVIDED always that it shall be
reasonable for the Landlord to withhold its consent to such installations or
works as aforesaid if the same shall adversely affect the normal operation of any
existing equipment already installed on the roof of the Atrium Building being
operated by the Landlord or a tenant or occupier of the Atrium Building UNLESS
either:

 

(i)            If
the normal operation of such existing equipment can in the Tenant’s opinion be
maintained subject to certain modification being made thereto (including moving
their location on the roof of the Atrium Building) the Tenant submits to the
Landlord full details in writing of the equipment which it proposes to install
and the modifications which it proposes to carry out to such existing equipment
(which may involve the relocation thereof) to allow for the continued normal
operation of such equipment following the installation of the Tenant’s proposed
equipment for the approval of the Landlord (such approval not to be
unreasonably withheld or delayed in the event that the proposed use and the
modifications suggested will enable the continued and normal operation of such
equipment); or

 

 

(ii)       If
the Tenant considers that modifications cannot reasonably be made to such
existing equipment the Tenant submits to the Landlord full details in writing
of the equipment which it proposes to install and details of an alternative
system of equipment which it proposes to substitute for such existing equipment
for the approval of the Landlord (such approval not to be unreasonably withheld
or delayed)

 

In the event that the
Landlord approves such proposed equipment of the Tenant and the modifications
proposed or alternative system of equipment (as the case may be) then the
Tenant shall be entitled to install its proposed equipment subject to the
approved modifications being first carried out or as the case may be the
approved alternative system of equipment first being installed by the Tenant
(which shall be carried out in a good and workmanlike manner and in such a way
that the continued operation of such existing equipment is not interrupted
until (if applicable) the substitute equipment therefore is operating properly)
such approved modifications or as the case may be installations being carried
out under the supervision of and to the reasonable satisfaction of the Landlord

 

PROVIDED that if the
Landlord shall notify the Tenant in writing within 15 working days after
receipt of the said full details that the Landlord wishes to carry out the said
modification itself or as the case may be install the new alternative system
then the same shall be carried out by the Landlord in a good and workmanlike
manner and as expeditiously as reasonably possible subject to the Tenant either
having provided to the Landlord the necessary equipment and materials or having
put the Landlord in funds for the acquisition of the same and the Tenant shall
pay or indemnify the Landlord on demand against all proper costs fees and expenses
(including irrecoverable value added tax) incurred by the Landlord in
connection therewith and in the event of the Tenant failing to pay to the
Landlord any such costs fees or expenses within 14 days of the same being
demanded the Tenant shall pay to

 

 

the Landlord in addition
thereto interest thereon at the rate of 4% over the base lending rate of
Barclays Bank PLC for the period from the date on which the demand was made to
the date upon which payment is made

 

14.       The
right to use the refuse compactors situated at street level in the position
shown approximately hatched brown on Plan L7249/136

 

15.       The
right to enter and to carry out and to retain the same once carried out such
alterations or additions whether of a structural nature or otherwise and/or to
tie in to the structure of the main walls or other structural parts of the
Cannon Bridge Estate and/or the Prow as may be requisite for the proper
exercise of any of the rights referred to in this Schedule or arising in
connection with any alteration or additions in upon or to the Demised Premises
subject to having obtained any consent or approval of the Landlord required
under clause 3(10)(a) hereof

 

16.       1.        The
right to free and uninterrupted passage and running of water soil gas
electricity and all other services or supplies through such sewers drains
gutters watercourses pipes cables wires ducts mains and apparatus associated
therewith and all other conduits whatsoever which are now in or under the
Superior Landlords Adjoining Property and which serve the Cannon Bridge Estate
including for the avoidance of doubt the Pipes referred to as being retained in
paragraph 1 of the Second Schedule to the Headlease

 

16.       2.        The
right upon giving at least 21 days prior written notice to the Superior
Landlord (except in the case of emergency when prior notice shall nonetheless
be given and except in the case of the exercise of the rights contained in
Paragraph 6 and/or 12 of this Schedule) to enter upon such part of the Superior

 

 

Landlord’s Adjoining
Property as is necessary with necessary equipment and materials for the
purposes of:

 

(a)       inspecting
maintaining repairing or replacing the Demised Premises or any of the Retained
Parts over which the Tenant can exercise rights; or

 

(b)       inspecting
maintaining or repairing the Pipes referred to in 16.1 above; or

 

(c)       of
doing anything which the Tenant is entitled to do under this Underlease

 

Provided Always That
(except in the case of the exercise of the rights contained in paragraphs 6 and
12 of this Schedule).-

 

(i)        any
such entry shall on every occasion be under the reasonable supervision of the
Superior Landlord (unless such requirement is expressly waived by the Superior
Landlord) and only at such times during the day or night as the Superior
Landlord shall reasonably determine; and

 

(ii)       the
Tenant or other person exercising such right shall use its best endeavours to
cause as little inconvenience to the Superior Landlord and other owners or
occupiers of the Adjoining Property and damage to the Adjoining Property as
possible and shall make good any damage to the Adjoining Property thereby
caused, and

 

 

(iii)      such
entry shall only be made at such time as the Superior Landlord may direct and
any works to be carried out pursuant to such right and the method of execution
thereof shall first be approved by the Superior Landlord (subject where
appropriate to any requirements laid down by the Superior Landlord)

 

(iv)     in
the case of entry for the purposes of sub paragraph (b) above the method of
execution of and any materials used in any work carried out pursuant to such
entry shall require the prior approval of the Superior Landlord

 

16.       3.        The
right for the Tenant to suspend and overhang cradles or similar access
equipment from the Roof for the purpose only of cleaning repairing maintaining
and renewing the elevations of the Demised Premises provided that:-

 

(a)       The
Tenant or such other persons exercising such rights shall comply with such
reasonable regulations as may be made by the Superior Landlord from time to
time; and

 

(b)       The
use of such cradles and any equipment or apparatus used in connection therewith
shall be in accordance with all statutory safety regulations in force from time
to time; and

 

(c)       Subject
to compliance with the provisions of sub-clause (iii) of the proviso to clause
16.2 above so far as appropriate to the exercise of this right

 

 

16.       4.        The
right for vehicles to utilise the part of the roadway coloured green on Plan
51B in the Eighth Schedule (excluding from such right (for the avoidance of
doubt) the pedestrian way to the rear of any extension constructed on the
roadway) for the purposes of turning vehicles to enable them to be driven up
AIIhallows Lane or Cousin Lane

 

PROVIDED THAT in the
exercise of any of the rights in this paragraph 16 the Tenant shall use its
best endeavours to cause as little inconvenience to the Superior Landlord and
other owners or occupiers of Adjoining Property and damage to Adjoining
Property as possible and shall make good all damage occasioned to the Adjoining
Property

 

17.       (a)       The
right to display the name and business of the Tenant and/or names and
businesses of its sub-tenants and/or the principal operations carried out at
the Demised Premises on the notice boards to be maintained by the Landlord
pursuant to the covenant on its part contained in paragraph (b)(ii)(a) of
Clause 4(4)

 

(b)      The
right to display the name and/or logo of the Tenant or the principal operating
company for the principal operation carried out at the Demised Premises on the
board and hanging sign referred to in paragraph (b)(ii)(b) and (b)(ii)(c) of
Clause 4(4) in accordance with the terms thereof

 

18.       1.        The
exclusive right to construct extensions to the staircases in the Water Towers

 

18.       2.        the
right to pass and repass over any staircases and passageways in The Water
Towers including (but as an exclusive right) any extensions constructed as
aforesaid

 

 

19.       Rights
of access and egress over such parts of the Cannon Bridge Estate not capable of
or intended to be separately let as may be necessary to enable access and
egress to every part of the Demised Premises where such access and egress would
not otherwise be reasonably practicable or so as to enable the exercise of any
of the rights contained in this Schedule where such rights could not otherwise
be exercised

 

20.       The
exclusive right to place and retain signs (including hanging signs) and notices
in or upon or outside the opening to the Cousin Lane Entrance and the exterior
walls surrounding the same and on the exterior of any doors providing access to
any part of the Demised Premises other than the Dowgate Hill Entrance subject
in each case to first obtaining the prior written approval of the Landlord to
such signs or notices (which approval shall not be unreasonably withheld)

 

21.       The
right for security personnel employed or retained by the Tenant to patrol the
River Building Common Areas and the service road coloured brown on Plan
L7249/136 and any other perimeters of the Demised Premises

 

PROVIDED that the Tenant
shall ensure that such security personnel notify and consult with the Landlord’s
security personnel before taking any action except in emergency when they may
take such action as is reasonably appropriate and shall notify the Landlord’s
security personnel as soon as possible thereafter

 

PROVIDED ALWAYS THAT the
Tenant and all others entitled to exercise such rights shall in exercising such
rights cause as little interference or inconvenience as reasonably practicable
to the Landlord and to the tenants and occupiers of the Retained Parts and
shall forthwith make good any physical damage caused by the exercise of such
rights

 

 

22.       In
the event of the Landlord failing to perform the obligation on its part
contained in clause 4(4)(a)(ii) then without prejudice to any rights of the
Tenant in respect of such breach the right upon giving at least twenty one days
prior written notice to the Superior Landlord (except in the case of emergency
when prior notice shall nonetheless be given) to enter at such time as the
Superior Landlord may direct upon such part of the Superior Landlord’s
Adjoining Property as is necessary with necessary equipment and materials for
the purpose of inspecting maintaining or repairing the arches referred to in
clause 4(4)(a)(ii) hereof

 

PROVIDED ALWAYS THAT:

 

(i)        any
such entry shall on every occasion be under the reasonable supervision of the
Superior Landlord (unless such requirement is expressly waived by the Superior
Landlord)

 

(ii)      (a)       the
Tenant or other person exercising such right shall use its best endeavours to
cause as little inconvenience to the Superior Landlord and other owners or
occupiers of Adjoining Property and damage to the Adjoining Property as
possible and shall make good any damage to the Superior Landlord’s Adjoining
Property thereby caused; and

 

(b)      any
works carried out pursuant to such right of entry the materials used therein
and the method of execution thereof shall be first approved by the Superior
Landlord (Subject if appropriate to any

 

 

requirements laid down by
the Superior Landlord)

 

(iii)      for
the purposes of this paragraph 22 there shall be excluded from the Superior
Landlord’s Adjoining Property any land to the north of the Cannon Bridge Estate

 

THE THIRD SCHEDULE

 

Exceptions and Reservations

 

PART A

 

Save where any right is
expressed to be merely a right for the Landlord or otherwise limited to a
certain category of persons in this part of this Schedule the rights and
reservations in favour of the Landlord are deemed also to be for the benefit of
any tenants and occupiers of the Retained Parts and all others authorised by
the Landlord

 

1.         The
free passage and running of gas electricity water soil and other services
through and along the Conduits now or at any time hereafter in or upon the
Demised Premises and serving the Retained Parts (excluding conduits for the
Common Plant)

 

2.         The
rights subject to giving the Tenant reasonable prior notice in writing (except
in emergency) to enter upon the Demised Premises for the purposes of:-

 

(i)        inspecting
maintaining repairing or if incapable of repair renewing any of the Conduits
referred to in paragraph 1 which service the Retained Parts or any parts
thereof

 

 

(ii)       inspecting
maintaining repairing or if incapable of repair renewing the lightning
conductors and protection pits

 

(iii)      carrying
out any necessary repairs renewals maintenance and necessary inspections to the
Retained Parts which cannot reasonably be carried out without effecting any
such entry

 

PROVIDED ALWAYS THAT the
Landlord shall remedy without delay any physical damage caused in the exercise
of such rights (irrespective of who exercises such rights) to the reasonable
satisfaction of the Tenant except insofar as such entry may be necessitated by
any neglect or default of the Tenant or any invitee or licensee of the Tenant
or any other occupier of the Demised Premises and PROVIDED FURTHER that in the
exercise of such rights the Landlord or other person exercising such rights
shall cause as little interference and inconvenience as is reasonably
practicable to the Tenant and other lawful occupiers of the Demised Premises
and its or their trade or business carried on therein and subject to complying
with such reasonable regulations as the Tenant shall impose regarding the
manner and the times at which such rights may be exercised (except in case of
emergency) AND where the rights are exercised by some party other than the
Landlord the Landlord shall ensure that such party complies with the provisions
of this proviso

 

3.         The right for the Landlord to deal in any
manner whatsoever with the Atrium Building and to erect maintain rebuild or
alter or suffer to be erected maintained rebuilt or altered thereon any
buildings whatsoever whether such buildings shall or shall not affect or
diminish the light or air which may now or at any time hereafter be enjoyed for
or in respect of the Demised Premises Provided that notwithstanding the
foregoing provisions of this paragraph the Landlord shall not carry out any
building rebuilding or alteration in such a way as to materially diminish the
access of light or air to the Demised Premises or so as to

 

 

terminate diminish or
prejudicially affect any liberty easement right or advantage benefitting the
Demised Premises or the Tenant or other occupiers use and occupation thereof or
in such a way as to materially interfere with or adversely affect the
beneficial use and occupation of the Demised Premises and the enjoyment thereof
for the purposes permitted by this Underlease and/or the security of the
Demised Premises and the operations carried on thereat

 

4.         The rights and liberties for the Landlord
(solely) to enter upon the Demised Premises in circumstances in which in the
covenants by the Tenant herein contained the Tenant covenants to permit such
entry subject to the due performance by the Landlord of the covenants on its
part as to the exercise of such rights

 

5.         Subject always as hereinafter provided the
right for any disabled persons confined to wheelchairs visiting the Atrium
Building and/or the Roof Garden to have access and egress through the common
accessways of the Cousin Lane Entrance and to use the lifts from such
accessways direct in the case of a visit to the Atrium Building to the lobby
area situate at Level One and from such lobby area into Atrium Common Areas or
in the case of a visit to the Roof Garden directly to the Roof Garden AND a
similar right for the Landlord to use the goods lift for the purpose of access
to the Roof Garden where requisite for the routine maintenance thereof between
in every case the hours of 6 a.m. to 9 p.m. on every Working Day subject to the
business being carried on at the Demised Premises not being impaired by the
exercise of such rights

 

6.         (i)        The right upon giving the Tenant reasonable
prior written notice to enter upon such parts of the Demised Premises as may be
necessary to enable the Landlord to carry out necessary inspections of and
maintenance of the lightning conductor pits

 

 

situate
in the Demised Premises and the interceptor vent situated in the Demised
Premises

 

6.                          (ii)                    The right in
cases of fire to use the dry risers and hose reels within cores L1, L2, L3 and L4 for the purposes of
fire fighting

 

6.                          (iii)                 The right to
discharge into the rain water and drainage systems of the Demised Premises or
serving the Demised Premises foul and surface water which emanates from the
Roof provided always that in the exercise of such rights the Landlord shall not
discharge any such water into such systems other than such water as they are
designed to bear nor shall the Landlord be entitled to discharge into such systems
more water which when combined with the Tenant’s own requirements for discharge
into such systems is reasonably likely to overload such systems or cause damage
thereto

 

6.                          (iv)                The right at Roof
level to connect to the Tenant’s Common Plant providing the water supply
referred to in sub clause 3(30)6 in such position and in such manner as the
Tenant shall first approve in writing such approval not to be unreasonably
withheld and subject to the provisions of clause 3(30) to draw water from such
supply for the purposes of irrigating the Roof Garden and for the fountain
situate in or upon the Roof Garden

 

7.                          The
right to use the staircase lobbies and access areas of cores L3 and L4 of the
River Building shown hatched green on the Plans as means of escape in case of
emergency from the Roof Garden to street level

 

Provided always that in
the case of the rights referred to in paragraphs 5 - 7 inclusive of this Schedule the
Landlord shall remedy without delay any physical damage caused in the exercise
of such rights (irrespective of who

 

 

exercises such rights) to
the reasonable satisfaction of the Tenant and provided further that in the
exercise of such rights the Landlord or other person exercising such rights
will cause as little interference and inconvenience as is reasonably
practicable to the Tenant and other permitted occupiers of the Demised Premises
and its or their respective businesses and shall comply with such reasonable
rules and regulations as the Tenant shall make in relation to the exercise of such
rights and where the rights are exercised by some party other than the Landlord
the Landlord shall ensure that such party complies with the provisions of this
proviso

 

PART B 

 

The following rights are
reserved unto the Superior Landlord only:-

 

1.         The
right to erect a new building or buildings or to demolish rebuild or alter any
building or to carry out any other development or to otherwise deal with any
property adjoining or neighbouring the Cannon Bridge Estate (or to consent to
any other person doing any of such things) notwithstanding that any right of
light or air or other usual right for the time being enjoyed by the Cannon
Bridge Estate other than those expressly granted in the Headlease may be
thereby obstructed or interfered with

 

2.         The
right to carry out any works to the Demised Premises which the Superior
Landlord properly and reasonably considers necessary in the case of emergency

 

3.         The
right upon giving at least 14 days notice to the Tenant (except in cases of
emergency) for the Superior Landlord to enter upon the Demised Premises (or so
much thereof as may be necessary) with necessary equipment and materials for
the purposes of:-

 

 

(a)                    exercising any
of the rights excepted and reserved to the Superior Landlord pursuant to the
terms of the Headlease

 

(b)                   performing any
of the Superior Landlord’s right or obligations contained in the Headlease
which cannot otherwise reasonably and economically be carried out without such
entry or performing any of the Superior Landlord’s rights or obligations
required by statute which cannot otherwise be carried out without such entry

 

(c)                    inspecting
testing repairing renewing and rebuilding the whole or any part of the
Superior Landlord’s railway arches or any property adjoining or neighbouring
the Cannon Bridge Estate provided always that the Superior Landlord shall not
exercise any such rights in such a manner as will prevent the Tenant or any
person properly authorised by the Tenant from being able to obtain pedestrian
access and egress to and from the Demised Premises or to obstruct or impede
fire escape routes to and from the Demised Premises and provided further that
nothing herein shall permit or authorise the Superior Landlord to have access
to or enter upon the Demised Premises or any part thereof for the purposes
of carrying out any redevelopment or repairs to Cannon Street Station save for
works of repair properly required in the operation by the Superior Landlord of
its railway undertaking but not further or otherwise

 

4.                          The
right for the benefit of any property adjoining or neighbouring the Cannon
Bridge Estate of free and uninterrupted passage and running of water soil gas
electricity and all other services or supplies through such sewers drains
gutters watercourses pipes cables wires ducts mains and apparatus therewith and
all other conduits whatsoever which are now in or under the Demised Premises
and serving or capable of

 

 

serving
the property adjoining or neighbouring the Cannon Bridge Estate

 

5.                          The
right to connect to any of the drains sewers pipes wires ducts and other
conduits (if any) which are now in or under the property of the Superior
Landlord adjoining or neighbouring the Cannon Bridge Estate and which serve the
Demised Premises and thereafter to the running of water soil gas electricity
and other services through such drains sewers pipes wires ducts and other
conduits

 

Provided always that the
Superior Landlord or other person exercising such rights shall cause as little
inconvenience to the Tenant and damage to the Demised Premises as possible and
shall make good any damage thereby caused to the Demised Premises and shall not
otherwise be liable to pay any compensation arising out of the exercise of any
such rights and no consent shall be required by the Superior Landlord from the
Tenant for the exercise of any such rights

 

THE FOURTH SCHEDULE

Rent Review

 

1                             In
this Schedule the following expressions shall have the meanings respectively
ascribed to them:-

 

	
  “Review Date”

  	
   

  	
  means each date being
  the date of the expiration of the    *    years
  of the term

  
	
   

  	
   

  	
   

  
	
  “Completed
  Premises”

  	
   

  	
  means the premises
  demised by this Lease and the Prow Area but on the assumption that they have
  been constructed as at the Term Commencement Date in accordance with and to

  

 

 

	
   

  	
   

  	
  the standards set out
  in the Specification (including for the avoidance of doubt an Atrium as
  referred to in the Specification at Level One and Level Two but excluding for
  the avoidance of doubt the Plant and any Conduits exclusively serving the
  Demised Premises and/or the Prow Area save for such as are (but to no greater
  standard than) referred to in the Specification) and not otherwise and so
  that for the avoidance of doubt all alterations, improvements or additions
  thereto and whether occurring before or after the Term Commencement Date
  shall be entirely disregarded

  
	
   

  	
   

  	
   

  
	
  “Rental
  Value”

  	
   

  	
  means the    *

  

 

 

	
   

  	
   

  	
  *

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (l)                        for the
  purposes of Value Added Tax or other tax of a similar nature the actual
  position as to whether or not the Landlord has made an election pursuant to
  paragraph 2 of Schedule 6A to the Value Added Tax Act 1983 shall be
  deemed to apply to the hypothetical lease at the relevant Review Date save
  that if the Landlord has made such an election in relation to the Demised
  Premises since the relevant Review Date but on or before the agreement or
  determination of the Rental Value then such election shall be deemed to have
  been made at the relevant Review Date

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (2)                    all the
  covenants and obligations on the part of the Tenant contained in this
  Underlease have been observed and performed (but

  

 

 

	
   

  	
   

  	
  without
  prejudice to any rights or remedies of the Landlord in regard thereto) and

   

  (3)                      if the Demised Premises (including
  the Prow Area) at the relevant Review Date or the means of access thereto or
  egress therefrom have been damaged or destroyed such damage or destruction
  has been reinstated but so that in the case of damage or destruction to the
  Demised Premises and/or the Prow Area they have not been reinstated to
  anything other than the Completed Premises

   

  (4)                      those parts of the Completed
  Premises edged red on Plans L7249/137, L7249/143 and L7249/145 may be
  used as offices and for purposes ancillary thereto (but so that and for the
  avoidance of doubt it shall not be implicit in this assumption that those
  parts of the Completed Premises may be lawfully used for such use)

   

  (5)                      the Completed Premises are
  available for immediate beneficial occupation and use and that any reasonable
  rent free period which

  

 

 

	
   

  	
   

  	
  would
  at the relevant Review Date be customary to be granted to a willing tenant
  for the purposes of fitting out the Completed Premises has expired BUT so
  that there shall be disregarded any fitting out works which might be assumed
  to have been carried out

   

  (6)                      The Atrium which is deemed to
  have been provided at Level One and Level Two as part of the Completed
  Premises is only to be valued (if at all) in accordance with the current
  market rates and practices operative at the relevant Review Date and not
  otherwise

  

 

BUT DISREGARDING.

