Document:

Sub-Lease Renewal and Amendment Agreement

 Exhibit 10.54 
 DONALD RIX BUILDING 
 UNIVERSITY OF BRITISH COLUMBIA

 SUBLEASE RENEWAL AND AMENDMENT AGREEMENT 
 THIS AGREEMENT is dated for reference November 2, 2009, 
 BETWEEN: 
 DISCOVERY PARKS INCORPORATED, having an office at 887
Great Northern Way, Vancouver, British Columbia, V5T 4T5 (the “Landlord”) 
 AND: 
 NEUROMED PHARMACEUTICALS LTD., (formerly NeuroMed Technologies Inc.) having an office at 301 – 2389 Health Sciences Mall,
Vancouver, BC V6T 1Z3 (the “Tenant”) 
 WHEREAS: 
 A. Pursuant to the Head Lease between The University of British Columbia, as lessor, and the Landlord, as lessee, the Landlord leased the Lands. 
 B. Pursuant to a Sublease made as of the 1st day of August, 2000 (the “Sublease”), between the Landlord and the Tenant, the
Landlord demised and subleased to the Tenant certain premises as described in the Sublease being Suite 301 and comprised of 6,697 square feet of Rentable Area (the “Premises”) in the building commonly known as the “Donald Rix
Building” (the “Building”) with a civic address of 2389 Health Sciences Mall, University of British Columbia, Vancouver, British Columbia located on the Lands. The Term of the Sublease commenced on July 24, 2000 for a
term of two years. 
 C. Pursuant to a Renewal and Amendment of Lease dated May 28, 2002, the Tenant exercised its option
to renew the Sublease for an additional two year term and the Landlord subleased additional premises to the Tenant, being Suites 302 and 303 of the Building comprised of 5,589 square feet of Rentable Area. The definition of Premises under the
Sublease was amended to include such additional premises and for certainty, the Premises then comprised the entire third floor of the Building and had a total Rentable Area of 12,286 square feet. In

 
addition, the Landlord granted the Tenant an additional two options to renew the Sublease for additional terms of two years each. 
 D. Pursuant to an Extension of Lease dated February 25, 2004, the Term of the Sublease was extended for three months. 
 E. Pursuant to an Amendment and Extension of Lease dated June 23, 2004, the Term of the Sublease was extended and the Term expires on
December 31, 2009. 
 F. Pursuant to an Amendment of Lease dated June 12, 2006, the Landlord subleased additional
premises to the Tenant, being the entire fourth floor of the Building comprised of 12,286 square feet of Rentable Area. The definition of Premises under the Sublease was amended to include such additional premises and for certainty, the Premises
then comprised the entire third floor and entire fourth floor of the Building and had a total Rentable Area of 24,572 square feet. At the time of this amendment, the Tenant had one option to renew the Sublease for an additional term of three
years, which had not yet been exercised. 
 G. The Tenant wishes to exercise its option to renew the Sublease for the Premises
pursuant to Section 1.1(r) and Article 27 of the Sublease, all on the terms and conditions set out herein. 
 NOW THEREFORE
THIS AGREEMENT WITNESSES that in consideration of the covenants and agreements contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties, the parties covenant and agree
as follows: 
 1.0 Definitions 
 1.1 Except as otherwise defined herein, all terms used in this Agreement, including in the recitals above, shall have the meanings ascribed to them in the Sublease. 
 2.0 Renewal of Term 
 2.1 The Landlord and Tenant acknowledge and agree that the Tenant hereby exercises its option to renew the Sublease under Section 1.1(r) and Article 27 of the Sublease as follows: 
  

	 	(a)	in respect of that portion of the Premises comprising the entire third floor of the Building with a total Rentable Area of 12,286 square feet (the “Third Floor
Premises”), the sublease of such portion of the Premises shall be renewed for six (6) months and expire on June 30, 2010; and 

  

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	 	(b)	in respect of the balance of the Premises being the entire fourth floor of the Building with a total Rentable Area of 12,286 square feet (the “Fourth Floor
Premises”), the sublease of such portion of the Premises shall be renewed for three (3) months and expire on March 31, 2010. 

 2.2 For certainty, the parties acknowledge and agree that from and after April 1, 2010, the definition of “Premises” under the Sublease shall be amended to mean the Third Floor Premises
only and the Premises shall comprise a total Rentable Area of 12,286 square feet. The Tenant shall vacate and surrender vacant possession of the Fourth Floor Premises to the Landlord on or before April 1, 2010. 
 3.0 Option to Renew 
 3.1 The Landlord hereby grants to the Tenant an option to renew the Sublease (the “Option”) for an additional term of six (6) months (the “Renewal Term”) in respect
of the sublease of the Third Floor Premises (being the “Premises” under the Sublease from and after April 1, 2010) provided the Tenant provides written notice to the Landlord exercising such Option prior to March 31, 2010, and
with the exception of the notice period required to exercise such Option and the Basic Rent payable for the Renewal Term, all the terms of Article 27 of the