 

(a)                                  any
goodwill attached to the Demised Premises (including the Prow Area) by reason
of the carrying on by the Tenant or any duly authorised undertenant licensee or
other permitted occupier and its or their respective predecessors in title of
any business thereon or thereat

 

(b)                                 the
occupation of the Demised Premises (including the Prow Area) by the Tenant or
any duly authorised undertenant licensee or other permitted occupier or of its
or their respective predecessors in title

 

 

(c)                    any effect on
rent of the service by the Tenant of a Termination Notice pursuant to Clause
5(9)

 

2.                          On and
after each Review Date the yearly rent first reserved hereunder shall be
whichever is the greater of:-

 

(1)                    *

 

(2)                    *

 

3.                          In the
event of the Landlord and the Tenant failing to agree the Rental Value by a
date three months prior to any relevant Review Date then and in any such case
the determination of the Rental Value at that Review Date may be referred
to an independent Chartered Surveyor acting as an arbitrator to be nominated
upon the application of the Landlord or the Tenant by or on behalf of the
President or his duly appointed Deputy of the Royal Institution of Chartered
Surveyors (such independent Chartered Surveyor to have had at least ten years
experience of practising in the office market of the City of London and must
practise on a day to day basis from an office based in the City of London) and
in relation to the ascertainment of the Rental Value the following provisions
shall apply:-

 

(1)                    The fees of
the independent Chartered Surveyor so appointed shall be borne and paid by the
Landlord and/or the Tenant in such shares and in such manner as he shall
determine

 

(2)                    The
arbitration shall be conducted in accordance with the Arbitration Acts 1950 to
1979 with the further provision that if the independent Chartered Surveyor
nominated pursuant to this sub-Clause shall die or decline to act the President
or next most

 

 

senior
officer of the Royal Institution of Chartered Surveyors may on the
application of either the Landlord or the Tenant by writing discharge the
arbitrator and appoint another in his place (who must fulfil the same criteria)
and this procedure may be repeated as many times as may be required

 

4.                          If by
any relevant Review Date the Rental Value at such Review Date has not been
ascertained pursuant to the terms and provisions of this Schedule the
Tenant shall continue to pay the said yearly rent firstly reserved previously
payable and no later than the quarter day next after such ascertainment the
Tenant shall in addition to any reviewed rent payable pursuant to the foregoing
provisions hereof pay to the Landlord the amount of the difference between the
said yearly rent previously payable and the rent so ascertained for the period
commencing on such Review Date and ending on the date of payment thereof
together with interest on such difference at the Rate of Interest but so that
interest shall be calculated on a day to day basis on each increment making up
such amount from the date upon which each such increment actually would have
become due and payable had such reviewed rent been ascertained by the relevant
Review Date

 

5.                          In the
event that restrictions are imposed by any statute for the control of rent on a
Review Date and which operate to impose any limitation whether in time or
amount on the collection of an increase in the rent first reserved by this
Underlease then on each and every occasion during the term that such
restrictions shall prevent or prohibit either wholly or partially:-

 

(a)                    the operation
of the above provisions for review of the rent; or

 

 

(b)                   the normal
collection and retention by the Landlord of any increase in the rent or any installment
or part thereof;

 

THEN AND IN EACH SUCH CASE RESPECTIVELY:-

 

(i)                       the
operation of such provisions for review of the rent shall be postponed to take
effect on the first date thereafter upon which such operation may occur;

 

(ii)                    the collection
of any increase or increases in the rent shall be postponed to take effect on
the first date thereafter that such increase or increases may be collected
and/or retained in whole or in part and on as many occasions as shall be
required to ensure the collection of the whole increase

 

6.                          The
amount of any increased rent ascertained in accordance with the foregoing
provisions of this clause shall within twenty eight days of such ascertainment
be endorsed by way of Memorandum on this Underlease and the Counterpart hereof

 

THE FIFTH SCHEDULE above mentioned

Part IA

(the Atrium Expenses)

 

1.                          Maintaining
and repairing (including renewing or replacing where necessary) the interior
surface finishes of the Atrium Common Areas

 

2.                          Painting
powder coating and polishing the interior of the Atrium Common Areas as and
when the Landlord shall reasonably deem necessary

 

 

3.                          Rates
and similar impositions and outgoings assessed charged or imposed on the Atrium
Common Areas

 

4.                          All
works which by or under any enactment or by any local or other authority are or
may be directed or required to be executed upon or in respect of any part of
the Atrium Common Areas

 

5.                          Compliance
with any Notice of any local or other authority in respect of any part of
the Atrium Common Areas

 

6.                        (a)                      Maintaining
repairing and renewing if necessary any notice boards and directional signs in
the Atrium Common Areas

 

(b)                   Providing
maintaining repairing and renewing if necessary the board and hanging sign
referred to in paragraphs (ii)(b) and (ii)(c) of Clause 4(4)(b)

 

7.                          The
employment directly or indirectly on such terms and conditions as the Landlord
(acting reasonably) shall think fit of such persons as the Landlord may from
time to time think necessary in its reasonable discretion for the running or
management of the Atrium Common Areas

 

8.                          The cleaning
and replacement when necessary of floor mats in the Atrium Common Areas

 

9.                          The
maintenance (including but not limited to sweeping cleaning and inspecting the
same) running repair and where necessary renewal of the escalators within the
Atrium Common Areas and the taking out of maintenance contracts in respect
thereof with reputable contractors on competitive terms

 

 

10.                    The cost of
vermin control in the Atrium Common Areas

 

11.                    Cleaning and
lighting of the Atrium Common Areas and the cleaning of windows in the Dowgate
Hill Entrance and in the area linking the Atrium and River Buildings

 

12.                    Heating
cooling and ventilating the Atrium Common Areas

 

13.                    The provision
and maintenance of telephone equipment and the maintenance of any public
address or other communication system which the Landlord reasonably decides is
required in the security desks in the Atrium Common Areas in addition to the
one telephone already provided and the cost of calls made therefrom by
personnel employed by the Landlord for the security of the Cannon Bridge Estate
in the proper performance of their duties in that regard Provided always that
the Landlord shall not be entitled to charge for the provision of any such
equipment or systems until all space in the Cannon Bridge Estate which is
intended to be let or capable of being let has been let and occupied and has
been so let and occupied for a period of at least one year

 

14.                    Maintaining
and where necessary replacing the plants in any landscaped areas in the Atrium
Common Areas and maintaining and where necessary replacing any plants in
non-landscaped areas

 

15.                    (a)                    Maintaining
and where necessary replacing the soft furnishings and other furniture in the
Atrium Common Areas and maintaining and replacing when necessary pictures flowers
and other similar decorative items in the Atrium Common Areas

 

 

(b)                   Maintaining and
replacing such litter bins in the Atrium Common Areas as the Landlord shall
reasonably consider necessary

 

16.                    Maintenance
and replacement of such security systems in the Atrium Common Areas as the
Landlord shall reasonably think fit and/or as shall be provided pursuant to
Clause 3(29)(iii) hereof

 

17.                    The
maintenance repair cleaning and (if appropriate) heating lighting and
ventilating any areas over which the Tenant is granted rights of access in
accordance with paragraphs 8 and 9 of the Second Schedule (save to the
extent that the Tenant is responsible therefor)

 

18.                    The
maintenance and repair of the areas over which the Tenant can exercise rights
pursuant to paragraph 6 of the Second Schedule including in the case of
the external walkways only the costs of replacement and renewal where necessary
and including (but without limitation) any proper and reasonable running costs
in respect of heating lighting and providing power to the relevant areas and
the proper and reasonable cost of employing any security guards in relation to
such areas

 

19.                    Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule but so that any
interest to be paid on such borrowings shall be the cheapest rates reasonably
obtainable and the Landlord shall not be entitled to recover interest under
this paragraph or otherwise in respect of:-

 

(a)                    monies
borrowed to pay for any of the services set out in this part of this Schedule as
a consequence of any tenant or occupier

 

 

of the
Cannon Bridge Estate failing to contribute or pay to the Landlord (whether
temporarily or otherwise) any sum it was due to pay to the Landlord in respect
of such services; and

 

(b)                   monies borrowed
to pay for any of the services which monies would not had to have been borrowed
had all the space in the Cannon Bridge Estate which is intended to be let or
capable of being let been let under a lease or leases where the tenant or
tenants thereunder would have had to pay to the Landlord a fair and proper
proportion of the expenditure relating to such services

 

20.                    Without prejudice
to the foregoing the doing or causing to be done all such acts matters and
things as in the discretion of the Landlord acting reasonably and in accordance
with the principles of good estate management may be necessary or
desirable for the running of the Atrium Common Areas and for the benefit of the
tenants and occupiers of the Cannon Bridge Estate as a whole Provided always
that the Landlord shall not be entitled to charge for any expenditure relating
to any such services as are referred to in this paragraph until all space
within the Cannon Bridge Estate which is intended to be let or capable of being
let has been let and occupied for at least a period of one year

 

PART IB

(The Cannon Bridge Estate Expenses)

 

1.                          (a)                    The repair and
maintenance of the Transfer Deck the Water Towers and Subsidiary Structure of
the Cannon Bridge Estate and of keeping the same in good and substantial repair
(including where necessary the renewal and replacement of part

 

 

or
parts) except for any part, thereof for which the Tenant or any other tenant is
responsible

 

(b)                   The repair and
maintenance of the arches as referred to in clause 4(4)(a)(ii) hereof

 

2.                          The
repair maintenance decorating cleaning heating ventilating and lighting of the
Service Road coloured brown on Plan L7249/136

 

3.                          The
repair maintenance and replacement if necessary of any car park barrier and/or
roller shutter and equipment ancillary thereto provided for the Car Park

 

4.                          Maintenance
and repair cleansing of the River Building Common Areas including but not
limited to :-

 

(a)                    maintaining
cleansing and tending the Roof Garden and where necessary restocking plants
shrubs and flowers

 

(b)                   the repair
management cleansing and where necessary resurfacing of the Car Park and the
access ways thereto and therefrom

 

(c)                    the marking
out of spaces and the painting of lines on the Car Park as necessary or
desirable from time to time and the provision of any signs within the Car Park
save that the Landlord shall not be entitled to charge for any expenditure
arising in relation thereto until all space within the Cannon Bridge Estate
which is intended to be let or capable of being let has been let and occupied
for at least a period of one year

 

 

(d)                   maintenance
repair and where necessary replacing any lighting equipment in the River
Building Common Areas

 

5.                          The
payment and discharge of any rates (including water rates) and similar
impositions and outgoings assessed charged or imposed on the River Building
Common Areas

 

6.                          (a)                   The execution
of all works which by or under any enactment or by local or other authority are
or may be directed or required to be executed upon or in respect of the
Cannon Bridge Estate and/or the Prow (other than the Demised Premises the Prow
Area and the Atrium Building)

 

(b)                   The compliance
with any notice of any local or other authority in respect of the Cannon Bridge
Estate and/or the Prow (other than the Demised Premises the Prow Area and the
Atrium Building)

 

SAVE THAT the Landlord
shall not be entitled to charge for any expenditure arising in relation thereto
until all space within the Cannon Bridge Estate which is intended to be let or
capable of being let has been let and occupied for at least a period of one
year

 

7.                          The
making and publishing of any regulations imposed by the Landlord in accordance
with clause 3(29)(i) hereof SAVE THAT the Landlord shall not be entitled
to charge for any expenditure arising in relation thereto until all space
within the Cannon Bridge Estate which is intended to be let or capable of being
let has been let and occupied for at least a period of one year

 

8.                          The
employment (whether employed by the Landlord or by an Agent appointed by the
Landlord) on such terms and conditions as the

 

 

Landlord
shall reasonably think fit of one or more building managers caretakers porters
security or maintenance staff gardeners and cleaners for the general benefit of
the tenants and occupiers of the whole of the Cannon Bridge Estate including:-

 

(i)                       the
provision maintenance and replacement of uniforms for such persons

 

(ii)                    the
maintenance and cleaning of toilet facilities for such persons and

 

(iii)                 usual office
running costs (but not rents) including (but not limited to) telephone charges
which properly relate to the carrying out of their duties

 

(iv)                all reasonable and
proper costs associated with making available (excluding for the avoidance of
doubt any costs of construction in relation thereto) a room for use as a
Building Management Systems Room for the running of the Cannon Bridge
Estate as a whole including the costs of the repair and maintenance thereof and
of the outgoings thereon together with the costs of the repair and maintenance
and where necessary the renewal or replacement of the equipment therein but so
that such costs shall not include any amount as would reimburse the Landlord
for the loss of rents which the Landlord could reasonably have obtained
therefrom or otherwise SAVE THAT the Landlord shall not be entitled to charge
for any expenditure arising in relation thereto until all space within the
Cannon Bridge Estate which is intended to be let or capable of being let has
been let and occupied for at least a period of one year

 

 

9.                          (i)                       The
employment at the Landlord’s discretion of a reputable firm of Managing Agents
to manage the Cannon Bridge Estate and the discharge of all proper and
reasonable fees charges and expenses payable to such Managing Agents provided
that if the Landlord shall at the Landlord’s discretion manage the Cannon
Bridge Estate instead of employing a firm of Managing Agents the Landlord shall
be entitled to charge a reasonable fee for such management (but which shall in
any event not exceed the level of fees that might reasonably be charged by a
reputable firm of managing agents for managing the Cannon Bridge Estate) but
such fees and costs charges expenses shall not in any case relate to the
collection of rents rent reviews or similar matters

 

(ii)                    The employment
of all such surveyors builders architects engineers tradesmen accountants
solicitors or other professional persons as may be necessary or desirable
for the proper maintenance safety and provision of services for the Cannon
Bridge Estate as a whole and the assessing recording and auditing of all costs
and expenses involved

 

10.                    The
maintenance renewal and replacement where necessary of any fire alarms fire
extinguishers fire fighting equipment or fire precaution equipment which the
Landlord may from time to time reasonably consider necessary for the
Cannon Bridge Estate as a whole (which do not relate to any areas which are let
capable of being let or intended to be let) and payment of all proper charges
in connection with the maintenance thereof

 

11.                    Refuse removal
for the Cannon Bridge Estate as a whole (not relating to any refuse emanating
from any areas which are let capable of being let or intended to be let)
including the maintenance repair and

 

 

replacement
of any refuse compactors provided by the Landlord for common use

 

12.                    Cleaning the
external windows of the Cannon Bridge Estate and the Prow (other than the
Atrium Building and the Prow Area and the Demised Premises)

 

13.                    Maintenance
and replacement (where necessary) of such security equipment and systems as the
Landlord may deem desirable for the Cannon Bridge Estate as a whole (and
which do not relate to any areas which are let capable of being let or intended
to be let) or as shall be provided in accordance with Clause 3(29)(iii) hereof

 

14.                    The repair and
maintenance of all plant rooms serving the Atrium Common Areas including the
plant and equipment therein contained and the replacement thereof where
necessary and where such plant rooms and plant and equipment therein serve
areas including the Atrium Common Areas such costs shall be limited to the
extent that such expenditure properly relates to the Atrium Common Areas alone

 

15.                    The repair
maintenance and replacement where necessary of all Conduits serving the Atrium
Common Areas but where such Conduits serve areas including the Atrium Common
Areas such costs shall be limited to the extent that such expenditure properly
relates to the Atrium Common Areas alone

 

16.                    The premiums
payable for effecting Landlord’s Third Party Liability Insurance

 

17.                    Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this

 

 

Schedule but
so that any interest to be paid on such borrowings shall be the cheapest rates
reasonably obtainable and the Landlord shall not be entitled to recover
interest under this paragraph or otherwise in respect of:-

 

(a)                    monies
borrowed to pay for any of the services set out in this part of this Schedule as
a consequence of any tenant or occupier of the Cannon Bridge Estate failing to
contribute or pay to the Landlord (whether temporarily or otherwise) any sum it
was due to pay to the Landlord in respect of such services, and

 

(b)                   monies borrowed
to pay for any of the services which monies would not have had to have been
borrowed had all the space in the Cannon Bridge Estate which is intended to be
let or capable of being let been let under a lease or leases where the tenant
or tenants thereunder would have had to pay to the Landlord a fair and proper
proportion of the expenditure relating to such services

 

18.                    Without prejudice
to the foregoing the doing or causing to be done all such acts matters and
things as in the discretion of the Landlord acting reasonably and in accordance
with the principles of good estate management may be necessary or
desirable for the running of the Cannon Bridge Estate and for the benefit of
the tenants and occupiers of the Cannon Bridge Estate as a whole (but excluding
for the avoidance of doubt any costs or expenses relating to the repair
maintenance and upkeep of the Atrium Building) Provided always that the
Landlord shall not be entitled to charge for any expenditure relating to any
such services as are referred to in this paragraph until all space within the
Cannon Bridge Estate which is intended to be let or capable of being let has
been let and occupied for at least a period of one year

 

 

PART IC

(The River Building Expenses)

 

1.                          The
repair and maintenance of the Main Structure of the River Building and of
keeping the same in good and substantial repair (including where necessary the
renewal and replacement thereof)

 

2.                          The
maintenance of the windows and Roof Lights within the River Building and the
cleaning of the exterior thereof

 

3.                          The
repair and maintenance of the terraces at Level One and Level Two shown for
identification coloured yellow on Plans L7249/143 and L7249/145

 

4.                          Interest
charged to the Landlord on any sum of money which the Landlord shall in its
reasonable discretion consider necessary to borrow to pay for the provision of
the services set out in this part of this Schedule but so that any
interest to be paid on such borrowings shall be the cheapest rates reasonably
obtainable and the Landlord shall not be entitled to recover interest under
this paragraph or otherwise in respect of:-

 

(a)                    monies
borrowed to pay for any of the services set out in this part of this Schedule as
a consequence of any tenant or occupier of the Cannon Bridge Estate failing to
contribute or pay to the Landlord (whether temporarily or otherwise) any sum it
was due to pay to the Landlord in respect of such services; and

 

(b)                   monies borrowed
to pay for any of the services which monies would not have had to have been
borrowed had all the space in the Cannon Bridge Estate which is intended to be
let or capable of being let been let under a lease or leases where the tenant
or

 

 

tenants
thereunder would have had to pay to the Landlord a fair and proper proportion
of the expenditure relating to such services

 

5.                          Without
prejudice to the foregoing the doing or causing to be done all such acts
matters and things as in the discretion of the Landlord acting reasonably and
in accordance with the principles of good estate management may be
necessary or desirable for the running of the River Building Provided That the
Landlord shall not be entitled to charge for any expenditure relating to any
such services as are referred to in this paragraph until all space within the
Cannon Bridge Estate which is intended to be let or capable of being let has
been let and occupied for at least a period of one year

 

PART II

(the Service Charge and the Interim Charge)

 

1.                          In this part of
this Schedule the following expressions have the following meanings
respectively:-

 

(1)                    “Total
Expenditure” shall mean subject as hereinafter provided all costs and expenses
properly incurred by the Landlord in each accounting period in providing the
services referred to in Part I of the Fifth Schedule

 

PROVIDED
ALWAYS and it is hereby agreed that.-

 

(i)                       the Tenant
shall not be liable to pay and there shall not be included any costs and
expenses in calculating the Total Expenditure for any accounting period which
costs and expenses are incurred in repairing maintaining rebuilding replacing
or

 

 

renewing
the Atrium Common Areas and/or the Subsidiary Structure of the Cannon Bridge
Estate and/or the River Building Common Areas and/or the Main Structure of the
River Building and/or the escalators within the Atrium Common Areas and/or any
other item referred to in Part I of the Fifth Schedule to the extent
that:

 

(a)                     the Tenant
would not have been liable in respect of such repair maintenance rebuilding
replacement or renewal if the same had been demised to the Tenant under a lease
under which the Tenant covenanted only to repair and keep in good and
substantial repair the same such lease being for a term commensurate with the
term then remaining unexpired of this Underlease at the time any such
expenditure is incurred

 

(b)                    the subject
matter of such repair maintenance rebuilding replacement or renewal falls
within any schedule of defects issued by the Architect under the
Management Construction Contract dated 26th October 1988 and made between
Cannon Bridge Developments Limited (1) and Bovis Construction Limited (2) (but
to the extent only that the Management Contractor is obliged (or would have
been obliged but for the act omission or default of some third party) to make
good or procure the making good of the same) AND for the purpose of this
sub-clause “Architect” “Management Contractor” and “schedule of defects”
shall have the meanings attributed thereto in the said Management Construction
Contract

 

(ii)                     the Total
Expenditure in any accounting period will not include the costs expenses or
other expenditure relating

 

 

to any
of the services referred to in Part I of the Fifth Schedule which
arise as a result of damage or destruction caused by any of the Insured Risks

 

(iii)                  there shall not
be included any costs or expenses which relate to any services referred to in Part I
of the Fifth Schedule which relate to any part or parts of the Cannon
Bridge Estate which are either intended to be let or capable of being let where
the services concerned would have been the responsibility of any tenant or
occupant thereof had such part or parts been let on a lease containing
covenants on the part of the tenant mutatis mutandis to those contained in
this Underlease

 

(iv)                 there shall not
be included any costs or expenses relating to any services provided in respect
of any part or parts of the Cannon Bridge Estate which are let and for
which the tenant hereof is responsible or which are let but on terms whereby
the covenants on the part of the tenant or occupant thereof are not
similar in all respects to those contained in this Underlease so that had such
parts been so let the tenant or occupant thereof would have been responsible
for the matters in respect of which such costs and expenses were incurred

 

(v)                    there shall
not be included any costs or expenses associated with the taking out
maintaining or reinstating of the Defects Insurance Policy nor in maintaining
the amount of cover thereunder

 

AND PROVIDED
FURTHER there shall be deducted from such costs and expenses
in each accounting period:-

 

 

(a)                     all interest
which has accrued in the relevant accounting period on any monies held on any
bank account maintained by the Landlord or its agents or the Landlord’s
Surveyors in connection with expenditure in relation to the services referred
to in Part I of the Fifth Schedule and on any sums collected by the
Landlord or its agents or the Landlord’s Surveyor on account of such expenditure
and not immediately expended and the Landlord shall procure that any such
monies and any such sums collected on account of such expenditure shall
whenever practicable be placed on deposit at the best rate of interest
reasonably obtainable

 

(b)                    all sums due
in the relevant accounting period from the Superior Landlord pursuant to Clause
4(3) of the Headlease

 

(c)                     any sums the
Landlord receives whether by way of damages, compensation or otherwise from any
parties involved in the design and/or construction of the Cannon Bridge Estate
and/or the Prow or any part or parts thereof which relate to any
expenditure incurred by the Landlord in performing services and which
expenditure comprises part of Total Expenditure

 

(d)                    any interest
which the Landlord receives from any tenant or other occupier of any part of
the Retained Parts who is under an obligation to the Landlord to contribute
towards the costs of the services or any of them and who fails to pay its due
contribution towards the costs and expenses incurred on the date upon which
such a contribution is due to the Landlord

 

 

(e)                     all monies
received from the insurers pursuant to or under the Defects Insurance Policy to
the extent that such monies relate to any expenditure for provision of any of
the services referred to in Part I of this Schedule but so that this
shall not apply to any monies received by the Tenant pursuant to any claim made
by the Tenant under the Defects Insurance Policy

 

(f)                       all monies
received by way of compensation damages or otherwise arising as a result of a
default of the Superior Landlord in failing to maintain and repair the arches
referred to in clause 4(4)(a)(ii)

 

(2)                    During any
period in which any part of the Cannon Bridge Estate which is intended to
be let or capable of being let shall be unlet or any part of the Cannon
Bridge Estate in respect of which rights or use are intended to be granted are
not subject to any such rights or any of the car parking spaces in the Car Park
are not subject to leases or licences the Landlord shall pay the service charge
and amounts on account of service charge in respect of those parts of the
Cannon Bridge Estate in the same amounts and proportions and on the same basis
as if the Landlord were the tenant or licensee thereof or the person entitled
to exclusive use of the same on the basis that the same is subject to a lease
containing provisions for payment of service charge and payments on account of
service charge similar in all respects to those contained in this Underlease
(save that in such case the definition of Total Expenditure shall not contain a
provision in the form of sub-clause l(1)(i) of this Schedule) so that
and for the avoidance of doubt this paragraph means (inter alia) that the
Landlord shall put cash into the service charge bank account to the intent that
interest shall be

 

 

accrued
on that cash and credited to such account the same way as applicable in respect
of contributions to such account made by the Tenant hereunder and if such
payment or payments shall not be made by the Landlord on the due dates therefor
the Landlord shall also pay into such account interest thereon at the rate of 4% above the Rate of Interest from
the due date until the date of payment of the referable sum or sums and this
clause shall apply equally to any such part or parts of the Cannon Bridge
Estate which although let subject to leases or licences have not been let or
licensed on the basis whereby the tenants or occupiers thereof pay a service
charge similar in all respects to that (but save as aforesaid) contained in
this Underlease

 

(3)                    “accounting
period” means the period of one year to the date nominated by the Landlord from
time to time

 

(4)                    “the Service
Charge” means in each accounting period the sum of.

 

(a)                     a fair and
proper proportion of that part (to be reasonably and properly determined
by the Landlord’s Surveyor) of Total Expenditure relating to Part IA of
this Schedule for that accounting period PLUS

 

(b)                    a fair and
proper proportion of that part (to be reasonably and properly determined
by the Landlord’s Surveyor) of Total Expenditure relating to Part IB of
this Schedule for that accounting period PLUS

 

(c)                     a fair and
proper proportion of that part (to be reasonably and properly determined
by the Landlord’s

 

 

Surveyor)
of Total Expenditure relating to Part IC of this Schedule for that
accounting period

 

or (in
respect of the accounting period during which this Underlease is executed) such
proportions of such expenditure as are attributable to the period from the date
of this Underlease to the end of the current accounting period (but which shall
not relate to any services provided before the date of this Underlease)

 

PROVIDED always
that and for the avoidance of doubt in calculating such fair and proper
proportions such fair and proper proportions shall not be increased as a result
of or as a consequence of any parts of the Cannon Bridge Estate which are
intended to be let or capable of being let being unlet or if let where the
tenant thereunder is not required to pay a fair and proper proportion of
expenditure relating to the provision of the services AND PROVIDED FURTHER that
in calculating such fair and proper proportions aforesaid different proportions
(provided they are fair and proper) may be allocated to each individual
item of expenditure comprising Total Expenditure including if it is fair and
proper so to do allocating the entire cost of any particular item of
expenditure to the Tenant AND PROVIDED FURTHER that if any item of expenditure
comprising Total Expenditure is included in the proportion of one of the parts
of Part I of this Schedule as aforesaid such item of expenditure
shall not be included as Total Expenditure for the purposes of calculating the
relevant proportion of expenditure for any other part of Part I of
this Schedule

 

(5)                    “the interim
charge” means such sum to be paid on account of the Service Charge in respect
of each accounting period as the Landlord’s Surveyor shall reasonably specify
to be a fair and reasonable estimate of the likely Service Charge for that accounting
period and which sum shall be notified to the Tenant in writing

 

 

2.                          The
first quarterly payment of interim charge or a proportionate part thereof
for the period from the date hereof to the quarter day next following the date
hereof (on account of the Service Charge for the accounting period during which
this Underlease is executed) shall be made on the execution hereof and
thereafter the interim charge shall be paid to the Landlord by equal quarterly
payments in advance with the rent reserved by this Underlease

 

3.                          If the
interim charge paid by the Tenant in respect of any accounting period exceeds
the Service Charge for that accounting period the surplus of the interim charge
so paid over and above the Service Charge shall be carried forward by the
Landlord and credited to the account of the Tenant in computing the Service
Charge in succeeding accounting periods as hereinafter provided Save that in
the case of this Underlease being determined or if applicable on its expiry
such excess shall be repaid to the Tenant within 14 days of the Certificate
referred to in paragraph 5 below for the relevant accounting period

 

4.                          If the
Service Charge in respect of any accounting period exceeds the interim charge
paid by the Tenant in respect of that accounting period together with any
surplus from previous years carried forward as aforesaid then the Tenant shall
pay the excess to the Landlord within twenty-eight days of service upon the
Tenant of the Certificate referred to in the following paragraph and in case of
default the same shall be recoverable from the Tenant as rent in arrear

 

5.                          As soon
as practicable after the expiration of each accounting period and in any event
within three months of such expiry an account of the Total Expenditure shall be
audited by a reputable independent chartered accountant appointed by the
Landlord and there shall be served upon the Tenant by the Landlord or the
Landlord’s Surveyor a certificate (“the Certificate”) (within such three month
period) signed

 

 

by
such accountant certifying the accuracy of the contents thereof and containing
the following information

 

(a)                    the amount of
the Total Expenditure for that accounting period as audited

 

(b)                   the amount of
the interim charge paid by the Tenant in respect of that accounting period
together with any surplus carried forward from the previous accounting period

 

(c)                    the details of
all other parties contributing towards the Total Expenditure and any amounts
paid by such parties on account of Total Expenditure

 

(d)                   a breakdown showing
the proportion allocated to the Tenant for each individual category or head of
expenditure and the cost or expense relating to such item and the service to
which it relates

 

(e)                    the amount of
the Service Charge payable by the Tenant in respect of that accounting period
and the amount of any excess to be carried forward by the Landlord pursuant to
paragraph 3 of this Schedule or the amount of any excess payable by the
Tenant pursuant to paragraph 4 of this Schedule (as the case may be)

 

6.                          The
Landlord shall retain for inspection by the Tenant for a period of 3 months
after the date of the issue to the Tenant of any Certificate all invoices and
other appropriate evidence relating to all costs and expenses making up the
Total Expenditure and shall within 5 working days of request by the Tenant make
available for inspection by the Tenant all such invoices and other appropriate
evidence as aforesaid

 

 

7.                          The
Tenant shall from time to time submit to the Landlord a statement or statements
setting out the costs and expenses (including without limitation meter rents
electricity and water charges) reasonably and properly incurred by the Tenant
(together with any irrecoverable Value Added Tax paid by the Tenant on such
costs and expenses) in performing the obligations contained in clause 3(30)
and/or which arise as a result of the exercise of the rights referred to in
paragraphs 5 - 7 of Part A of the Third Schedule and including but
without limitation maintaining repairing (and where necessary renewing or
replacing) insuring running and operating the Common Plant and any plant and
machinery being tenants or trade fixtures and/or fittings which is needed for
the purposes of performing the obligations contained in Clause 3(30) or
required for or to enable the exercise of the rights referred to in paragraphs
5 - 7 of Part A of the Third Schedule (all such costs and expenses
and irrecoverable Value Added Tax being hereinafter called the “Running Costs”)
and such reasonable and proper proportion as determined by the Tenant of the
Running Costs as shall be payable by the Landlord (hereinafter called the “Landlord’s
Proportion”) and the Tenant shall be entitled to set off against any payment of
Service Charge or balancing payment in respect thereof due from the Tenant pursuant
to the terms of this Schedule the amount of the Landlord’s Proportion set
out in any such statement provided by the Tenant to the Landlord prior to the
provision of any Certificate and in the event that the Landlord’s Proportion
exceeds such balancing payment the Landlord shall within fourteen days of the
date of the Certificate pay to the Tenant such excess and furthermore that in
the event that any such statement is delivered to the Landlord seven days prior
to any quarter day then the Tenant shall be entitled to set off against any
payment of interim charge due from the Tenant pursuant to the provisions of
this Schedule the Landlord’s Proportion set out in such statement and in
the event that the Landlord’s Proportion exceeds the relevant interim charge
then the Landlord shall pay to the Tenant

 

 

within
fourteen days of the date such interim charge was due the amount of the excess
provided always and it is hereby agreed as follows:-

 

(i)                        in any
calculation of the Service Charge and any excess payable by the Tenant or any
amount to be refunded by the Landlord to the Tenant as provided in this Schedule no
account shall be taken of any set off or deduction that may have been made
by the Tenant from any of the payments of interim charge and of Service Charge

 

(ii)                     the failure
of the Tenant to include within any statement any Running Costs relating to any
period prior to that statement shall not preclude the Tenant from including
such Running Costs in any further statement

 

(iii)                  for the
avoidance of doubt the calculations of Total Expenditure shall not include the
Landlord’s Proportion

 

(iv)                 if on the expiry
of the term of this Underlease howsoever determined there is any Landlord’s
Proportion which had not previously been set off against interim charges or
Service Charge or balancing payments in respect thereof as aforesaid and/or if
following the expiry there are any Running Costs for which the Tenant has not
submitted a statement as aforesaid the Landlord shall pay to the Tenant within
fourteen days of such expiry such amount as shall not have been set off and in
respect of any Landlord’s Proportion of any Running Costs for which the Tenant
has not previously submitted a statement shall pay such Landlord’s Proportion
within fourteen days of the date of the statement therefor

 

 

(v)                    If
the Landlord shall not have paid to the Tenant any amounts to be paid by the
Landlord to the Tenant under this paragraph 7 within 7 days of the same
becoming due the Landlord shall pay in addition thereto interest thereon at a
rate of 4% above the Rate of Interest for the period from the date upon which
such amount became due until the date on which such outstanding amount is paid

 

(vi)                 The
Tenant shall be entitled to include as part of the Running Costs but without
prejudice to the generality of the foregoing:-

 

(a)                    Interest
charges which the Tenant has incurred in borrowing any sums of monies required
to carry out any of the services and obligations referred to in paragraph 7 of
this Schedule but only to the extent that such interest charges do not exceed
normal commercial rates and in the event of the Tenant funding such costs and
expenses out of its own resources then it shall be entitled to include an
amount representing notional interest at a rate reasonably comparable to that
which it would have had to pay if it had had to borrow the money for funding
such costs and expenses at normal commercial rates for the period from the time
the Tenant has incurred the relevant cost or expense to the date upon which it
offsets such cost or expense as hereinbefore provided

 

(b)                   A
reasonable management charge for itself for carrying out the relevant services
and obligations

 

 

referred to in paragraph 7 of this Schedule which shall not in
any event exceed in any year 5% of the Running Costs for such year in respect
of which the management charge is levied

 

THE SIXTH SCHEDULE
above mentioned

(the Tenant’s
Surety covenant)

 

(1)                     The
Tenant’s Surety in consideration of the demise hereinbefore contained being
made by the Landlord at the Tenant’s Surety’s instance and request HEREBY
COVENANTS with and GUARANTEES to the Landlord that the Tenant will
at all times during the term of this Underlease pay the rents hereby reserved
and all other sums and payments agreed to be paid by the Tenant at the
respective times and in manner herein appointed for payment thereof and will
also duly perform and observe the several covenants and obligations on the part
of the Tenant contained herein and that the Tenant’s Surety will pay and make
good to the Landlord all losses costs and expenses sustained by the Landlord
through the default of the Tenant in respect of the before-mentioned matters PROVIDED
ALWAYS that any neglect or forbearance of the Landlord in endeavouring to
obtain payment of the said rents and payments as and when the same become due
or its delay to take steps to enforce performance or observance of the several
covenants and obligations on the part of the Tenant contained herein and any
time which may be given by the Landlord to the Tenant or the disclaimer or
forfeiture of this Underlease shall not release or in any way lessen or affect
the liability of the Tenant’s Surety under the guarantee on the part of the
Tenant’s Surety hereinbefore contained

 

(2)                     The
Tenant’s Surety HEREBY FURTHER COVENANTS with the Landlord that
notwithstanding any such neglect or forbearance of the Landlord or any
disclaimer or forfeiture of this Underlease if this

 

 

Underlease shall be
disclaimed or shall be forfeited under the provisions in that behalf
hereinbefore contained the Landlord may within three months after any such
disclaimer or forfeiture by notice in writing require the Tenant’s Surety to
accept within two months after the date of service of such notice a lease of
the Demised Premises for a term equivalent to the residue which if there had
been no disclaimer or forfeiture would have remained of the term granted by
this Underlease at the same rents as shall be payable hereunder (with
provisions for the review of rent at the times and in manner contained in this
Underlease) and subject to the like covenants and to the like provisos and
conditions as are contained in this Underlease with the exception of this
Clause the said new lease and the rights and liabilities thereunder to take
effect as from the date of such disclaimer or forfeiture and in such case the
Tenant’s Surety shall pay the Landlord’s reasonable and proper costs of and
accept such new lease accordingly and will execute and deliver to the Landlord
a counterpart thereof

 

(3)                     The
guarantee hereby given shall not be affected by any change in the constitution
of the Tenant or the Landlord

 

(4)                     The
Tenant’s Surety as a separate obligation hereby covenants with the Landlord
that the Tenant’s Surety will at all times hereafter indemnify the Landlord
from and against all actions proceedings costs claims demands expenses damage
and other losses or liability whatsoever which may arise or which the Landlord
may incur directly or indirectly as a result of any default by the Tenant in
paying the said rents or in observing and performing the covenants agreements
and conditions herein contained and on the part of the Tenant to be observed
and performed

 

(5)                     The
Tenant’s Surety’s covenants with the Landlord shall be primary obligations
notwithstanding that as between the Tenant and the

 

 

Tenant’s Surety they are
as surety only and accordingly the Tenant’s Surety’s obligations hereunder
shall have effect irrespective of any matter which might otherwise constitute a
legal or equitable discharge or defence of the Tenant’s Surety

 

THE SEVENTH
SCHEDULE

(The Tenant’s
Occupation Licence)

See Annexure

 

THE EIGHTH
SCHEDULE

PART I

(The Atrium
Building)

 

The six storey building
forming part of the Cannon Bridge Estate the footprint of which is shown
coloured blue on plan 54A

 

PART II

(The Cannon Bridge
Estate)

 

The premises described
below and all buildings erections and structures now or hereafter constructed
thereon and all additions and improvements thereto and fixtures fittings plant
and machinery therein or thereon belonging to the Landlord or in the nature of
the Landlord’s fixtures and fittings:-

 

(1)                    The
Transfer Deck and the Foundations

 

(2)                    The
air space within the area hatched blue on plan 92B between the bottom surface
of the floor plate forming part of the Transfer Deck and 18.565 metres above
the Ordnance Datum Newlyn

 

 

(3)                    The
buildings structures premises and airspace within the area edged red on plan
63A between the basement level and street level

 

(4)                    The
buildings structures premises and airspace within the area edged red on plan 51B
between street level and mezzanine level

 

(5)                    The
buildings structures premises and air space within the area edged red on plan
52B between mezzanine level and platform level

 

(6)                    The
buildings structures premises and airspace within the area edged red on plan
53B between platform level and deck level

 

(7)                    The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 92A between deck level and plaza level 1

 

(8)                    The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 54A between plaza level 1 and level 2

 

(9)                    The
buildings structures premises and airspace (but not the Prow) within the area
edged red on plan 55A between level 2 and level 3

 

(10)              At
level 3:

 

(a)                     in
respect of that part of the area shown edged red but not coloured brown on plan
56B the buildings structures premises and airspace within that area between
level 3 and level 4,

 

 

(b)                    in
respect of that part of the area shown edged red and coloured brown on plan 56B
the buildings structures premises and airspace (but not the Prow) within that
area up to a height of 31.805 metres above Ordnance Datum Newlyn;

 

(c)                     the
following items above the level specified in paragraph (b) above in the area
specified in that paragraph.-

 

3 lift shafts and
surrounding housing

2 staircase enclosures

Window Cleaning equipment

Air conditioning plant
including duct work and surrounding structures

Balustrades

Lighting standards and
landscaping

Other minor plant
equipment and structures and landscaping of a non-income producing nature

 

(11)             At
levels 4, 5 and 6 the buildings structures premises and airspace within the
area edged red and coloured blue on plans 57A 58A and 59A up to 46.24 metres
above Ordnance Datum Newlyn

 

(12)               In
respect of the area above roof level (being 46.24 metres above Ordnance Datum
Newlyn)

 

(a)                     the
buildings structures premises and airspace within the area shown coloured blue
and hatched black on plan 60A up to a height of 54.00 metres above Ordnance
Datum Newlyn

 

 

(b)                    the
buildings structures premises and airspace within the area coloured blue and
unhatched on plan 60A up to a height of 48.070 metres above Ordnance Datum
Newlyn

 

(c)                     the
following items above the levels specified in paragraphs (a) and (b) above in the
areas specified in those paragraphs.-

 

4 lift shafts and
surrounding housing

2 staircase enclosures

Window cleaning equipment

Air conditioning plant
including duct work and surrounding structures

Catladders

Balustrades

Other minor plant
equipment and structures of a non-income producing nature

 

(13)              The
Water Towers

 

(14)              The
walls shown edged red on plans 51B Flank Walls and 54A Flank Walls including
the foundations footings and other supporting structures of the same (but for
the avoidance of doubt not including those parts of the brickwork forming the
construction of the arches) but excluding any part of the walls (including the
other structures referred to above) below a height of 18 565 metres above
Ordnance Datum Newlyn

 

Provided that there is not included in the Cannon Bridge Estate above
described any part of the existing structures or works of the Superior Landlord
below the Transfer Deck which were in existence at 29th September 1988 (being
the date of the agreement for the grant of the

 

 

Headlease) including any
structures created and works carried out to those structures and works during
the course of the development of the Cannon Bridge Estate pursuant to the terms
of the said agreement but so that this proviso shall not and is not intended to
include any part of the office development being the Cannon Bridge Estate or
the works and structures referred to in paragraphs (13) and (14) above but that
it shall and is intended to include the area shown hatched black on plan 51B

 

PART
III

(The Transfer
Deck)

 

That part of the Cannon
Bridge Estate comprising the structural floor plate and the horizontal
structure immediately beneath and supporting the same including the warren and
plate girders but excluding the airspace between such girders (together with
the fire protection covering and/or enclosing the same) the plan extent of
which is shown hatched blue on plan 92A

 

PART IV

The River Building

 

That part of the Cannon
Bridge Estate shown coloured brown (excluding for the avoidance of doubt and
where applicable the Prow) on plans 54A 55A
56B and 57A

 

	
  [SEAL]

  	
  (

  	
  EXECUTED (but not delivered until the

  
	
   

  	
  (

  	
  date inserted herein) as a Deed by

  
	
   

  	
  (

  	
  affixing the Common Seal of

  
	
   

  	
  (

  	
  CANNON BRIDGE INVESTMENTS

  
	
   

  	
  (

  	
  LIMITED in the presence of

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Director 

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Secretary 

  	
   

  	
   

  

 

 

	
  EXECUTED (but not delivered until the

  	
  )

  	
  [SEAL]

  
	
  date inserted herein) as a Deed by

  	
  )

  	
   

  
	
  affixing the Common Seal of

  	
  )

  	
   

  
	
  SPEYHAWK PLC in the

  	
  )

  	
   

  
	
  presence of.

  	
  )

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Director

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Secretary

  	
   

  	
   

  	
   

  	
   

  

 

 

DATED 15 June
2000

 

CANNON BRIDGE
PARTNERSHIP (1)

 

-and-

 

LIFFE
ADMINISTRATION AND MANAGEMENT (2)

 

-and-

 

LIFFE (HOLDINGS)
PLC (3)

 

 

DEED OF VARIATION

relating to
Underlease of River Building

Cannon Bridge

 

 

 

THIS DEED
OF VARIATION is
made the 15 day of June 2000

 

BETWEEN

 

(1)           CANNON
BRIDGE PARTNERSHIP a partnership constituted under the laws of
Delaware, USA whose principal office and place of business is at Lansdowne House Berkeley Square London W1X 6HQ

 

(2)           LIFFE
ADMINISTRATION AND MANAGEMENT (an unlimited company registered in England no. 1591809) whose
registered office is at Cannon
Bridge London EC4R 3XX and

 

(3)           LIFFE
(HOLDINGS) PLC (registered
in England no. 224190) whose registered office is at Cannon Bridge aforesaid

 

INTERPRETATION

 

1.1           In this
deed and the schedules hereto unless there is something in the subject or
context inconsistent therewith any words or
expressions used shall have the same meanings as they do in the
Underlease (as hereinafter defined) save to the extent that they are otherwise
defined in this deed and the following expressions shall have the meanings
ascribed to them:-

 

“the
Landlord”                    means the
Cannon Bridge Partnership and includes the person or persons for the time being
entitled to the reversion immediately expectant on the expiration or sooner
determination of the term created
by the Underlease

 

“Underlease”                       means
the underlease dated 11th August 1992 between Cannon Bridge Investments Limited
(1) Speyhawk plc (2) Liffe Administration and Management (3) and Liffe (Holdings)
plc (4) relating to the River Building Cannon Bridge House 1 Cousin Lane London
EC4R 3XX

 

 

1.2           In
this deed and the schedules hereto -

 

(i)    a reference to any statute or statutory provision
will be construed as a reference to it as it may have been or may in the future
be amended modified or re-enacted and to any statutory instrument byelaw or
other provision that may have been or may in the future be made under it,

 

(ii)   headings
to clauses are for convenience only and do not affect the interpretation of
this deed,

 

(iii)  any
covenant entered into by more than one person shall take effect as a joint and
several covenant by all persons who shall have entered into the same and any
reference to a person includes a firm company or any other legal entity

 

RECITALS

 

2.1           This deed is
supplemental to the Underlease

 

2.2           Under the terms of the
Underlease the Tenant may be required subject to the terms and conditions
therein appearing to remove certain works and alterations and reinstate the
Demised Premises the Cannon Bridge Estate and the Prow Area to a certain state
and condition at the expiry or sooner determination of the term granted by the
Underlease

 

2.3           Under the terms of
clause 3(7)(b) of the Underlease the Landlord has the option after the expiry or
sooner determination of the term granted by the Underlease to do further works
to the Demised Premises the Cannon Bridge Estate and the Prow Area at the
Tenant’s cost

 

2.4           The parties have agreed
that the specification annexed to the Underlease should be clarified and that
the Underlease should be varied as hereinafter provided

 

2.5           The
parties have also agreed to amend the provisions relating to the Tenant’s
option to determine the Underlease

 

2

 

AMENDMENTS TO UNDERLEASE

 

3.1           Clause
5(9) of the Underlease is hereby deleted and replaced with the new clause 5(9) set out in Schedule 1 of this
deed

 

3.2           The
definition of “Specification” in clause 1(1) of the Underlease is hereby deleted and replaced with
the new definition of “Specification” set out in Schedule 2 of this deed and
the specification annexed to the Underlease is hereby deleted and replaced with
the detailed drawings plans specifications and other matters contained or
referred to in Schedule 3 of this deed

 

3.3           The definition of “Specification
Amendments” set out in Schedule 2 of this deed is hereby inserted at the end of
clause 1(1) of the Underlease

 

3.4           Clause
3(7)(a) of the Underlease is hereby deleted and replaced with the following:

 

“3(7)(a)   At
the expiration or sooner determination of the term quietly to yield up the
Demised Premises in the state condition and plan and achieving the Design
Criteria (as defined in the Specification) set out in the Specification and in
a state and condition which in all respects is consistent with the full and due
performance and observance by the Tenant of the covenants on its part contained
herein (to the extent not inconsistent with the Specification) and procure that
the Prow Area and the floor slabs Roof Roof Lights and external walls of the
River Building and other parts of the Cannon Bridge Estate which envelope the
Demised Premises (“the Enveloping Parts”) are in the state condition and plan
and achieve the Design Criteria (as defined in the Specification) set out in
the Specification (Provided That the Tenant shall comply with the other
provisions of this Underlease in carrying out any works required to comply with
such obligations including (without limitation) clause 3(10) (but to the extent
that any consent is required from the Landlord for the carrying out of any
works necessary to comply with the provisions of this clause 3(7)(a) such
consent shall not be unreasonably withheld or delayed) and

 

3

 

Further Provided That
this obligation shall not extend to (A) the removal of the fire escapes
constructed by the Tenant and briefly described at paragraph 4 of Schedule 3 to
the Licence for Alterations dated 15 June 2000 and made between Railtrack PLC
(1) Cannon Bridge Partnership (2) LIFFE Administration and Management (3) and
LIFFE Holdings PLC (4) and (B) any alterations made to the Enveloping Parts
other than by or on behalf of the Tenant or its successors in title and (C)
works necessary to remedy damage or destruction occasioned by an Insured Risk
(save to the extent that the insurance monies in respect thereof are
irrecoverable due to some act or default on the part of the Tenant or any of
its servants agents or licensees or persons deriving title under the Tenant) or
consequent upon some breach of covenant by the Landlord) “

 

3.5         Clause 3(7)(b) of the
Underlease is hereby deleted

 

TENANT’S SURETY

 

4.            The Tenant’s Surety
hereby consents to the variations of the Underlease herein contained and
confirms that its covenants contained in the Underlease remain valid and
subsisting and shall henceforth apply and relate to the Underlease as varied by
this deed

 

UNDERLEASE

 

5.             It is hereby declared
that save as hereby varied the Underlease remains in full force and effect

 

CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999

 

6.            A person who is not a
party to this Deed has no rights under the Contracts (Rights of Third Parties)
Act 1999 to enforce any term of this Deed but this does not affect any right or
remedy of a third party which exists or is available apart from that Act
including (without limitation) rights of successors in title of the parties
hereto

 

4

 

SCHEDULE
1

 

Tenant’s
Break Option

 

5(9)         The Tenant may determine
the term on or at any time after the    *    as
hereinafter provided

 

(a)           In this sub-clause the
following expressions shall have the following meanings -

 

(i)            “First
Termination Notice” shall
mean a notice stating that the Tenant wishes to terminate the term not less
than 12 months nor more than 18 months after the date of service of the notice
on the Landlord (and for the avoidance of doubt it is hereby declared that a
specific date need not be stated in the First Termination Notice)

 

(ii)           “Second
Termination Notice” shall
mean a notice stating the specific date as at which the Tenant elects to
terminate the term such date being a date not less than 6 months after the date
of service of the Second Termination Notice on the Landlord and not less than
12 months nor more than 18 months after the date of service of the First
Termination Notice on the Landlord

 

(iii)          “Termination
Date” shall mean a day
falling on or after the tenth anniversary of the Term Commencement Date and
being the date as at which the Tenant elects to terminate the term granted by
this Underlease in the Second Termination Notice provided that if the Tenant
does not properly serve the Second Termination Notice on the Landlord within 12
months following the date of service of the First Termination Notice on the
Landlord then the Termination Date shall be such date as is 18 months after the
date of service of the First Termination Notice on the Landlord

 

5

 

(b)           At any time on or after
   *    the Tenant may serve the First
Termination Notice on the Landlord

 

(c)           Once the Tenant has
served the First Termination Notice it cannot withdraw the same without the
consent of the Landlord

 

(d)           Within twelve months
following the date of service of the First Termination Notice the Tenant must
serve a Second Termination Notice on the Landlord (provided that if it fails to
do so then the proviso in sub-clause 5(9)(a)(iii) shall apply)

 

(e)           On the Termination Date
this Underlease shall cease and determine (for the avoidance of doubt without
prejudice to any accrued antecedent obligations of the parties to each other
and to any obligations of any party hereto to be performed after the
Termination Date) and the Tenant shall yield up the Demised Premises in
accordance with the Tenant’s covenants herein contained and procure that the
Prow Area and the Enveloping Parts are left in such state condition and plan as
complies with the Tenant’s covenants at clause 3(7)(a) hereof (PROVIDED that
none of these obligations shall constitute a pre condition to the termination
of this Underlease) and the Tenant will pay to the Landlord by way of
liquidated damages one of the following: -

 

(i)            if the Termination
Date is on or after the tenth anniversary of the Term Commencement Date but not
on or after the twelfth anniversary of the Term Commencement Date a sum
equivalent to    *   , or

 

(ii)           if
the Termination Date is on or after the twelfth anniversary of the Term
Commencement Date but not on or after the fifteenth anniversary of the

 

6

 

Term Commencement Date a sum equivalent to    *   

 

AND SO that if the Termination Date is on
or after the fifteenth anniversary of the Term Commencement Date no such sum
shall be payable

 

7

 

SCHEDULE 2

 

“the Specification”                                             means the
detailed drawings plans and specifications annexed hereto as amended by any
Specification Amendments made PROVIDED THAT for the purposes of rent review
(The Fourth Schedule) any Specification Amendments made shall be entirely
disregarded

 

“Specification Amendments”                           means
amendments proposed by the Tenant because either (i) the material in question
is no longer obtainable or is obtainable only at an uncompetitive price in
comparison with modern equivalents or (ii) good modern building practice
requires the use of a more modern material (in each case the Tenant making the
minimum change from the Specification as is practicable) or (iii) it becomes
reasonably evident that the design set out in the Specification cannot be
physically achieved without alteration to the existing structure PROVIDED THAT
in each such case the amendment overcomes the reason giving rise to it and is
the best alternative to achieve a result as close to the original Specification
as is reasonably practicable or (iv) the Tenant intends to carry out and does
carry out or has previously carried out works different to those necessary to
yield up the Demised Premises or the Enveloping Parts as the case may be in
accordance with the provisions of this Underlease and wishes to amend the
Specification accordingly and the

 

8

 

proposed amendment to the
Specification will not have the effect of diminishing the letting value of the
Demised Premises if the Demised Premises were yielded up and the Enveloping
Parts left in accordance with the Specification as amended by that proposed
amendment compared with the letting value of the Demised Premises if the
Demised Premises were yielded up and the Enveloping Parts left in accordance
with the Specification without that proposed amendment AND IN EACH CASE the
Landlord has confirmed to the Tenant in writing that the proposed amendment to
the Specification accords with the requirements of either (i) or (ii) or (iii)
or (iv) above such confirmation not to be unreasonably withheld or delayed

 

9

 

SCHEDULE 3

 

Specification

 

10

 

 

 

SPECIFICATION FOR

 

RIVER BUILDING, CANNON BRIDGE

 

 

REVISION 7

 

ISSUED 1 DECEMBER 1999

 

 

	
  CONTENTS

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.0

  	
   

  	
  DEFINITIONS

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.0

  	
   

  	
  STRUCTURE AND FINISHES

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  2.1

  	
   

  	
  Architectural

  
	
   

  	
   

  	
  2.2

  	
   

  	
  Office Areas

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  2.2.1

  	
  Level One and Level Two

  
	
   

  	
   

  	
   

  	
   

  	
  2.2.2

  	
  Atrium

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  2.3

  	
   

  	
  Ancillary Areas

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.1

  	
  Front Entrance

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.2

  	
  Lift Cars

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.3

  	
  Lift Traffic Study Calculation

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.4

  	
  Lift Lobbies- Entrance, Mezzanine, Level
  One, Level Two and Roof

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.5

  	
  Concourse at Level One and Level Two

  
	
   

  	
   

  	
   

  	
   

  	
  2.3.6

  	
  Basement Workshops/Storage Areas and Plant Rooms

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  2.4

  	
   

  	
  Core Works

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.1

  	
  Prefabricated Male and Female Toilets

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.2

  	
  Toilet Occupancy Figures

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.3

  	
  Circulation Areas in Office Cores L1, L2, L3 and L4

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.4

  	
  Communicating and Fire Escape Staircases above
  Transfer Deck. L1, L2, L3 and L4

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.5

  	
  Communicating and Fire Escape Staircases below
  Transfer Deck. Ll, L2, L3and L4

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.6

  	
  Riser Shafts in Cores L1, L2, L3 and L4

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.7

  	
  Electrical Services in Cores L1, L2, L3 and L4

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.8

  	
  Fire Escape Staircases in East and West Towers Below
  Transfer Deck

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.9

  	
  Communication and Fire Escape Staircase Core L5

  
	
   

  	
   

  	
   

  	
   

  	
  2.4.10

  	
  Toilets Street Level

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  2.5

  	
   

  	
  General

  	
   

  
								

 

 

	
  3.0

  	
   

  	
  SERVICES

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  3.1

  	
   

  	
  Introduction

  
	
   

  	
   

  	
  3.2

  	
   

  	
  Design Criteria

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.1

  	
  External Environment

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.2

  	
  Internal Environment

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.3

  	
  Relative Humidity

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.4

  	
  Plant Noise Levels NR

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.5

  	
  Lighting Levels, LUX

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.6

  	
  Occupancy Levels m2/person

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.7

  	
  Heat Gains

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.8

  	
  Ventilation

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.9

  	
  Infiltration

  
	
   

  	
   

  	
   

  	
   

  	
  3.2.10

  	
  Atrium Services

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  3.3

  	
   

  	
  Base Plant

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.1

  	
  Water Heating Installation

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.2

  	
  Chilled Water Installation

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.3

  	
  Electrical Services

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.4

  	
  Fire Services

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.5

  	
  Standby Power Generation

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.6

  	
  Tenant’s Small Power

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.7

  	
  Lighting

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.8

  	
  Security

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.9

  	
  Building Management System

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.10

  	
  Telecommunications

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.11

  	
  General Information

  
	
   

  	
   

  	
   

  	
   

  	
  3.3.12

  	
  Lifts

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  3.4

  	
   

  	
  Asset Register

  

 

 

1.0          DEFINITIONS

 

1 1           This
specification is the specification referred to in the underlease dated 11th
August 1992 between Cannon Bridge Investments Limited (1) Speyhawk plc (2)
Liffe Administration and Management (3) and Liffe (Holdings) Plc (4) relating
to the River Building Cannon Bridge (“the Underlease”)

 

1.2           Words
and expressions defined in the Underlease shall have the same meaning in this
specification and the following words and expressions shall have the following
meanings (in each case unless there is something in the subject or context
inconsistent therewith).

 

“Net Internal Area” has
the same meaning as is ascribed to it in the Code of Measuring Practice (Fourth
Edition RICS/ISYA 1993) issued by the Royal Institution of Chartered Surveyors
and the Incorporated Society of Valuers and Auctioneers

 

“Design Criteria” means
the design criteria for the mechanical and electrical services serving the
Demised Premises set out in this specification including (without limitation)
those contained in section 3.2

 

1.3           Save
where the context otherwise requires any reference herein to any statute or
section of a statute, regulation, British Standard or similar matter shall be
deemed to refer to any amendment or modification or re-enactment thereof for
the time being in force and any instruments orders rules and regulations issued
under or by virtue thereof.

 

1.4           All references to sections herein are to
sections of this specification.

 

1.5           The
headings in this specification are inserted for convenience only

 

 

2.0          STRUCTURE
& FINISHES

 

2.1          ARCHITECTURAL

 

2.1.1        The
structure of the River Building is as shown on the following drawings (which
are attached to the Underlease)

 

	
  L7249/135AF

  	
   

  	
  L7249/145/AD

  
	
  L7249/136A

  	
   

  	
  L7249/146AJ

  
	
  L7249/137AA

  	
   

  	
  L7249/SK RBA/01C

  
	
  L7249/140/AD

  	
   

  	
  L7249/SK RBA/02A

  
	
  L7249/143/AD

  	
   

  	
  L7249/LIF/51

  
	
   

  	
   

  	
  L7249/LIF/52

  

 

2.1.2        The
floor slabs of Level One Level Two and the Roof meet the performance criteria
shown on the following drawings which are annexed hereto.

 

10061B/205A

10061B/206

10061B/207

 

2.1.3        The
distance between the top of the finished floor to the underside of the
suspended ceilings on each of Level One and Level Two are.

 

Level One - 3.05m

Level Two - 2.75m

 

It is intended that the
underside of all ceilings shall, as far as possible and in accordance with good
design practice, be flush without any downstands or bulkheads.

 

The distance between the
top of the floor slab to the underside of the finished floor level on Level One
and Level Two is 200mm.

 

Due allowance is made for
the unimpeded reticulation of services in both floor and ceiling voids on Level
One and Level Two. The Level Two floor slab interfaces with the Atrium and
perimeter balcony voids (see sections 2.1.5 to 2.17 (inclusive) below Fire
stopping is incorporated in accordance with regulations to all floor and
ceiling voids.

 

 

2.1.4        Floor
loadings in the Level One and Level Two floor slabs allow for the following
loads superimposed 4 00kN/m and partitioning 100kN/m2. Full
allowance is made for the loading imposed on the structure by services,
ceilings, raised floors etc. (See drawings 10061B/205A, 10061B/206 and
10061B/207).

 

2.1.5        The
4 bays x 1 bay Atrium (shown hatched orange on drawing L7249/SK/RBA/02A) is to
provide a clear void between column faces.

 

The said Atrium is
enclosed by glazing at Level Two

 

2.1.6        The
barrel vaulted rooflight to the Atrium has two double glazed tinted glazing
panels along its length. The central curved panel (complete with smoke vents)
and panels along either side is formed in grey polyester powder coated
aluminium externally and internally with the necessary internal insulation for
office use.

 

2.1.7        There
are double volume perimeter balcony voids along the east and west flanks of
Level Two (shown on drawing L7249/145AD) which extend from the top of the
finished floor on Level One to the underside of the Roof.

 

2.1.8        Arched
windows are positioned along the east and west exterior walls of the River
Building. These windows have polyester powder coated (blue) frames and tinted
double glazed glazing units and are contained within the original brick arches
of the station.

 

2.1.9        For
the avoidance of doubt for the purposes of rent review it shall be assumed that
there is no bridge linking the Atrium and River Buildings at Level Two and that
it has been demolished and that the glazed cladding on the exterior of the
River Building where the bridge previously connected has been reinstated to
match the remainder of the cladding on the River Building.

 

However, the obligation
to remove and reinstate this shall be governed by the terms of the licence for
alterations dated (15 June 2000) 1999
between Cannon Bridge Partnership (1), LIFFE Administration and Management (2)
and LIFFE (Holdings) Plc (3) (“the Licence for Alterations”).

 

 

2.2          OFFICE AREAS

 

2.2.1        LEVEL
ONE AND LEVEL TWO

 

(In respect of Net
Internal Areas on Drawings L7249/143AD and L7249/145AD excluding the Atrium).

 

2.2.1.1     Floors

 

500mm x 500mm heavy
contract pattern anti-static nylon tufted cut pile carpet tiles. Combination of
velvet and hard twist effect yarns Pile height 5.0mm, pile weight l000gm per m2
Stitch rate 47.2 per 10cm, vinyl backings. This is laid onto a fully accessible
raised floor using Takifier or other similar adhesive

 

Raised floor, PSA MOB
08-801 medium grade “Concore” panels on “mod 912 cornerlock” pedestals by Tate
Access Floors Ltd to a nominal height of 200mm from concrete structural slab to
top of tile. “Rockwool” cavity barriers

 

2.2.1.2     Columns,
Decoration

 

Emulsion painted, prime
and two finish coats.

 

2.2.1.3     Walls, Dry Lining to
Cores, Decoration

 

Emulsion painted, prime
and two finish coats.

 

2.2.1.4     Skirtings

 

Stepped timber 94mm high
(19mm thick) satin finished solid European white ash hardwood to column casings
and cores.

 

2.2.1.5     Glazed
Screen to Level 2 Perimeter
Balconies

 

A glazed screen wall is
formed in 1 5m wide panels at the eastern and western perimeters of Level 2.
Above cill consists of fixed panels of grey, tinted single toughened glass
within grey powder coated aluminum frames with facility for internal blinds
Below cill consists of fixed grey insulated powder coated aluminium spandrel
panels Powder coated inner aluminium panels to perimeter of offices.

 

 

2.2.1.6     Suspended
Ceilings and Ceiling Void Mechanical and Electrical Services

 

2.2.1.6.1   White
colour coated perforated steel panels with sound absorbent bagged mineral wool
backing pads on 1 5m x 1 5m planning grid by How Lindner Ltd. Panels bounded on
all sides by white diffusers and metal trimstrips Centrally located 0.5m x 0.5m
square louvred light fittings by Program Lighting. Galvanised mild steel
channels and support hangers fixed into “Alphalock” metal deck.

 

2.2.1.6.2  For
the installation of all ceiling finishes and ceiling void Mechanical and
Electrical Services, see section 3

 

2.2.2        ATRIUM

 

(See drawings L7249/SKRBA
01B and L7249/SKRBA 02A)

 

2.2.2.1     Floors

 

500mm x 500mm heavy
contract pattern anti-static nylon tufted cut pile carpet tiles. Combination of
velvet and hard twist effect yarns. Pile height 50mm, pile weight l000gm per m2.
Stitch rate 47.2 per 10cm, vinyl backings This is laid onto a fully accessible
raised floor using Takifier or equivalent adhesive. Raised floor, PSA MOB
08-801 medium grade “Concore” panels on “mod 912 cornerlock” pedestals by Tate
Access Floors Ltd to a nominal height of 200mm from concrete structural slab to
top of tile. “Rockwool” cavity barriers.

 

2.2.2.2     Ceilings

 

White and light grey
powder coated ceiling tiles with localised perforations, to central curved
section of rooflight.

 

 

2.2.2.3     Barrel
Vault Rooflight

 

The ceiling and adjacent
spandrel panels to the rooflight are emulsion painted, prime and two finish
coats

 

To the glazed strips
within Central River Building roof light, aluminium faced synthetic adjustable
solar controlled blinds below glazed panels operated by automatic controls,
accessible from floor level 2

 

2.2.2.4     Atrium
Services

 

These are described in
section 3.2.1.4.8.

 

2.2.2.5     Rooflight/Cladding
Cleaning

 

This is achieved by using
ladders and/or demountable platforms from the Atrium floor level

 

2.3          ANCILLARY AREAS

 

2.3.1        FRONT
ENTRANCE

 

(See Drawings L7249/136A
and L7249/137AA)

 

2.3.1.1     External
Arch

 

Pointed arch over in
flamed light grey granite, “Barrocal” and polished dark grey granite “Tarn”
Flank walls in flamed and polished pink granite, “Capao Bonito”, with base in
polished black granite, “Zimbabwe”. Panels to underside of arch in powder
coated aluminium. The paving between screen and pavement edge is granite sets.

 

2.3.1.2     External
Entrance Screens

 

Powder coated aluminium
framing and cladding with clear double glazing Manually operated revolving
doors in clear glass

 

 

2.3.1.3     Floors

 

Polished granite on sand
cement screed. Pattern formed utilising granites in dark grey, “Star Flash”,
light grey, “Bianco Crystal” and black bands in “Nero Assuluto” Dark grey entrance
mat well, with stainless steel trim at perimeter

 

2.3.1.4     Walls

 

Polished dark grey
granite base in “Star Flash” Alternate bands of honed and polished pink granite
in “Rosa Porinho”, Granite panels are demountable, to meet British Rail arch
inspection requirements, and supported off existing brickwork on galvanised
steel frame with polythene gaskets.

 

2.3.1.5     Ceilings

 

Barrel vaulted two coat
white emulsion painted glass reinforced gypsum faced ceiling panels with
waterproof lining at back. Hinged panels for access to brickwork to
comply with British Rail arch inspection requirements. Contains 15%
perforations Supported off brickwork on galvanised steel frame. Sizes of panels
range from approximately 750mm x 1100mm to 1100mm x 1100mm, dependent upon location.
Services and finishes, where exposed to moist conditions, are designed to be
damp resistant.

 

At entrance, stepped
ceiling in white emulsion painted glass reinforced gypsum with waterproof
lining supported off brickwork on galvanised steel frame. Triangulated powder
coated aluminium panels to flanks.

 

Flat ceiling below
balcony offices in two coat white emulsion painted glass reinforced gypsum.
Contains 15% perforations.

 

The existing brickwork
vault is sealed to prevent the ingress of dust into the void between ceiling
panels and brickwork. Ceiling panels have an impermeable membrane to the rear
face which drains any moisture into a gutter running along the springing point
of the vault each side. These gutters are connected via downpipes into trapped
gullies at street slab level.

 

 

2.3.1.6     Lighting

 

Uplighters to walls of
barrel vaults and stepped ceilings Downlighters, tungsten halogen fittings,
recessed into crown of barrel vault ceiling, and flat ceiling below balcony
offices

 

Emergency lighting
facilities are provided to certain luminaires, generally the tungsten halogen
down-lighters to illuminate the general escape routes. Emergency lighting
facilities are also installed to the luminaires immediately outside the main
entrance doors.

 

2.3.1.7     Columns

 

Light grey powder coated
2mm thick aluminium circular encasements on a secondary frame fixed back to
concrete encased steel columns, providing 1 hour fire protection.

 

2.3.1.8     Internal
Doors

 

Satin finished European
white ash crown cut veneered solid core doors set in matching solid wood frames

 

2.3.1.9     Ironmongery

 

Polished stainless steel.

 

2.3.1.10   Balustrades
and Handrails

 

Light grey powder coated
steel flat upright and tubular mid rails with polished stainless steel
handrails

 

2.3.1.11   Staircases
to Mezzanine Office

 

Steel supports to
staircase with polished stainless steel handrail. Granite treads and risers in
light grey granite, “Bianco Crystal” Granite treads incorporate non-slip
inserts.

 

 

2.3.1.12   Mezzanine
Office Level

 

500mm x 500mm heavy
contract pattern anti-static nylon tufted cut pile carpet tiles laid onto the
concrete floor Combination of velvet and hard twist effect yarns to special
colour, pile height 5.0mm. Pile weight l000gm per m2 stitch
rate 47.2 per 10cm Vinyl backing

 

Walls are formed in a
continuation of the alternate bands of polished and honed pink granite to the
same specification as the remainder of the entrance area walls. The rear wall
is plasterboard with an emulsion painted finish.

 

The ceiling is formed
using the same glass reinforced gypsum faced demountable ceiling panels as used
for the remainder of the entrance area ceilings.

 

Suspended uplighters to
River Building mezzanine balcony offices are provided.

 

2.3.1.13   Planting

 

Shrub planting within
containers adjacent to ramps.

 

2.3.1.14   Reception
Desk

 

There is a reception desk
and signage provided to the Entrance area. Provision has been made, beneath the
floors of the entrance for 3 single compartment floor trunkings, so telephones,
small power, security and data services as required, may be installed.

 

2.3.2        LIFT
CARS (L11, 12 AND 13)

 

Notes

 

(a)           The
finishes described below refer to lifts L11, 12, 13 and River Building Atrium
lifts 1 and 2

 

(b)           The
passenger lifts provide a comfortable mode of passenger transportation from one
level to another

 

(c)           The
system provides a good standard of service (as defined in BS5655 Part 6) when
handling the morning up peak of the building

 

 

(d)           All
lifts can be utilised for the occasional movement of goods. The cabs are fitted
with studs to accept protective drapes. One set of protective drapes is
supplied for joint use between the three lifts. The clear door opening width at
all levels is 1100mm, with an additional rear door opening at street and roof
levels of 900mm width.

 

(e)           The
main passenger lifts are rated to carry a payload of 1250kg (equal to 16
persons). The well dimensions are 2600mm wide and 2300mm deep. The headroom is
not less than 4400mm above the highest floor served. The contract speed of the
passenger lifts is not less than 1 6m/s. Only the lift motor room floor is
sealed.

 

(f)            Only
lift L11 serves Basement level. This is a passenger lift but can be used as
Fireman’s lift with override controls and is connected to the stand-by
converter.

 

2.3.2.1     Floors

 

Granite, with pattern
formed in light grey, “Bianco Crystal” dark grey, “Star Flash” and a perimeter
in black, “Nero Assuluto”

 

2.3.2.2     Skirtings

 

Black granite to non-door
sides in 150mm high “Nero Assuluto”

 

2.3.2.3     Walls

 

To non-door sides satin
finished crown cut European white ash veneered board, with square timber framed
mirrored feature panels to match on two sides and full height mirrors to
corners.

 

Polished stainless studs
for drapes.

 

Doors and frames in
polished stainless steel with etched skirting.

 

2.3.2.4     Control
and Indicator Panels

 

Generally stainless steel
with illuminated push buttons. Remote polished stainless steel indicator
console set in wall in dark grey “Star Flash” granite surround.

 

 

2.3.2.5     Handrail

 

To non-door sides 50mm
diameter tubular polished stainless steel

 

2.3.2.6     Ceiling

 

White powder coated steel
in stepped form with integral polycarbonate lenses for lighting.

 

2.3.2.7     Lighting

 

Concealed fluorescent
tubes above ceiling.

 

2.3.2.8     Fire
Access

 

Override controls are
installed on L11 to facilitate fire access.

 

Telephone Intercom is
installed to the lift motor room for each lift.

 

Manual override switch is
also provided in each lift.

 

2 3.3        LIFT
TRAFFIC STUDY CALCULATION

 

See next page.

 

2.3.4        LIFT
LOBBIES ENTRANCE, MEZZANINE, LEVEL ONE, LEVEL TWO AND ROOF

 

(See Drawings L7249/136A,
L7249/137AA, L7249/143AD, L7249/145AD and L7249/146AJ)

 

2.3.4.1     Floors

 

Polished granite on sand
cement screed on built up polystyrene base. Pattern formed utilising granites
in dark grey, “Star Flash”, light grey, “Bianco Crystal” and black bands in “Nero
Assuluto”

 

At roof entrance only mat
well with stainless steel trims at perimeters.

 

 

2.3.4.2     Walls

 

At entrance and mezzanine
levels polished dark grey granite base and architraves in “Star Flash”.
Alternate bands of honed and polished pink granite in “Rosa Porinho”

 

At levels one and two
polished black granite base in “Nero Assuluto”. Bands of honed light grey
granite in “Bianco Crystal” above. Architraves in pink “Rosa Porinho” and dark
grey “Star Flash”

 

At roof only powder
coated aluminium panels to interior walls and double toughened glazed silicone
jointed screen to exterior. Toughened glazed doors to exterior

 

2.3.4.3     Lift
Door and Architraves

 

Polished stainless steel
with etching

 

2.3.4.4     Lift
Console at Entrance Level and Indicators Generally

 

Generally, stainless
steel with illuminated push buttons.

 

2.3.4.5     Suspended
Ceilings

 

White and light grey two
coat emulsion painted glass reinforced gypsum stepped ceiling to lift lobbies.

 

At roof only two coat
emulsion painted plaster boarded flat ceiling with downlighters.

 

2.3 5        CONCOURSE
AT LEVEL ONE AND LEVEL TWO

(GRID REF L8-L10 AND D-E)

 

(See Drawings
L7249/143AD, L7249/145AD, L7149/SK/RBA/01C and L7249/SK/RBA/02A.

 

2.3 5.1     Floors

 

Polished granite on sand
cement screed on built up polystyrene base. Pattern formed utilising granites
in dark grey. “Star Flash”, light grey, “Bianco Crystal” and black bands in “Nero
Assuluto”

 

 

2.3.5.2     Cladding
and Screen to Offices

 

Curtain wall and entrance
doors to offices in light grey and cream powder coated aluminium frames and
panels with single clear toughened glass, with facility for internal blinds.
Blue window frames. Powder coated inner aluminium panels to perimeter of
offices.

 

2.3.5.3     Walls
to Lifts

 

Polished black granite
base in “Nero Assuluto”. Bands of honed light grey granite in “Bianco Crystal”
above. Architraves in pink “Rosa Porinho” and dark grey “Star Flash”

 

2.3.5.4     Ironmongery

 

Polished stainless steel.

 

2.3.5.5     Balustrades
and Handrails to Staircase and Balconies

 

Powder coated or painted
steel light grey balustrades and mid grey handrails. Steel flat upright and
tubular steel mid-rails and handrails.

 

2.3.5.6     Staircase
to River Building Balcony

 

Powder coated tubular
steel vertical and inclined supports with polished light grey granite treads, “Bianco
Crystal”

 

2.3.5.7     Suspended
Ceilings

 

White and light grey
powder coated flat ceiling tiles with localised perforations, with recessed
downlighters to concourse and below balconies. White and light grey emulsion
painted glass reinforced gypsum stepped ceiling to adjacent lift lobbies

 

2.3.6        BASEMENT
WORKSHOPS/STORAGE AREAS AND PLANT ROOMS

 

(See Drawing L7249/135AF)

 

2.3.6.1     Floors

 

Power floated finish to
concrete floors, incorporating 1000 gauge polythene DPM.

 

 

2 3.6.2     Walls

 

Existing brickwork
cleaned and repaired where necessary. New fairfaced brickwork walls in
reclaimed London stocks to arch infills. Fairfaced concrete and fairfaced
blockwork to other areas. No specific damp proofing measures have been adopted.
A water bar is provided at junction between retaining walls and existing
brickwork.

 

2.3.6.3     Columns

 

Steel columns concrete
encased to two hour fire protection.

 

2.3.6.4     Ceiling

 

Fairfaced concrete to
soffits of slabs over

 

2.4          CORE WORKS

 

2.4.1        PREFABRICATED
MALE AND FEMALE TOILETS:

CORES LI, L2, L3 AND L4

 

(See Drawings L7249/143AD
and L7249/145AD)

 

2.4.1.1     Floors

 

Polished pink
reconstructed marble tiles tight jointed to form monolithic finish.
Marghestone, “Grigio Rossa” polished.

 

2.4.1.2     Skirtings

 

150mm high polished black
reconstructed marble to walls. Marghestone, “Nero Ebano”. 150mm high polished
black stove enamelled steel to foot of cubicles.

 

2.4.1.3     Tiled
Walls

 

150mm x 300mm white
marble wall tiles with consistent veining. “Bianco Vanatina”

 

2.4.1.4     Panelled
Walls

 

2.4.1.4.1    Lacquered and buffed mid grey crown cut ash
veneered solid core accessible panels to back of WC’s and below vanity unit.

 

2.4.1.4.2    Clear
silver coloured mirrors with polished arris edges and etched perimeter over
vanity unit. Glued to marine plywood back panel.

 

 

	
   

  	
  2.4.1.4.3

  	
   

  	
  Cubicles

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Lacquered and buffed mid grey crown cut ash veneered
  solid core panel.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  2.4.1.4.4

  	
   

  	
  Doors

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Lacquered and buffed mid grey crown cut ash veneered
  solid core doors set in matching hardwood frames.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  2.4.1.4.5

  	
   

  	
  Ironmongery

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Polished stainless steel. Includes in disabled
  toilets grab and pull rails.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  2.4.1.4.6

  	
   

  	
  Vanity Unit

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Cantilevered dark grey polished granite, “Nero
  Africa”, supported on galvanised steel frame, with rolled edge, upstand,
  coved splashback and cut outs for recessed basins.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  2.4.1.4.7

  	
   

  	
  Ceilings

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  White emulsion painted plasterboard ceiling coved at
  perimeter to form lighting recess. White powder coated sheet diffuser set
  within continuous slot.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  2.4.1.4.8

  	
   

  	
  Sanitary Ware

  

 

	
  Taps

  	
   

  	
  Polished chrome single level basin mixer with pop up
  waste, and soap dispenser bottle trap.

  
	
   

  	
   

  	
   

  
	
  WC

  	
   

  	
  White porcelain wall mounted WC pan with integral
  seat and cover, and concealed cistern.

  
	
   

  	
   

  	
   

  
	
  Urinal

  	
   

  	
  White porcelain wall mounted with concealed cistern
  and chrome trap.

  
	
   

  	
   

  	
   

  
	
  Disabled WC

  	
   

  	
  White porcelain WC pan with integral seat and cover.
  White ceramic hand basin with single level polished chrome tap

  
	
   

  	
   

  	
   

  
	
  Paper Towel Dispenser

  	
   

  	
  Combined towel and bin unit set into wall with front
  panels in mid grey ash veneer and metalwork in polished stainless steel.

  
	
   

  	
   

  	
   

  
	
  Sanitary Towel

  	
   

  	
  In polished stainless steel.

  
	
  Combined Dispenser

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Wash Hand Basin

  	
   

  	
  White porcelain.

  
	
   

  	
   

  	
   

  
	
  Disabled Wash

  	
   

  	
  White porcelain.

  

 

 

	
  Hand Basin.

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Cleaners Sink:

  	
   

  	
  Provided.

  
	
   

  	
   

  	
   

  
	
  Lighting.

  	
   

  	
  Fluorescent perimeter uplighting 12v

  Halogen mini downlighters.

  

 

2.4.2        TOILET
OCCUPANCY FIGURES

 

See next page.

 

 

TABLE
II

RIVER
BUILDING: SCHEDULE OF SANITARY WARE

TOILET
OCCUPANCY FIGURES

 

	
  LEVEL

  	
   

  	
   

  	
   

  	
  WC

  	
   

  	
   

  	
   

  	
  WHB

  	
   

  	
  URINALS

  	
   

  	
  CLEANERS

  	
   

  	
  TOWEL
  DISPENSER

  & BIN UNIT

  	
   

  	
  SANITARY

  TOWEL DISP. &

  BIN UNIT

  	
   

  	
   

  	
   

  	
  POD

  TYPE

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  DISABLED

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  DISABLED

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  DISABLED

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
																																

	
   

  	
   

  	
  M

  	
   

  	
  F

  	
   

  	
  U

  	
   

  	
  F

  	
   

  	
  M

  	
   

  	
  F

  	
   

  	
  U

  	
   

  	
  F

  	
   

  	
   

  	
   

  	
  M

  	
   

  	
  F

  	
   

  	
  M

  	
   

  	
  F

  	
   

  	
  U

  	
   

  	
  F

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  F

  	
   

  	
   

  	
   

  
	
  1

  	
   

  	
  2

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  3

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  K

  	
   

  
	
  2

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  L

  	
   

  
	
  TOTAL

  	
   

  	
  6

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  7

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  3

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
   

  	
   

  
	
  CORE

  	
   

  	
  LI

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  L

  	
   

  
	
  2

  	
   

  	
  2

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  3

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  K

  	
   

  
	
  TOTAL

  	
   

  	
  6

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  7

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  3

  	
   

  	
   

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  CORE

  	
   

  	
  L2 

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1

  	
   

  	
  2 

  	
   

  	
  2 

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  3 

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1 

  	
   

  	
  1

  	
   

  	
  1 

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1 

  	
   

  	
   

  	
   

  	
  K 

  	
   

  
	
  2

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  L

  	
   

  
	
  TOTAL

  	
   

  	
  6

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  7

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  3

  	
   

  	
   

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  CORE

  	
   

  	
  L3

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  L

  	
   

  
	
  2

  	
   

  	
  2

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  3

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1

  	
   

  	
   

  	
   

  	
  K

  	
   

  
	
  TOTAL

  	
   

  	
  6

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  7

  	
   

  	
  4

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
  3

  	
   

  	
   

  	
   

  	
  4

  	
   

  	
  2

  	
   

  	
  1

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  CORE

  	
   

  	
  L4

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

SPECIFICATION
FOR

RIVER BUILDING
CANNON BRIDGE

 

 

2.4.3                       CIRCULATION
AREAS IN OFFICE CORES L1, L2, L3 AND L4

 

(See Drawings
L7249/143AD and L7249/145AD)

 

2.4.3.1                  Walls

 

Dry lining.

 

2.4.3.2                  Walls
in Office Areas

 

Dry lining.

 

2.4.3.3                  Mechanical
and Electrical Services

 

See section 3

 

2.4.3.4                  Doors

 

To toilets
lacquered and buffed mid grey crown cut ash veneered solid core doors set in
matching solid mid grey ash hardwood frames

 

2.4.3.5                  Ironmongery

 

Polished
stainless steel to toilets. Satin aluminium and steel to internal doors

 

2.4.3.6                  Floors

 

500mm x 500mm heavy contract
pattern anti-static nylon tufted cut pile carpet tiles. Combination of velvet
and hard twist effect yarns. Pile height 5.0mm, pile weight 1000gm per m2.
Stitch rate 47.2 per 10cm, vinyl backings. This is laid onto a fully accessible
raised floor using Takifier or equivalent adhesive. Raised floor, PSA MOB
08-801 medium grade “Concore” panels on “mod 912 cornerlock” pedestals by Tate
Access Floors Ltd to height of 200mm from concrete structural slab to top of
tile. “Rockwool” cavity barriers.

 

2.4.3.7                  Walls,
Decoration

 

Emulsion
painted, prime and two finish coats.

 

2.4.3.8                  Skirtings

 

Stepped timber
94mm high (19mm thick) satin finished solid European white ash hardwood to
column casings and cores

 

2.4.3.9                  Suspended
Ceilings and Ceiling Void Mechanical and Electrical Services

 

 

2.4.3.9.1              White
coil coated perforated steel panels with sound absorbent bagged mineral wool
backing pads on 1.5m x 1.5m planning grid by How Lindner Ltd. Panels bounded on
all sides by white diffusers and metal trimstrips, Centrally located 0 5m x 0
5m square louvred light fittings by Program Lighting Galvanised mild steel
channels and support hangers fixed into “Alphalock” metal deck.

 

2.4.3.9.2              For
the installation of all ceiling finishes and ceiling void Mechanical and
Electrical Services, see the Base Plant Specification for details (Section 3.5).

 

2.4.3.10               Doors

 

Half hour fire
resistant satin finished European white ash crown cut veneered solid core doors
set in matching solid white ash frames vision panels in 6mm thick “pyran” fire
resistant glass.

 

2.4.3.11               Ironmongery

 

Polished
stainless steel.

 

2.4.4                       COMMUNICATING
AND FIRE ESCAPE STAIRCASES ABOVE TRANSFER DECK. L1, L2, L3 AND L4

 

2.4.4.1                  Walls

 

Drylining,
emulsion painted.

 

2.4.4.2                  Ceilings

 

Drylining to
underside of steel staircases and the underside of concrete staircases,
emulsion painted.

 

2.4.4.3                  Stairs

 

Steel
staircases. Broadloom carpet: 80/20 wool nylon mix, twist pile to risers,
treads and landings.

 

2.4.4.4                  Balustrading

 

Polyester
powder coated finish, light grey balustrades and mid grey handrails. Flat steel
uprights with tubular midrails and handrails.

 

 

2.4.4.5                  Doors

 

Half hour fire
resistant doors, Satin finished European white ash crown cut veneered solid
core doors set in matching solid white ash frames, vision panels in 6mm thick “pyran”
fire resistant glass.

 

2.4.4.6                  Ironmongery

 

Polished
stainless steel.

 

2.4.5                       COMMUNICATING
AND FIRE ESCAPE STAIRCASES BELOW TRANSFER DECK. L1, L2, L3 AND L4

 

2.4.5.1                  Walls

 

Dry lining,
emulsion painted.

 

2.4.5.2                  Ceilings

 

Drylining to
underside of steel staircases. Paint finish to soffits of stairs above.

 

2.4.5.3                  Floors

 

Reinforced
concrete slabs.

 

2.4.5.4                  Stairs

 

Steel
staircases.

 

2.4.5.5                  Balustrading

 

Polyester
powder coated finish, light grey balustrades and mid grey handrails. Flat steel
uprights with tubular midrails and handrails.

 

2.4.5.6                  Doors

 

Half hour fire
resistant timber solid core doors with softwood frames, painted.

 

2.4.5.7                  Ironmongery

 

Satin
aluminium and steel.

 

 

2.4.6                       RISER
SHAFTS IN CORES L1, L2, L3 AND L4

 

2.4.6.1                  Below
transfer deck level riser shafts are constructed using reinforced concrete,
blockwork or dry lining.

 

2.4.6.2                  Above
transfer deck the riser shafts are constructed in dry lining

 

2.4.7                       ELECTRICAL
SERVICES IN CORES L1, L2, L3 AND L4

 

2.4.7.1                  Lighting

 

Core L1, L2,
L3 and L4 stair lighting is designed to provide lighting, locally switched
between levels. During mains failure the stairs will be illuminated via the
fire escape lighting battery inverter unit.

 

Core L1, L2,
L3 and L4 lobbies have recessed luminaires, 2 way switched between the office
and stair entrance doors. During mains failure a reduced level of escape
lighting is provided, served by the escape lighting battery inverter unit.

 

Core L1, L2,
L3 and L4 service riser rooms have surface luminaires locally switched. During
mains failure a reduced level of escape lighting is provided, via the escape
lighting battery inverter unit.

 

A supply for
offices areas is provided up to the and including distribution panels. This is
sufficient to enable lighting levels to comply with recommendations in the
CIBSE lighting code. To allow for the use of VDU screens, the illuminance in
the office areas are designed for an average of 500 lux, utilising fully
recessed low brightness luminaires with VDU type reflectors to CIBSE LC3
Category 2

 

2.4.7.2                  Small
Power

 

Core L1, L2,
L3 and L4 landings and lobbies are provided with 13 amp socket outlets for
small power requirements

 

2.4.7.3                  Fire
Alarms

 

Core L1, L2
and L4 Level One and Level Two lobbies, are provided with fire alarm smoke
detectors, and junction boxes for connection of toilet pod fire alarm sounders.

 

 

2.4.8                       FIRE
ESCAPE STAIRCASES IN EAST AND WEST TOWERS BELOW TRANSFER DECK

 

2.4.8.1                  Floors

 

Reinforced
concrete staircases and landings. Studded rubber to treads, risers and landings
of the stairs.

 

2.4.8.2                  Walls

 

Fairfaced
brickwork of internal walls of towers.

 

2.4.8.3                  Ceilings

 

Concrete
soffits of stairs above. Paint finish to the soffits of the stairs.

 

2.4.8.4                  Handrails

 

Polyester
powder coated handrails.

 

2.4.8.5                  Electrical
Services

 

Lighting is by
fluorescent luminaires. Nominal small power is provided for cleaning.

 

2.4.9                       COMMUNICATION
AND FIRE ESCAPE STAIRCASE CORE L5

 

2.4.9.1                  Walls

 

Below level 7
100 A.O.D., walls are fairfaced blockwork and fairfaced brickwork in reclaimed
London stocks to arch walls.

 

From level
7.100 A.O.D up to Level Two, dry lining. Emulsion painted off white. All
handrails polyester powder coated.

 

2.4.9.2                  Staircases

 

Below level 7
100  A.O.D reinforced concrete forming
floors and staircases.

 

From level 7
100 A.O. D to Level Two, steel staircases. Rubber to treads, risers and
landings up to Transfer Deck Level.

 

 

2 4
9.3                  Ceilings

 

Dry lining to
underside of steel staircases and the underside of concrete staircases,
emulsion painted.

 

2.4.9.4                  Heating

 

The staircase
to Core L5 is heated by steel panel radiators. Each radiator is fitted with a
thermostatic radiator valve on the flow and a lockshield valve on the return.

 

2.4.9.5                  Lighting

 

Core L5 stair
lighting is designed to provide lighting, locally switched between levels
During mains failure the stairs are illuminated by the escape lighting battery
inverter unit.

 

The lobby has
recessed luminaires, 2 way switched between the office and stair entrance
doors. During mains failure a reduced level of escape lighting is provided,
served by escape lighting batter inverter unit.

 

Service riser
rooms have surface luminaires locally switched. During mains failure a reduced
level of escape lighting is provided, served by the escape lighting batter inverter
unit.

 

2.4.9.6                  Fire
Alarms

 

Core L5 is
provided with fire alarm and smoke detectors.

 

2.4.10                    Toilet
- Street Level

 

(See drawing
L7249/136A) To be in accordance with all relevant sections of section 2.4

 

 

2.5                  GENERAL
INFORMATION

 

2.5.1               Codes
of Practice/Recommendations

 

Works in
connection with the Development are specified to comply with the appropriate
British Standards and Codes of Practice. Lifts and hoisting equipment satisfy
normal insurance requirements.

 

Services are
designed and installed to local and supply authority requirements.

 

Both CIBSE and
COSHH recommendations have also been followed.

 

2.5.2               Occupancy
Figures

 

Means of
Escape - 5 staircases of 1300mm width each, accommodate 1240 persons
(discounting one staircase) (From Table 4 BS5588, Part 3 -1983)

 

The following
population data was used to establish sanitary accommodation and associated
plumbing services.

 

River Building    1,170

 

2.5.3               Train
Induced Structure-Borne Noise

 

There are no
specific measures included within the design of the area covered by Section 2.3
of this Specification regarding the control of train induced structure-borne
noise.

 

3.0          SERVICES

 

3.1                 INTRODUCTION

 

3.1.1               The
mechanical and electrical services serving the Demised Premises achieve the
Design Criteria and are (subject to section 3.1.2.2 following) in
accordance with the details set out in section 3.3.

 

3.1.2.1            Subject
to section 3 1.2.2 following, to the extent that any plant, machinery and
reticulation is not necessary to achieve the Design Criteria and is not
specified in this Specification (disregarding section 3.4) it is to be
stripped out by the Tenant prior to the Tenant yielding up (and all finishes
made good in accordance with this specification) and to be assumed not to be in
or serving the Demised Premises for the purposes of rent review.

 

 

3.1.2.2                  The
table at section 3.4 provides a list of plant and machinery in the Demised
Premises as at March 1998. To the extent that this plant and machinery is
stated in that table as not being “Required for the Base Build” it is agreed
that those items of plant and machinery (together with associated plant,
machinery and reticulation) are to be removed by the Tenant prior to the Tenant
yielding up subject to the following and to be assumed not to be in or serving
the Demised Premises for the purposes of rent review. However, if it is also
stated in that table that the item “May Be Retained” then the Tenant shall
not be obliged to remove that item of plant and machinery (together with
associated reticulation) prior to the Tenant yielding up but may remove it
if it wishes to do so (provided that if it does so it also removes all
redundant associated reticulation). For the avoidance of doubt

 

(a)           if
an item of plant and machinery is not stated as “Required for the Base Build”
in the table at section 3.4 there shall be no obligation on the Tenant to
provide or retain that prior to the Tenant yielding up.

 

and

 

(b)           even
if the item of plant or machinery is stated as being an item that “May Be
Retained” it shall be assumed for the purposes of rent review that that item of
plant and machinery is not in or serving the Demised Premises.

 

3.1.3               Save
where indicated by this Specification (if at all) plant and machinery is not
located so as to reduce the Net Lettable Area of the Demised Premises so far as
it is reasonably practical (taking into account cost as well as technical
considerations and market practice) to locate it elsewhere.

 

3.1.4               For
the avoidance of doubt the Design Criteria do not need to be achieved by the
specific plant and machinery detailed in section 3.4 but rather may be
provided by alternative plant and machinery (so long as it achieves the Design
Criteria and accords with section 3.3).

 

3.1.5               For
the avoidance of doubt the reference in paragraph 1 of the Fourth Schedule in
the definition of “Completed Premises” to the “Specification” shall be
construed to exclude reference to specific items of plant and machinery
identified in section 3.4 of this Specification.

 

3.2                 DESIGN
CRITERIA

 

Environmental
criteria have been selected for ten hour daytime building operation between the
hours of 0800 and 1800. Plant and systems have been sized to enable the
following internal environmental criteria to be met.

 

 

	
  3.2.1

  	
   

  	
  External
  Environment:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  °C

  	
   

  	
  Summer

  	
   

  	
  Winter

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Dry Bulb

  	
   

  	
   

  	
   

  	
  28

  	
   

  	
  -4

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Wet Bulb

  	
   

  	
   

  	
   

  	
  20

  	
   

  	
  -4

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Allowance has been for lower temperatures
  of –1°C for overnight air in loads for extended operation (in dealing etc)

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Rainfall Intensity 75mm/hr

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.2.2

  	
   

  	
  Internal
  Environment:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  °C

  	
   

  	
  Summer

  	
   

  	
  Winter

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Offices

  	
   

  	
   

  	
   

  	
  22 (i)

  	
   

  	
  20 (i)

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Toilet Areas

  	
   

  	
   

  	
   

  	
  —

  	
   

  	
  18 min

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Concourse

  	
   

  	
   

  	
   

  	
  24 (i)

  	
   

  	
  18 (ii)

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Plant Areas

  	
   

  	
   

  	
   

  	
  —

  	
   

  	
  10(iii)

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Stair Shafts

  	
   

  	
   

  	
   

  	
  —

  	
   

  	
  18 min

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Escape Routes

  	
   

  	
   

  	
   

  	
  —

  	
   

  	
  10 min

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Note i.

  	
  Office areas are subject to ± 2°C
  tolerance.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Note ii

  	
  Other areas are subject to greater
  tolerance i.e. car park area.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Note iii

  	
  Summer
  temperatures for areas not listed are subject to ambient conditions. See also
  section 3.2.8

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Note iv.

  	
  Atrium criteria see section 3.2.10

  
											

 

 

3.2.3                       Relative
Humidity

 

Office
humidification is provided in the winter period and it is controlled at 40%RH
-/+ 5%, based upon an ambient condition of–4oC Dry Bulb and –4°C Wet
Bulb.

 

Other areas              (subject
to ambient conditions)

 

Note.
Sufficient space is available within the transfer deck plantrooms to enable the
tenant to introduce humidity control.

 

3.2.4                       Plant
Noise Levels NR

 

3.2.1.4.1                           Internal

 

	
  General
  Office Areas

   

  Dealer Areas

   

  Atrium

   

  Toilets

  	
  NR 37 (at
  80% maximum design volume)

   

  NR 37 (at
  100% maximum design volume)

   

  NR 45 (at
  100% maximum design volume)

   

  NR 40

  

 

The above are
criteria subject to design tolerance of +1, -3 NR at the stated design
condition. The octave band is not expected to be peaky, or exhibit a
difference greater than 10NR over the adjacent octave band.

 

3.2.1.4.2              External

 

The following
limit applies during plant operation and functioning of the building.

 

(i)          Daytime
limits (0700 -1900 hours)

 

 

	
  Ground Level
  Plantrooms

  	
  65dB(A) at
  3m from the facade of Cannon Street Station where facing onto, or within 10m
  of Upper Thames Street.

   

  52dB(A) at
  3m from any other facade of Cannon Street Station.

  

 

 

	
  Roof Level
  and Transfer Deck Plantrooms

  	
  60dB(A) at
  10m from the facade of Cannon Street Station, where facing onto, or within
  10m of Upper Thames Street, and of the nearest walkway or seat on the garden
  at a height of 1.2m.

   

  52dB(A) at
  10m from any other facade of Cannon Street Station.

  

 

(ii)         Night
Time Limits (1900 - 0700 hours)

 

	
  Ground Level
  Plantrooms

   

   

   

   

  Roof Level
  and Transfer Deck Plantrooms

  	
  55dB(A) at
  3m from the facade of Cannon Street Station where facing onto, or within 10m
  of Upper Thames Street.

   

  46dB(A) at
  3m from any facade of Cannon Street Station.

   

   

  46dB(A) at
  10m from any facade of Cannon Street Station.

  

 

(iii)        For
emergency equipment such as standby generators, the above limits, defined in (i) and
(ii), are increased by 5dB(A).

 

3.2.5               Lighting
Levels LUX

 

	
  Office areas

  	
   

  	
  500 average

  
	
  Plaza and Entrance areas

  	
   

  	
  200 average

  
	
  Escalators

  	
   

  	
  150 average

  
	
  Toilets

  	
   

  	
  100 average

  
	
  Circulation areas

  	
   

  	
  100-300 average, with feature lighting

  
	
  Plant areas

  	
   

  	
  150 average

  
	
  Car Park

  	
   

  	
  20 average

  
	
  Platforms

  	
   

  	
  150 average

  

 

Note In office
areas Air Handling luminaires are recessed modular, ballast standard switch
start, glare controlled, specular with low iridescence feature and a cut off
angle lower than 55° See also item 3.5.9

 

See Sections
2.2, 2.3 and 2.4 for description of lummaire types for different areas.

 

 

3.2.6               Occupancy
Levels – m2/person

 

	
  Level Two

  	
   

  	
  10

  
	
  Level One -    *   Dealer
  Room Areas

  	
   

  	
  8

  

 

* Based on 5m2 per
dealer with a 60% utilisation of the net floor area.

 

Note: The
following population data has been used to establish sanitary accommodation and
associated plumbing services.

 

	
  River Building

  	
   

  	
  1,170

  

 

3.2.7               Heat
Gains

 

The air
conditioning systems are designed to facilitate the following heat gains in
Watts/ metre squared.

 

	
  Standard Office Option:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Sensible

  	
   

  	
  Latent

  	
   

  	
   

  	
   

  
	
  Occupancy

  	
   

  	
  9

  	
   

  	
  5

  	
   

  	
  W/m2

  	
   

  
	
  Small Power

  	
   

  	
  30

  	
   

  	
   

  	
   

  	
  W/m2

  	
   

  
	
  Lighting

  	
   

  	
  16

  	
   

  	
   

  	
   

  	
  W/m2

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Dealing Office Option:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Sensible

  	
   

  	
  Latent

  	
   

  	
   

  	
   

  
	
  Occupancy

  	
   

  	
  11

  	
   

  	
  6

  	
   

  	
  W/m2

  	
   

  
	
  Small Power

  	
   

  	
  75

  	
   

  	
   

  	
   

  	
  W/m2

  	
   

  
	
  Lighting

  	
   

  	
  16

  	
   

  	
   

  	
   

  	
  W/m2

  	
   

  

 

Note the following
-

 

(i)          Occupancy
heat gains are based upon criteria of 1 person per 10m2 for
Standard Office and 1 person per 8m2 for Dealer Room option
based upon 5m2 per dealer with 60% utilisation of floor area.

 

(ii)         Air
Conditioning to Office Areas Level One and Level Two.

 

In the air
conditioning design it is assumed that the internally generated heat gains from
the equipment connected to the small power distribution amounts to 30 W/m2 spread
uniformly over the whole standard office area.

 

 

(iii)        Level
One - Potential for Upgrading Cooling Duty

 

Level One has
a higher ceiling level, this allows a greater air column and therefore cooling
load. Also, there is limited glass area and solar gain along the perimeters.
Because of the higher ceiling level and consequential increased headroom it
is assumed that Level One would be the preferred location for any dealer rooms,
and therefore increased provision for additional cooling is provided for this
area.

 

It is
anticipated that a Tenant may wish to add further equipment to the office
areas over 30 W/m2. In this event the Tenant will be able to provide
additional fan coil units in the ceiling voids with additional diffusers
installed within the 1500mm ceiling grid. Note dummy removable ceiling panels
are provided at each 1500mm grid line east to west direction.

 

To facilitate
this requirement chilled water pipe risers are provided in each core L1 to L4,
terminated within the false ceiling void. These risers are sized to deliver
chilled water to meet the additional cooling demands of up to 110 W/m2 spread
uniformly across the whole area, giving a total of 140 W/m2 for
Level One.

 

(iv)        Level
Two.   Potential for upgrading cooling duty, in the air conditioning
design it is assumed that the internally generated heat gains from the
equipment connected to the small power distribution would be similar to Level
One i.e. 30W/m2, spread uniformly across the whole area. It is
anticipated that a tenant will be able to provide additional fan coil units
installed in the ceiling void as described for Level One above. To facilitate
this requirement chilled water pipe risers are provided in each core L1 to L4,
terminated within the false ceiling void. These risers are sized to deliver
chilled water to meet the additional cooling demands of 45W/m2 uniformly
over the whole area, giving a total of 75W/m2 for Level Two.

 

(v)         The
design for the general lighting installed in office areas results in a heat
emission, which averages 16W/m2 spread uniformly over the whole
area on Level One and Level Two

 

(vi)        Air
handling plant is located within the structural transfer deck plantrooms
immediately below Level One providing primary fresh air via vertical risers to
the occupied zones, primary air is distributed by means of sheet metal ducts
within the ceiling voids.

 

(vii)       Space
is allocated for additional chillers and dry coolers. See Chilled Water
Installation description item 3.3.2

 

 

3.2.8                       Ventilation

 

	
  Offices

  	
   

  	
  1.3 ltr/s per m2

  	
   

  	
  Fresh air ventilation rate.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Toilets

  	
   

  	
  8 Air changes per hour

  	
   

  	
  Full fresh air 80% supply to toilet, 20% to
  lobby

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Car Park

  	
   

  	
  6 Air changes per hour

  	
   

  	
  Extract only - naturally ventilated via
  smoke exhausts.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Boiler Plantroom

  	
   

  	
  Limit to 10°C rise above summer ambient

  	
   

  	
  To include combustion air. (Approximately
  30 air changes per hour)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Generator Plantrooms

  	
   

  	
  Limit to 15°C rise summer ambient

  	
   

  	
  Note For River Building an all air system
  is utilised.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Chiller Plantrooms

  	
   

  	
  Limit to 10°C rise above summer ambient

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Electrical Switchrooms and BT, Mercury

  	
   

  	
  Limit internal temperature to 10°C above
  summer ambient

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Transformer Rooms

  	
   

  	
  Limit to 10°C rise above summer ambient

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Tank Rooms

  	
   

  	
  -

  	
   

  	
  Natural vent.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Meter Rooms

  	
   

  	
  -

  	
   

  	
  Natural vent.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Service Riser Shafts

  	
   

  	
  Minimise internal temperature rise in
  accordance with DS requirements and Building Regs.

  	
   

  	
  Shaft L6 assumed as ventilated naturally
  top and bottom using stack effect to minimise temp rise due to flue casings.

  

 

 

	
  Air Handling Plantrooms

  	
   

  	
  Limit to 10°C rise above summer ambient

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Lift Motor Rooms

  	
   

  	
  Limit to 10°C rise above summer ambient

  	
   

  	
   

  

 

3.2.9               Infiltration

 

1⁄2 Air change
perimeter office areas.

 

1⁄4 air change
internal office areas.

 

2 air changes
entrance areas.

 

1⁄2 air change basement plant areas.

 

1 air change
roof plant areas.

 

Note the
following: -

 

(i)           Local
heating and cooling to reception areas is provided from ceiling mounted fan
coil units recirculating air

 

(ii)          Air
is mechanically supplied and extracted from all toilets. There is no
ventilation to the River Building escape routes, all in accordance with Local
Authority requirements and approved by the District Surveyor

 

(iii)         Supply
plant is located within the transfer deck with local extract units within core
areas discharging to common roof cowls or louvres

 

(iv)        Natural
and mechanical ventilation as appropriate is provided to all plant rooms,
together with heat emitters (some electric) served from the heating
distribution system.

 

(v)         In
the basement car park duplicate fans are provided, all in accordance with the
Local Authority requirements

 

 

3.2.10             Atrium
Services

 

The design
conditions are: -

 

Summer              -               24°c

Winter                -               18°c

 

All smoke
extract systems are designed in accordance with District Surveyor’s
requirements and fire alarm.

 

The lighting
in this area is designed to provide illumination levels as listed in 3.2.5

 

3.3                 BASE
PLANT

 

The following
primary base plant are provided in the areas edged blue or hatched blue on
drawings L7249/135AF, L7249/136A, L7249/137AA, L7249/140AD and L7249/146AJ

 

3.3.1               WATER
HEATING INSTALLATION

 

Consist of the
following: -

 

(a)       Central
Boiler Plant and Primary LTHW Distribution.

 

(b)      Hot
Water Secondary Distribution LTHW Constant Temperature: Air Handling Plant.

 

(c)       Hot
Water Secondary Distribution LTHW Variable Temperature: Perimeter Heating.

 

(d)      Hot
Water Secondary Distribution LTHW Constant Temperature: Fan Coil Units.

 

 

(a)           Central
Boiler Plant and Primary LTHW

 

1.             Design
Objectives

 

Distributes
primary low temperature hot water from the central boilers to the secondary
circuit.

 

2.             System
Description

 

The system
comprises boilers producing LTHW at 85°C flow and 68°C return and a LTHW
primary circuit. Boiler Plant is located at street level plant area with a flue
dilution system discharging at high level street.

 

3.             Boilers

 

Three self
contained cast iron sectional boiler units are installed at street level plant
area, each with modulating burner, control panel and flue discharge to common
flue dilution system. A duplicate gas booster set is installed to serve the
burners. One booster to act as run, one as standby

 

(b)           Hot
Water Secondary Distribution LTHW Constant Temperature – Air Handling Plant
Circuit

 

1.             Design
Objectives

 

Provides a
heat supply to air conditioning plant for toilets and offices and other areas.

 

 

2.             System
Description

 

The system comprises LTHW heating distribution
pipework pumps, valve, strainers, etc. to supply water to plant located within
the Structural Transfer Deck Plantroom.

 

(c)           Hot
Water Secondary Distribution - LTHW Variable Temperature - Perimeter Heating
Circuit

 

1.             Design
Objectives

 

Provides a heat supply to roof zones and perimeter
zones within occupied areas and radiators to escape routes.

 

2.             System
Description

 

The system comprises of LTHW heating distribution
pipework, pumps, valves, etc to supply water to all perimeter heating elements
as necessary and the radiators to staircases and escape staircases and the
curtain walling to offset fabric losses

 

The perimeter heating system installed within the
system comprises heating elements constructed from copper tube mechanically
expanded into aluminium fins to ensure positive contact. Baffles are provided
to prevent short circuiting between the element and the casing. In addition to
the above, in front of the flank wall windows, custom made free standing
radiators are provided to suit the architect’s design intent.

 

(d)           Hot
Water Secondary Distribution - LTHW Constant Temperature - Fan Coil Units

 

1.             Design
Objectives

 

Provides a heat supply to air conditioning plant, Fan
Coils etc. within occupied zones, separate from the system supplying main plant
areas.

 

 

2.                                      System
Description

 

The system comprises LTHW heating distribution
pipework pumps, valves, etc. to supply heated water to all 4 pipe fan coil
units installed within ceiling voids on level 1 and 2. The system also supplies
heated water to fan coil units in the entrance area.

 

Note:

 

The standard means of providing air conditioning to
the office spaces on Level One and Level Two and to entrance areas of the River
Building is by means of 4 pipe fan coil units. These, together with all
associated ducts, pipes, diffusers, grilles, cables, drains, valves, controls
and ancillary fittings are fitted within the ceiling voids. The units are
concealed and fully integrated into the ceiling design/finishes.

 

The installation density of the fan coil units is
sufficient to provide uniformly distributed air conditioning to the areas they
serve.

 

The units are installed in a uniform grid pattern in
accordance with good practice.

 

The control sensors for the fan coil units are
situated in such a way as to avoid any control conflicts with neighbouring
units within the same zone or in adjacent zones.

 

3.3.2                     CHILLED
WATER INSTALLATION

 

Consists of the following -

 

(a)                                 Central
Refrigeration Plant and Primary Chilled Water Distribution.

 

(b)                                 Chilled
Water Secondary Distribution Air Handling Plant.

 

(c)                                  Chilled
Water Secondary Distribution Fan Coil Units.

 

(d)                                 Chilled
Water Secondary Distribution Terminals (Future).

 

(e)                                  Heat
Rejection Plant and Condenser Circuit.

 

 

(a)                                 Central
Refrigeration Plant and Primary Chilled Water Distribution

 

1.                                      Design
Objectives

 

Provides chilled water for the building air
conditioning based on office equipment power intensities of 30W/m2
and environmental conditions as listed under Design Criteria.

 

Provides chilled water to main air handling plant and
to offices secondary circuits for local cooling. Provides inbuilt capacity and
plant space for future growth in cooling loads due to increased office
equipment and power intensities.

 

Chilled water temperature is 6°C flow and 12°C return.

 

2.                                      System
Description

 

The system comprises chillers and associated pipework,
all at street level plant areas. Primary and secondary pumps are located at
basement level plant areas. To cater for future expansion/ tenant’s additional
cooling requirements, space is available for additional central chilling plant.

 

3.                                      Central
Chillers

 

Three machines are provided of the rotary screw
compressor variety connected in parallel and such that each machine may be shut
down/taken out of circuit. The machines are mounted at street level plant area.

 

4.                                      Distribution

 

All chilled water distribution pipework leaves the
street level plantroom and runs into a pre-determined pipe zone located in the
cab ramp below the central platform to risers where it rises up through the BR
platforms into the Structural Transfer Deck plantrooms. Distribution in the
building risers runs in the Transfer Deck to points below each Core L1 to L5
where it rises to each level.

 

 

(b)                                 Chilled
Water Secondary Distribution - Air Handling Plant

 

1.                                      Design
Objectives

 

Provides a controlled chilled water supply from
Central Refrigeration Plant to the Air Conditioning Plant.

 

2.                                      System
Description

 

Chilled water is distributed via risers as described
in cores L1 to L5. Chilled water is supplied to all cooler batteries in air
handling plant.

 

(c)                                  Chilled
Water Secondary Distribution - Fan Coil Units

 

1.                                      Design
Objectives

 

Provides a controlled chilled water supply from the
Central Refrigeration Plant to the 4 pipe fan coil units within ceiling voids
on Level One, Level Two and the entrance area.

 

2.                                      System
Description

 

Chilled water is distributed via a number of risers
through the BR platforms to riser cores around the perimeter of the building
(cores L1 to L5). Chilled water is supplied to fan coils units at 6°C flow and
13°C return.

 

(See also section 3.3.l(b) clause 2 Note)

 

(d)                                 Chilled
Water Secondary Distribution Terminals - Future

 

1.                                      Design
Parameters

 

Provides a controlled chilled water supply for future
use to terminal fan coil units for high load areas under future additional
requirements.

 

2.                                      System
Description

 

Caters for anticipated tenant future requirements a
separate secondary chilled water distribution system is provided. The
distribution pipework is capped at each level of each riser and within the street
level plantroom.

 

 

(e)                                  Heat
Rejection Plant and Condenser Circuit

 

1.                                      Design
Objectives

 

Provides heat rejection capacity for the Central
Chilling Plant based on office equipment power intensities of 30W/m2
and environmental conditions as listed under Design Criteria.

 

2.                                      System
Description

 

Heat rejection plant and the condenser water circuit
comprises closed circuit air cooled water cooling units, pumps, make
up/pressurisation unit, dosing set and associated pipework and pumps, etc.

 

Closed circuit air cooled water cooling units are
installed located at roof level.

 

To cater for future expansion/tenant’s additional
cooling requirements, space has been allocated for additional two air cooled
water cooling units of a similar size to those installed by the Landlord.

 

3.                                      Distribution

 

Condenser pipework leaves the street level plantroom
and runs in a pre-determined pipe zone located in the cab ramp below the
Central platform to a riser position between BR platforms to roof level.
Additional pipework is installed, capped at roof level and at street level
plantrooms.

 

3.3.3                     ELECTRICAL
SERVICES

 

The LEB initially provided one high voltage, 11 KV
service. Additional space is provided for an extra HV service to the building
when required.

 

One transformer (2,000 kVA) is provided and located in
the basement. Additional space is provided for an extra transformer for the
building.

 

Transformers, remote from the main high voltage
circuit breakers, are provided with means of isolation for maintenance
purposes.

 

 

Cubicle type switchboards are provided in the building
for the distribution of and protection of electrical services, with facilities
for automatic load shedding in the event of mains failure. Space is provided
within the switchrooms for tenants to install additional switchgear to service
enhanced power requirements above the maximum allowed small power loading.

 

Distribution of power supplies is divided between
office and core areas. Core supplies are for small power and lighting in all
the main circulation routes, mechanical 
services plant,  lifts, fire and
emergency lighting, security equipment.

 

Primary distribution for office areas is provided by a
system of busbar risers and distribution panels that cater for office lighting,
small power requirements and for tenant’s fitting out. Space is provided in
designated areas for future tenant’s specialist power distribution
requirements.

 

Facilities are provided on the tenant’s supplies for
sub-metering by the Landlord.

 

3.3.4                     FIRE
SERVICES

 

Provision is made for fire alarm and detection systems
fitted by tenants to be interlinked with the main building fire alarm system.

 

On each floor in cores L1 and L4. An interface
unit/units is installed so that the tenant can connect their fire alarm system
to the main building system via the addressable data bus.

 

The Fire Alarm System is installed in accordance with
the following design parameters.

 

	
  BS5839

  	
   

  	
  Fire Detection
  and Alarm Systems for Buildings

  
	
   

  	
   

  	
   

  
	
  Part 1 1989

  	
   

  	
  Code of Practice
  for System Design Installation and Servicing

  
	
   

  	
   

  	
   

  
	
  Part 2 1983

  	
   

  	
  Specification
  for Manual Call Points for Electrical Fire Alarm Systems.

  
	
   

  	
   

  	
   

  
	
  Part 4 1989

  	
   

  	
  Specification
  for Control Equipment and Indicating Equipment.

  

 

 

District Surveyor’s requirements as follows:-

 

(i)                                     Service
shafts in the transfer deck.

 

Alarms sound within service shafts

 

Call points adjacent to exits.

 

Smoke detection satisfies BS5839

 

(ii)                                  Basement
Car Park

 

All electrical apparatus installed within 1200mm above
floor level is of a type suitable for use in a potentially explosive atmosphere
(apparatus Group IIa) Zone 2 areas in accordance with BS5345

 

Upon operation of the River Building Fire Alarm a
repeat alarm signal is sent to the Atrium Building, British Rail and the
Building Management System.

 

Upon operation of the River Building Fire Alarm
sounder, all the input fans are stopped and extract fans run at full speed. In
addition to the above the chiller equipment is switched off. Automatically
smoke vents in the rooflights are operated from a fireman’s switch on the Main
Fire Alarm Panel.

 

A small independent fully automatic alternate wet/dry
system in accordance with the FOC 29th Rules, BS5306 Part 2 Group II ordinary
hazard to the satisfaction of the Local Authority District Surveyor and Fire
Officer. The systems services the car park area, plantrooms, switchrooms etc.

 

Upon operation of the River Building Fire Alarm the
electrically activated sprinkler heads, outside doors of relevant rooms, are
operated.

 

A fully automatic hose reel system is provided to all
areas as a first aid fire fighting facility

 

Dry riser installations are provided adjacent to fire
escape stairways, as required by the local Fire Brigade. There are four dry
risers to the River Building.

 

 

Upon operation of the River Building Fire Alarm, the Firemans
lift (Core L5) returns to street level.

 

3.3.5                     STANDBY
POWER GENERATION

 

Standby power generation to the River Building is
provided by one low voltage fully automatic mains failure diesel engine
generating set located within the street level plant area and serves Landlord’s
statutory services.

 

The standby generator is rated for a standby duty of
920kVA (736 kW at 0 8 pf) continuous rating.

 

Space is available at street plant level to enable the
provision of an additional generator by tenant to serve their own requirements.
The operational infrastructure, including flues, for the total arrangement is
provided. Space is allowed in the River Building for installation of an
additional 920kVA generator.

 

Fuel Oil Storage/Distribution

 

Oil storage is designed to give maximum of 48 hours
running maximum power for two generators. The fuel air system comprises an oil
tank, oil transfer pumps, oil distribution pipework and automatic control
system all in accordance with BS799 Part 5 and BS5410. Part 2 Codes of
Practice. The oil is stored in accordance with BS2869 Part 1 - Class Al. The
fuel oil storage tank holds 21,300 litres of fuel oil.

 

3.3.6                     TENANT’S
SMALL POWER

 

For general offices, a supply sufficient for an
electrical outlet system for small power capable of providing a maximum of
30W/m2, is provided up to the local distribution panels at all
levels in cores L1 to L5. This capacity can be increased by additional supplies
within the areas designated for tenants’ specialist power distribution.

 

 

3.3.7                     LIGHTING

 

Lighting for office areas is provided and is
sufficient to enable lighting levels to comply with recommendations in the
CIBSE lighting code. To allow for the use of VDU screens, the illuminance in
the office areas is designed for an average of 500 lux, utilising fully
recessed low brightness luminaries with VDU type reflectors to CIBSE LC3
Category 2.

 

Emergency safety lighting is provided on designated
escape routes and within all occupied areas of the building  The equipment is of the central battery type,
but with the control system arranged to respond locally to mains power loss in
each area. The batteries are located within street level and basement plant
areas.

 

3.3.8                     SECURITY

 

A security monitoring and alarm system for the
building is provided. Closed circuit television coverage is provided to the
entrance areas of the development and certain external areas.

 

3.3.9                     BUILDING
MANAGEMENT SYSTEM

 

A building monitoring system designed and installed by
Concord Controls Ltd utilising Trend Direct Digital Control Systems, is
provided to monitor and, where necessary, controls the Central Building
Services within the building. This system is also used to monitor the tenant
electrical supply metering and produce the necessary information for the
production of energy bills.

 

3.3.10              TELECOMMUNICATIONS

 

The Building is provided with intake spaces for
British Telecom and Mercury Communications Ltd. Cableways are provided for
internal distribution of such cables. For British Telecom, six ducts are
provided entering the building, and for Mercury Communications Ltd, four ducts
are provided. Within the Cores L2 and L4 450mm cable tray risers are provided
with additional provisions for future cable tray risers in Cores L1 and L3. All
cores can be linked together at transfer deck plantroom level. Two 450mm wide
cable trays, one for each telecommunications service are provided from the Main
Distribution Frame Rooms, rising through the station platform areas to the
riser cores

 

 

3.3.11              GENERAL
INFORMATION

 

Commissioning

 

(a)                                 Mechanical
Services and Public Health Services

 

Systems are commissioned to comply with CIBSE
Commissioning Codes and manufacturers detailed procedures where appropriate.

 

(b)                                 Electrical
Services and Equipment

 

Are commissioned in accordance with recommendations
laid down in the I.E.E. Regulations and relevant British Standards where
appropriate.

 

Flushing and Cleaning Pipework Systems

 

(a)                                 Flushing
velocities are designed to meet or exceed system operating velocities. All
pipework chemically cleaned in order to prevent corrosion and scale formations
after flushing. Hot, drinking and cold water services sterilised all to the
requirements of the DHSS Hospital memo no. 27 and the Local Water Supply
Authority for drinking water standards.

 

Gas Supplies

 

(a)                                 A
dedicated incoming gas supply is installed to facilitate the requirements of
the boilers. The Gas Meter room is located adjacent to the Boiler Room at
street level.

 

3.3.12              LIFTS

 

Refer to Section 2.3.3 Base build lift traffic
analysis is included.

 

3.4                               ASSET
REGISTER OF RETAINED/REDUNDANT PLANT

 

To be read in conjunction with the foregoing sections
of this specification.

 

 

CANNON BRIDGE RIVERSIDE BUILDING

MECHANICAL SERVICES PLANT SCHEDULE

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT
  ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY
  BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.1

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  Bl to 3

  	
   

  	
  3 No Gas Boilers

  	
   

  	
  512kW each
  1536kW

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.2

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
   

  	
   

  	
  2 No Gas
  Boosters

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.3

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  LP1 LP2

  	
   

  	
  Primary Heating
  Pumps

  	
   

  	
  25kg/s 60kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.4

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  LP7 LP8

  	
   

  	
  Comp Heating
  Pumps

  	
   

  	
  1.3kg/s 175kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.5

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  LP3 LP4

  	
   

  	
  AHU Circuit

  	
   

  	
  14.3kg/s 200kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Serve AHU &
  FCU’s Possible requirement to increase duty and pipe modifications.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.6

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  LP5 LP6

  	
   

  	
  FCU Circuit

  	
   

  	
  4.8kg/s 175kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.7

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  LP9

  LP10

  	
   

  	
  Plate Heat
  Exchanger Pump (HWS)

  	
   

  	
   

  	
   

  	
  Yes

  (No)

  	
   

  	
  Yes

  	
   

  	
  Plate heat
  exchanger required as original water heater not serviceable.

  

 

SPECIFICATION FOR

RIVER BUILDING CANNON BRIDGE

 

1

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT
  ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY
  BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.8

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
   

  	
   

  	
  Pressurisation
  Unit

  	
   

  	
  3 x 5001

  Vessel

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.9

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  L37

  L38

  	
   

  	
  Flue Dilution
  Fans

  2 No.

  	
   

  	
  5.7 m3/s

  300PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.10

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
  F26

  	
   

  	
  Boiler Room
  Supply

  Fan

  	
   

  	
  3.96 m3/s

  343PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.11

  	
   

  	
  LTHW Heating

  	
   

  	
  Boiler Room

  	
   

  	
   

  	
   

  	
  Air Compressor
  and

  Receiver

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  

 

2

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT
  ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY
  BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.1

  	
   

  	
  Condenser Water

  	
   

  	
  Roof

  	
   

  	
   

  	
   

  	
  Dry Coolers 9 No

  	
   

  	
  406kW each

  201/s

  2863kW

  	
   

  	
  Yes/No

  	
   

  	
  Yes

  	
   

  	
  4 dry coolers
  base build. 5 additional to be retained for planning reasons

  
	
  2.2

  	
   

  	
  Condenser Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
  LP24

  LP25

  	
   

  	
  Condenser Water

  Pump Set A

  	
   

  	
  7921/s

  315kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Revised pump
  duties

  
	
  2.3

  	
   

  	
  Condenser Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
  LP26

  LP27

  	
   

  	
  Condenser Water

  Pump Set B

  	
   

  	
  106 1/s

  415

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
  2.4

  	
   

  	
  Condenser Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
   

  	
   

  	
  Condenser Water

  Pressurisation Unit

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
  2.5

  	
   

  	
  Condenser Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
   

  	
   

  	
  Winchester
  Filter

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
  2.6

  	
   

  	
  Condenser Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
   

  	
   

  	
  Spirotech
  Spirovent

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

3

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.1

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Room

  	
   

  	
   

  	
   

  	
  Water Chillers 7
  No

  	
   

  	
  407kW each ChW
  6°C F12°CR

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
  Base build 3
  chillers

  1121kW

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.2

  	
   

  	
  Chilled Water

  	
   

  	
  Car Park Plant

  Room

  	
   

  	
   

  	
   

  	
  Water Chillers 2
  No

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.3

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Room

  	
   

  	
  LP11 - 17

  	
   

  	
  Primary ChW
  Pumps

  7 No

  	
   

  	
  16.2 l/s

  86.2 kPA

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
  Base build
  requirement 3 no

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.4

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Room

  	
   

  	
  LP22 - 23

  	
   

  	
  Sec ChW Pumps

  Foyer AHU and FCU

  	
   

  	
  18.5 l/s

  144.5 kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Revised pump
  duties

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.5

  	
   

  	
  Chilled Water

  	
   

  	
  Car Park Plant
  Room

  	
   

  	
   

  	
   

  	
  ChW Pump Set

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.6

  	
   

  	
  Chilled
  Water

  	
   

  	
  Chiller Room

  	
   

  	
  LP20 - 21

  	
   

  	
  Normal hours
  FCU and Trading Floor AHU

  	
   

  	
  54 l/s

  287 kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Revised pump
  duties.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.7

  	
   

  	
  Chilled
  Water

  	
   

  	
  Chiller Room

  	
   

  	
  LP18 - 19

  	
   

  	
  24 Hours

  	
   

  	
  24 l/s

  254 kPA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Revised pump
  duties.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.8

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Pump
  Plant Room

  	
   

  	
   

  	
   

  	
  Chilled Water
  Pressurisation

  	
   

  	
  2 No x 5001

  Vessels

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

4

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.9

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Pump

  Room

  	
   

  	
  Fan 27

  	
   

  	
  Chiller Pump
  Room

  Supply Fan

  	
   

  	
  1.89 m3/s

  450PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.10

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Pump

  Room

  	
   

  	
  Fan 28

  	
   

  	
  Chiller Pump
  Room

  Extract Fan

  	
   

  	
  1.89 m3/s

  450PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.11

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Pump

  Room

  	
   

  	
   

  	
   

  	
  Chiller Room
  Supply

  Fan

  	
   

  	
  1.22 m3/s

  205PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.12

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Room

  	
   

  	
   

  	
   

  	
  Chiller Room
  Extract

  Fan

  	
   

  	
  1.22 m3/s

  140Pa

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.13

  	
   

  	
  Chilled Water

  	
   

  	
  Chiller Room

  	
   

  	
   

  	
   

  	
  High Efficiency

  Water Filter

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

5

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.1

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Basement

  	
   

  	
  Fan 20

  	
   

  	
  Transformer Room

  Supply Basement

  	
   

  	
  2.2 m3/s

  275PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.2

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Basement

  	
   

  	
  Fan 21

  	
   

  	
  Transformer Room

  Supply Basement

  	
   

  	
  2.2 m3/s

  275PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.3

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Basement

  	
   

  	
  Fan 24

  	
   

  	
  HV Switch Room

  Supply

  	
   

  	
  0.45 m3/s

  325PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.4

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Basement

  	
   

  	
  Fan 25

  	
   

  	
  HV Switch Room

  Supply

  	
   

  	
  0.45 m3/s

  300PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.5

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Carpenter

  Workshop

  	
   

  	
  Fan 29

  	
   

  	
  Battery Room Ext

  	
   

  	
  0.26 m3/s
  200PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.6

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Car Park

  	
   

  	
  Fan 10

  	
   

  	
  LMR Supply Fan

  Core A4

  	
   

  	
  0.37 m3/s

  225PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.7

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Car Park

  	
   

  	
  Fan 19

  	
   

  	
  LMR Ext

  Core A3

  	
   

  	
  0.26 m3/s

  190PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.8

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Car Park

  	
   

  	
  Fan 30

  	
   

  	
  LMR Ext Fan

  Core A3

  	
   

  	
  0.56 m3/s

  190PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.9

  	
   

  	
  Ancillary Areas

  Vent

  	
   

  	
  Car Park

  	
   

  	
   

  	
   

  	
  Car Park Extract
  Fan

  	
   

  	
  4.18 m3/s

  530PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

6

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.10

  	
   

  	
  Ancillary Areas
  Vent

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  UPS Rooms Ext
  Fans

  	
   

  	
  2.84 m3/s
  300PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.11

  	
   

  	
  Ancillary Areas
  Vent

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  Transformer/LV
  Switchrooms Extract Fans

  	
   

  	
  1.36 m3/s
  290PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

7

 

CANNON BRIDGE RIVERSIDE BUILDING

PUBLIC HEALTH SERVICES PLANT SCHEDULE

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.1

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  DCWS Booster Set

  	
   

  	
  5.5 1/s

  60m

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.2

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Drinking Water Booster
  Set

  	
   

  	
  0.51 1/s

  60m

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.3

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Fire Hose Reel Booster
  Set

  	
   

  	
  2.27 1/s

  62m

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.4

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Irrigation Water
  Booster Set 2 No. Pumps

  	
   

  	
  1.52 1/s

  61m

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.5

  	
   

  	
  Public Health Services

  	
   

  	
  Loading Bay

  	
   

  	
   

  	
   

  	
  Softened Water Booster
  Set

  	
   

  	
  0.296 1/s

  50.9m

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.6

  	
   

  	
  Public Health Services

  	
   

  	
  Loading Bay

  	
   

  	
   

  	
   

  	
  Water Soft Softener
  Tanks

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.7

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Boosted DCWS Tank

  	
   

  	
  6 x 4 x 2

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.8

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Boosted Drinking Water
  Tank

  	
   

  	
  2 x 1 x 2

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

SPECIFICATION FOR

RIVER BUILDING CANNON BRIDGE

 

1

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.9

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Boosted Hose Reel Tank

  	
   

  	
  2 x 1 x 1

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.10

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Boosted Irrigation Tank

  	
   

  	
  2.5 x 1.5 x 1.5

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.11

  	
   

  	
  Public Health Services

  	
   

  	
  Basement Tank Room

  	
   

  	
   

  	
   

  	
  Boosted Softened Water
  Tank

  	
   

  	
  1 x l x l

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.12

  	
   

  	
  Public Health Services

  	
   

  	
  Mezzanine Plant Room

  	
   

  	
   

  	
   

  	
  Domestic Cold Water Tank

  	
   

  	
  GRP

  965 x 685 x

  685

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.13

  	
   

  	
  Public Health Services

  	
   

  	
  Core L3 Roof Plant Room

  	
   

  	
   

  	
   

  	
  Domestic Cold Water
  Tank

  	
   

  	
  Galvanised

  1.2 x 0.9 x 2

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.14

  	
   

  	
  Public Health Services

  	
   

  	
  Core L4 Roof Plant Room

  	
   

  	
   

  	
   

  	
  Domestic Cold Water
  Tank

  	
   

  	
  Galvanised

  1.2 x 0.9 x 2

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.15

  	
   

  	
  New Toilet

  Block

  	
   

  	
  L2 Core 1

  	
   

  	
   

  	
   

  	
  Cold Water Storage Tank

  	
   

  	
  3 x 2 x 1

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.16

  	
   

  	
  New Toilet

  Block

  	
   

  	
  L2 Core 1

  	
   

  	
   

  	
   

  	
  HWS Pressurisation Unit

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  

 

2

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.17

  	
   

  	
  Public Health
  Services

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  HWS Plate Heat
  Exchanger Set

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.18

  	
   

  	
  Public Health
  Services

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  Air Compressor
  Set for Pneumatic Flushing System

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Manual WC
  flushing to be reinstated.

  

 

3

 

CANNON BRIDGE RIVERSIDE BUILDING

MECHANICAL SERVICES PLANT SCHEDULE

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.1

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 2

  	
   

  	
  NE Trading FA
  Supply AHU

  	
   

  	
  4.75 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.2

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 3

  	
   

  	
  SE FA Supply AHU

  	
   

  	
  4.75 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.3

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 7

  	
   

  	
  SW FA Supply AHU

  	
   

  	
  4.75 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.4

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 8

  	
   

  	
  NW FA Supply AHU

  	
   

  	
  4.75 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.5

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 11

  	
   

  	
  FA Supply CV AHU

  	
   

  	
  3.05 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.6

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 13

  	
   

  	
  FA Supply CV AHU

  	
   

  	
  4.42 m3/s

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.7

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 2, 3, 7, 8,
  11, 13

  	
   

  	
  Condensate Pumps

  	
   

  	
  6 No

  	
   

  	
  Yes

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.8

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Level One

  	
   

  	
  FD01 - 02

  	
   

  	
  Recirculation
  Fan Unit

  	
   

  	
  4.34 m3/s

  250PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.9

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Level One

  	
   

  	
  FD03 - 07

  	
   

  	
  Recirculation
  Fan Unit

  	
   

  	
  2.0 m3/s
  250PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  

 

SPECIFICATION FOR

RIVER BUILDING CANNON BRIDGE

 

1

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.10

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Level One

  	
   

  	
  FD08 - 11

  	
   

  	
  Recirculation
  Fan

  Unit

  	
   

  	
  1.0 m3/s
  250PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.11

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Barrel Vault
  Plant Room

  	
   

  	
  Fans 14, 15, 16,
  17

  	
   

  	
  Barrel Vault
  Extract

  Fan

  	
   

  	
  4.85 m3/s
  each

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.12

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Level 2 Core 2

  Plant Room West

  	
   

  	
  Fans

  	
   

  	
  West Void
  Extract

  Fan

  	
   

  	
  3.34 m3/s
  250PA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.13

  	
   

  	
  Air Plant

  Trading Floor

  	
   

  	
  Level 2 Core 3

  Plant Room East

  	
   

  	
  Fans

  	
   

  	
  East Void
  Extract Fan

  	
   

  	
  3.34 m3/s
  250Pa

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.14

  	
   

  	
  VRV System

  	
   

  	
  Engineering

  Offices

  	
   

  	
   

  	
   

  	
  VRV High Level
  Fan Coil Units

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Fan coil units
  required for L1 double vol at flank walls

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.15

  	
   

  	
  VRV System

  	
   

  	
  Roof

  	
   

  	
   

  	
   

  	
  Air Cooled

  Condenser

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  

 

2

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7.1

  	
   

  	
  Trading Floor
  Vent System

  	
   

  	
  Core Plant Room
  east

  	
   

  	
  AHU 16

  	
   

  	
  FA Supply AHU
  & void extract

  	
   

  	
  5.5 m3/s

  500PA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7.2

  	
   

  	
  Trading Floor
  Vent System

  	
   

  	
  Core Plant Room
  west

  	
   

  	
  AHU 18

  	
   

  	
  Fresh Air to
  Trading Floor & extract

  	
   

  	
  5.5 m3/s

  500PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7.3

  	
   

  	
  Trading Floor
  Vent System

  	
   

  	
  Core Plant Room
  East

  	
   

  	
  AHU 16

  	
   

  	
  Condensate Pump

  	
   

  	
  4.54 l/s

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7.4

  	
   

  	
  Trading Floor
  Vent System

  	
   

  	
  Core Plant Room
  West

  	
   

  	
  AHU 18

  	
   

  	
  Condensate Pump

  	
   

  	
  2.6 l/s

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Was Kitchen/Food
  Hall

  

 

3

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8.1

  	
   

  	
  System Room Vent
  A/C

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 9A,

  9B

  	
   

  	
  FA Supply AHU 2
  No Computer Room Pressurisation

  	
   

  	
  0 55 m3/s

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8.2

  	
   

  	
  System Room
  Vent/ AC

  	
   

  	
  L2 Systems Room
  A

  	
   

  	
  ACU

  1-11

  	
   

  	
  Computer Room
  A/C

  	
   

  	
  2.2 m3/s

  11 No off

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8.3

  	
   

  	
  System Room
  Vent/ AC

  	
   

  	
  L2 Systems Room
  B1

  	
   

  	
  ACU 1 - 3

  	
   

  	
  Computer Room
  A/C

  	
   

  	
  4 4 m3/s

  3 No off

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8.4

  	
   

  	
  System Room
  Vent/ AC

  	
   

  	
  L2 Systems Room
  B2

  	
   

  	
  ACU

  1 - 5

  	
   

  	
  Computer Room
  A/C

  	
   

  	
  3.3 m3/s

  5 No off

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  

 

4

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.1

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Transfer Deck

  	
   

  	
  AHU 10

  and 12

  	
   

  	
  FA Supply AHU 2

  No. off

  	
   

  	
  3.05 m3/s

  670PA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.2

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  Condensate Pump
  2

  No. off

  	
   

  	
  4 54 l/s

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.3

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  Fan Coil Units

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  See Super Booth
  section.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.4

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Core L2 Plant

  Room

  	
   

  	
  F6A

  F6B

  	
   

  	
  Extract Fan

  	
   

  	
  0 52 m3/s

  190PA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.5

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Core L2 Plant

  Room

  	
   

  	
  F8A

  F8B

  	
   

  	
  Extract Fan

  	
   

  	
  3.5 m3/s

  300PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.6

  	
   

  	
  Offices and
  Designated Vent System

  	
   

  	
  Core L3 Plant

  Room

  	
   

  	
  F9A

  F9B

  	
   

  	
  Extract Fan

  	
   

  	
  1 9 m3/s

  250PA

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Reinstate FCU’s

  

 

5

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.1

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  Core 4 Plant
  Room

  	
   

  	
   

  	
   

  	
  Toilet Extract
  Fan

  	
   

  	
  0.300 m3/s

  310PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.2

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  C3 Plant Room

  	
   

  	
   

  	
   

  	
  Toilet Extract
  Fan

  	
   

  	
  0.300 m3/s

  310PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.3

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  C2 Plant Room

  	
   

  	
   

  	
   

  	
  Toilet Extract
  Fan

  	
   

  	
  0.300 m3/s

  310PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10 4

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  Cl L2 Riser

  	
   

  	
   

  	
   

  	
  Toilet Extract
  Fan

  	
   

  	
  0.300 m3/s

  310PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.5

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  ME22 Plant Room

  	
   

  	
   

  	
   

  	
  Entrance Foyer

  Toilet/ Supply Extract Fan

  	
   

  	
  0.05 m3/s

  250PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.6

  	
   

  	
  Toilet Extract
  System

  	
   

  	
  L2 C1

  	
   

  	
   

  	
   

  	
  New L1 Toilet
  Extract

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.7

  	
   

  	
  Toilet Supply
  System

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  Supply Fan

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

6

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  11.1

  	
   

  	
  Mezz Level Plant
  Room

  	
   

  	
  150/6 10.3

  	
   

  	
   

  	
   

  	
  Entrance Foyer

  Supply and Mezz

  Offices AHU

  	
   

  	
  0.23 m3/s

  287PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  11.2

  	
   

  	
  Mezz Level Plant
  Room

  	
   

  	
  150/6 10.4

  	
   

  	
   

  	
   

  	
  Entrance Foyer Toilet

  Supply AHU

  	
   

  	
  0.11 m3/s

  383PA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

7

 

CANNON BRIDGE RIVERSIDE BUILDING

FIRE SERVICES PLANT SCHEDULE

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.1

  	
   

  	
  Hose Reel

  	
   

  	
  All Areas

  	
   

  	
   

  	
   

  	
  Hose Reel

  	
   

  	
  24 No.

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.2

  	
   

  	
  Sprinkler

  System

  	
   

  	
  Car Park

  	
   

  	
   

  	
   

  	
  Alternate Car
  Park

  Sprinkler System

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.3

  	
   

  	
  CO2

  Extinguishing

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  UPS Rooms

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Decommissioned
  but still partly in place.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.4

  	
   

  	
  CO2

  Extinguishing

  	
   

  	
  Transfer Deck

  	
   

  	
   

  	
   

  	
  LV Switch Room

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Decommissioned
  but still partly in place.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.5

  	
   

  	
  CO2

  Extinguishing

  	
   

  	
  Basement

  	
   

  	
   

  	
   

  	
  LV/HV Switch
  Room

  	
   

  	
   

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Decommissioned
  but still partly in place.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12.6

  	
   

  	
  Pre-mix Foam

  Fire

  Extinguishing

  System

  	
   

  	
  Street Level

  	
   

  	
   

  	
   

  	
  Standby
  Generator

  	
   

  	
   

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

1

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  13.1

  	
   

  	
  Fuel Oil

  	
   

  	
  Basement

  	
   

  	
  -

  	
   

  	
  Fuel Oil Storage Tank

  	
   

  	
  21,800 1 Cap

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

2

 

CANNON BRIDGE RIVERSIDE BUILDING

ELECTRICAL SERVICES PLANT SCHEDULE

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.1

  	
   

  	
  HV Distribution

  	
   

  	
  Basement

  	
   

  	
  H1

  	
   

  	
  HV Switchboard

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.2

  	
   

  	
  HV Distribution

  	
   

  	
  Transfer Deck East Sub-Station

  	
   

  	
  H2

  	
   

  	
  HV Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.3

  	
   

  	
  HV Distribution

  	
   

  	
  Transfer Deck West Sub-Station

  	
   

  	
  H3

  	
   

  	
  HV Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.4

  	
   

  	
  HV Distribution

  	
   

  	
  Basement

  	
   

  	
  DT1

  	
   

  	
  Distribution Transformer

  	
   

  	
  2000kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.5

  	
   

  	
  HV Distribution

  	
   

  	
  Basement

  	
   

  	
  DT2

  	
   

  	
  Distribution Transformer

  	
   

  	
  1500kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.6

  	
   

  	
  HV Distribution

  	
   

  	
  Transfer Deck
  East Sub-Station

  	
   

  	
  DT3

  	
   

  	
  Distribution

  Transformer

  	
   

  	
  1250kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Modify HV
  cabling and switchgear to separate from Atrium Building

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.7

  	
   

  	
  HV Distribution

  	
   

  	
  Transfer Deck
  West Sub-Station

  	
   

  	
  DT4

  	
   

  	
  Distribution

  Transformer

  	
   

  	
  1250kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Modify HV
  cabling and switchgear to separate from Atrium Building

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.8

  	
   

  	
  HV Distribution

  	
   

  	
  Ground Level

  	
   

  	
  Gl

  	
   

  	
  Standby Generator

  	
   

  	
  1400kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

1

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Plant Area

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1.9

  	
   

  	
  HV Distribution

  	
   

  	
  Ground Level Plant Area

  	
   

  	
  G2

  	
   

  	
  Standby Generator

  	
   

  	
  1400kVA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
   

  

 

2

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.1

  	
   

  	
  Low Voltage Distribution

  	
   

  	
  Basement LV Switchroom

  	
   

  	
  L1

  	
   

  	
  Low Voltage Switchboard

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.2

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck
  East Sub-Station

  	
   

  	
  L2

  	
   

  	
  Low Voltage
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Outgoing cabling
  to redundant facilities to be removed.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.3

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck
  West Sub-Station

  	
   

  	
  L3

  	
   

  	
  Low Voltage
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Outgoing cabling
  to redundant facilities to be removed.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.4

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV1

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.5

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV2

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.6

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV3

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.7

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV4

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  

 

3

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.8

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV5

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.9

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  TFLV6

  	
   

  	
  Trading Floor LV
  Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Cabling to be
  stripped back to boards for future use,

  

 

4

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.1

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS1A

  	
   

  	
  UPS System

  	
   

  	
  400kVA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.2

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS1B

  	
   

  	
  UPS System

  	
   

  	
  400kVA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.3

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS2A

  	
   

  	
  UPS System

  	
   

  	
  400kVA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.4

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS2B

  	
   

  	
  UPS System

  	
   

  	
  400kVA

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  

 

5

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.5

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS1A

  	
   

  	
  UPS Batteries
  and Charger

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.6

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS1B

  	
   

  	
  UPS Batteries
  and Charger

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.7

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS2A

  	
   

  	
  UPS Batteries
  and Charger

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.8

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  UPS2B

  	
   

  	
  UPS Batteries
  and Charger

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  

 

6

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.9

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  U1

  	
   

  	
  UPS Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.10

  	
   

  	
  UPS Distribution

  	
   

  	
  Transfer Deck

  	
   

  	
  U2

  	
   

  	
  UPS Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.11

  	
   

  	
  UPS Distribution

  	
   

  	
  General

  	
   

  	
  N/A

  	
   

  	
  UPS Switchboard

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Equipment to be
  retained but decommissioned for future potential use by new tenant.

  

 

7

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.1

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  Bay 4 East

  	
   

  	
  N/A

  	
   

  	
  Trader Floor
  Panel -Board

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.2

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  Bay 4 West

  	
   

  	
  N/A

  	
   

  	
  Trader Floor
  Panel -Board

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.3

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  Bay 11 East

  	
   

  	
  N/A

  	
   

  	
  Trader Floor
  Panel -Board

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.4

  	
   

  	
  Low Voltage
  Distribution

  	
   

  	
  Transfer Deck

  Bay 11 West

  	
   

  	
  N/A

  	
   

  	
  Trader Floor
  Panel -Board

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  

 

8

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.1

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUA

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.2

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUB

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.3

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUC

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.4

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUD

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.5

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUE

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.6

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUF

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  For systems room
  A

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.7

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUG

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.8

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUH

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.9

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Trading Floor
  System Rooms

  	
   

  	
  PDUJ

  	
   

  	
  Power
  Distribution Unit

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  

 

9

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.10

  	
   

  	
  General Power
  Distribution

  	
   

  	
  System Room A

  	
   

  	
  GSDB1

  	
   

  	
  Distribution
  Panel

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Depending on
  whether part of systems room A is retained. (See 8.2 Mechanical Services)

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.11

  	
   

  	
  General Power
  Distribution

  	
   

  	
  System Room A

  	
   

  	
  GSDB2

  	
   

  	
  Distribution
  Panel

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Depending on
  whether part of systems room A is retained. (See 8.2 Mechanical Services)

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.12

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Systems Room 2

  	
   

  	
  GSDB4

  	
   

  	
  Distribution
  Panel

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.13

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Systems Room 3

  	
   

  	
  GSDB3

  	
   

  	
  Distribution
  Panel

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.14

  	
   

  	
  General Power
  Distribution

  	
   

  	
  Electrical Riser
  Cupboard

  	
   

  	
  Various

  	
   

  	
  General
  Distribution Boards

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  To serve office
  areas general lighting and power

  

 

10

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.1

  	
   

  	
  Lighting

  	
   

  	
  Electrical Riser
  Cupboard

  	
   

  	
  N/A

  	
   

  	
  Contactor Panels

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Central
  switching

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.2

  	
   

  	
  Lighting

  	
   

  	
  Trading Floor

  	
   

  	
  N/A

  	
   

  	
   

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Reinstate
  lighting to levels 1 and 2 to suit open accommodation and CIBSE. Lighting
  Guide LG3 (Category 2 luminaires.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.3

  	
   

  	
  Lighting

  	
   

  	
  Support Areas

  	
   

  	
  N/A

  	
   

  	
   

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Reinstate
  lighting to suit open accommodation and CIBSE Lighting Guide LG3

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.4

  	
   

  	
  Small Power

  	
   

  	
  Trading Floor

  	
   

  	
  N/A

  	
   

  	
  Underfloor Power
  Distribution Boxes

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  No

  	
   

  	
  Redundant when
  Trading floor LV panels and UPS systems removed. Provide general power
  distribution.

  

 

11

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.5

  	
   

  	
  Emergency
  Lighting

  	
   

  	
  Basement

  	
   

  	
  System 1

  	
   

  	
  UPS Equipment
  and Batteries

  	
   

  	
  30kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.6

  	
   

  	
  Emergency
  Lighting

  	
   

  	
  Basement

  	
   

  	
  System 2

  	
   

  	
  UPS Equipment
  and Batteries

  	
   

  	
  30kVA

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.7

  	
   

  	
  Emergency Lighting

  	
   

  	
  Generally

  	
   

  	
  N/A

  	
   

  	
   

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Provide
  emergency lighting to BS 5266 Part 1 for open plan areas.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.8

  	
   

  	
  Fire Alarm and
  Detection

  	
   

  	
  Control Room

  	
   

  	
  N/A

  	
   

  	
  Main Alarm
  Control and Indicator Panel

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Repeat panel
  required in main entrance for normal office accommodation.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.9

  	
   

  	
  Fire Alarm and
  Detection

  	
   

  	
  Systems Rooms

  	
   

  	
  N/A

  	
   

  	
  High Sensitivity
  Smoke Detection

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes/Part

  	
   

  	
  Retain part for
  Systems Room A by agreement.

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.10

  	
   

  	
  Fire Alarm
  System

  	
   

  	
  Generally

  	
   

  	
  N/A

  	
   

  	
   

  	
   

  	
  N/A

  	
   

  	
  Yes

  	
   

  	
   

  	
   

  	
  Reinstate fire
  alarms to BS 5839 Part 1

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.11

  	
   

  	
  Water Detection

  	
   

  	
  Systems Rooms

  	
   

  	
  N/A

  	
   

  	
  Water Detection
  System

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  In part.

  

 

12

 

	
  ITEM

  NO.

  	
   

  	
  SYSTEM

  	
   

  	
  LOCATION

  	
   

  	
  PLANT

  REF.

  	
   

  	
  PLANT ITEM

  	
   

  	
  DUTY

  	
   

  	
  REQUIRED

  FOR

  THE

  BASE

  BUILD

  	
   

  	
  MAY BE

  RETAINED

  	
   

  	
  COMMENT

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.12

  	
   

  	
  Plant Control and
  Monitoring

  	
   

  	
  Control Room

  	
   

  	
  N/A

  	
   

  	
  Main Plant Control and
  Mimic Panel

  	
   

  	
  N/A

  	
   

  	
  No

  	
   

  	
  Yes

  	
   

  	
  Retain BMS

  

 

13

 

IN
WITNESS whereof the parties hereto have executed
this deed and the same is intended to be and is hereby delivered on the date
and year first before written

 

 

	
  SIGNED as a Deed
  by CANNON

  	
  )

  
	
  BRIDGE
  PARTNERSHIP a

  	
  )

  
	
  Delaware general
  partnership acting

  	
  )

  
	
  by PARDEV
  (BROADWAY)

  	
  )

  
	
  LIMITED one of
  its general

  	
  )

  
	
  partners with
  the consent of all

  	
  )

  
	
  other general
  partners by a

  	
  )

  
	
  director and its
  secretary/two

  	
  )

  
	
  directors -

  	
  )

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Director

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Director/Secretary

  

 

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Exhibit 10.54  

 
 

REGULATIONS OF THE PARIBOURSESBF SA STOCK OPTION PLAN
  APPROVED BY THE BOARD OF DIRECTORS OF PARIBOURSESBF SA ON 30 MAY 2000
  AND ADDITIONAL CLAUSE APPROVED ON 26 JUNE 2002
  
    

INTRODUCTION:  

In
parallel with the development of our employee shareholding scheme, which gave you the opportunity to become a shareholder by buying shares in ParisBourseSBF SA (hereinafter the
"Company") through the Company Mutual Fund ("ParisBourse Actions") on the privileged terms afforded under the Company(1)s tax-efficient savings plan (PEE), the board of directors resolved on
30 May 2000 to give you the opportunity to share in our company's performance by granting you options to buy shares in PARISBOURSESBF SA (hereinafter the "Options"). 

The
purpose of this document is to explain to you the main features of the PARISBOURSESBF SA stock option plan (hereinafter the "Plan"). 

The
Plan is governed by the provisions of articles L 208-1 to L 208-8 of Law 66-537 of 24 July 1966. 

At
the extraordinary meeting of PARISBOURSESBF SA shareholders held on 26 April 2000, shareholders authorised the board of directors to grant options to buy the
PARISBOURSESBF SA shares previously bought back by the Company (hereinafter the "Shareholders" Authorisation"). 

Further
to this authorisation, the board of directors resolved, at a meeting held on 30 May 2000, to grant the Options on 27 June 2000 (the "Grant Date"). The terms and conditions
applicable to the Options have been drawn up by the board of directors and are detailed in these Regulations. 

1.     BENEFICIARIES:  

Plan
beneficiaries (hereinafter the "Beneficiaries") are determined at the discretion of the board of directors. 

For
the purpose of this Plan, beneficiaries are persons who, as of 30 May 2000, had: 

either,
been employees of the company for at least three months,

or, held mandates as president of the board of directors, chief executive or deputy chief executive for at least three months. 

2.     DURATION OF THE PLAN:  

The
plan has a duration of seven years, running from 27 June 2000 to 26 June 2007. 

Any
Options not exercised at the end of this period will expire. 

3.     EXERCISE OF THE OPTIONS:  

Each
Option granted gives the holder the right to buy one share in the Company at a predetermined price (hereinafter the "Exercise Price") subject to the conditions established in this Plan. 

Options
may be exercised in one single or several successive transactions, at the discretion of the Beneficiary. 

3.1
Option Exercise Price: 

The
Exercise Price has been fixed at FF 258.92 (EUR 39.47) per share. 

 

The
Exercise Price cannot be changed during the life of the Options, subject to the provisions of article 5 below. 

3.2
Exercise date: 

The
Options cannot be exercised before 27 June 2002. From this date, they may be exercised at any time over the duration of the Plan, subject to the provisions of article 3.3 below. 

3.3
Conditions for exercise of options: 

        1.     Beneficiaries
will be permitted to exercise their Options only if they are still employees or company directors of PARlSBOURSESBF SA on the exercise
date, unless the company(1)s board of directors rules otherwise. 

However,
in the event of their redundancy, Beneficiaries will be permitted to exercise their Options regardless of the fact that on the exercise date they are no longer employees of the company,
provided that they had the right to exercise the Options on the date of their redundancy. However, in the event of their dismissal for gross negligence or gross misconduct, beneficiaries shall only be
permitted to
exercise their Options if they are still employees on the exercise date. These provisions apply by analogy to company directors. 

In
the event of their retirement, Beneficiaries will also be permitted to exercise their Options regardless of the fact that on the exercise date they are no longer employees or directors of the
company, provided that they had the right to exercise the Options on the date of their retirement. 

In
the event of disablement, as defined in article 91 ter - 3° of annex II of the French Tax Code (CGI), Beneficiaries will also be permitted to exercise their
Options regardless of the fact that on the exercise date they are no longer employees or directors of the company, provided that they had the right to exercise the Options on the date of disablement. 

In
the event of a Beneficiary(1)s death, his/her heirs or assignees will be permitted to exercise the Options provided that the deceased Beneficiary had the right to exercise the Options on the date
of his/her death. However, pursuant to the provisions of article 208-7 of Law 66-537 of 24 July 1966, the heirs or assignees must exercise the Options within six months of the
Beneficiary(1)s death, since any Options not exercised at the end of this period shall automatically expire. 

        2.     Options
will be exercised by submitting the option exercise form, together with full payment of the price of the shares in respect of which the Options are being
exercised. 

        3.     Any
charges incurred on the exercise of the Options will be assumed by the Company. 

3.4.
Payment of Exercise Price: 

The
company will define the terms and conditions of payment of the Exercise Price and notify the Beneficiaries accordingly. 

3.5
Method: 

Options
will be exercised by submitting the option exercise form, together with full payment of the price of the shares in respect of which the Options are being exercised, to the Company(1)s
appointed registrar for registration of the shares in the shareholder(1)s name. 

4.     NON-TRANSFERABILITY:  

2

 

The
Options are non-assignable and non-transferable, except in the event of the Beneficiary's death. 

5.     CHANGE OF EXERCISE PRICE:  

The
Exercise Price is fixed for the life of the Options. 

However,
as established by law, the board of directors may modify the Exercise Price and the number of underlying shares as required to reflect the impact of any financial transactions or corporate
actions of the type specified in article L.208-5 of Law 66-537 of 24 July 1966. 

In
such cases, the board of directors reserves the right to temporarily suspend the Option exercise rights for the duration of the said operations, for a period of no more than three months. 

6.     MERGER OR CHANGE OF CONTROL AT PARISBOURSESBF SA:  

In
the event of a merger or a change in the direct or indirect control of the Company, the conditions for exercise of the Options may be changed. 

Specifically,
the company may: 

Arrange
for accelerated exercise of the Options during the lock-in period set by the board of directors, that is until 27 June 2002; 

Agree
a commitment with the new majority shareholder to grant the Beneficiaries new share purchase or subscription options in exchange for the Options; 

Negotiate
with the new majority shareholder an offer to exchange the PARISBOURSESBF SA shares received on exercise of the Options for shares issued by this new majority
shareholder; 

Arrange
some other form of compensation. 

7.     APPLICABLE LAW—JURISDICTION  

The
Plan is governed by French law. 

The
provisions of the Plan are subject to the provisions of articles L.208-1 to 208-8-2 of Law 66-537 of 24 July 1966 and articles 174-8 to 174-21 of the Decree of
23 March 1967. 

8.     PRACTICALITIES:  

The
shares issued on exercise of the options will be held as registered shares either with the Company itself or with a registrar appointed by the Company. 

The President.  

3

 
  
 

    Additional clause to the Regulations of the PARISBOURSESBF SA stock option plan
  approved by the board of directors on 30 May 2000, dated 26 June 2002    
    

The
aim of this additional clause is to supplement and modify the regulations governing the stock option plan launched on 27 June 2000. 

Context:  

In
September 2000, the exchanges of Paris, Amsterdam and Brussels merged to form the first pan-European stock exchange, under holding company Euronext NV. All shares in
PARlSBOURSESBF SA, now Euronext Paris SA, were transferred to Euronext NV under the terms of the merger. PARlSBOURSESBF SA therefore became a
100%-owned subsidiary of Euronext NV. Euronext NV was listed in July 2001. 

It
should be recalled that the aim of the stock options (the Options) granted to employees and directors of PARlSBOURSESBF SA as of 27 June 2000 was to give employees and
directors the opportunity to share in the group's performance. 

Given
this objective, and in view of PARlSBOURSESBF SA's integration within the Euronext group, it was decided that beneficiaries should henceforth be given the opportunity to
participate in the performance of the Euronext NV stock. 

Accordingly,
the regulations of the stock option plan (the Plan) launched on 27 June 2000 have been amended as follows: 

Article 1:  

The
first paragraph of article 3 (Exercise of the Options) has been replaced by the following text: 

"Each
Option granted gives the holder the right to buy one share in the Company at a predetermined price (the "Exercise Price") subject to the conditions established in this Plan. 

The
PARlSBOURSESBF SA shares received on exercise of the Options will be immediately and automatically transferred to the Foundation. In exchange for this contribution,
Beneficiaries will receive: 

        1)    shares
in Euronext NV, on the basis of an exchange ratio of 7.02 Euronext NV shares for every PARlSBOURSESBF SA share; 

        2)    No
share fractions will be issued as a result of this share exchange. A cash payment will be made in respect of any Euronext NV share fractions on the date on which the
options are exercised. The value of this payment will be calculated on the basis of the market price of Euronext NV shares on the exercise date. 

Article 2:  

The
third paragraph of article 3.3 is amended to read as follows: 

"Any
charges incurred on the exercise of the Options and the conversion of PARlSBOURSESBF SA shares into Euronext NV shares will be assumed by the Company." 

The President  

4

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REGULATIONS OF THE PARIBOURSESBF SA STOCK OPTION PLAN APPROVED BY THE BOARD OF DIRECTORS OF PARIBOURSESBF SA ON 30 MAY 2000 AND ADDITIONAL CLAUSE APPROVED ON 26 JUNE 2002

Additional clause to the Regulations of the PARISBOURSESBF SA stock option plan approved by the board of directors on 30 May 2000, dated 26 June 2002

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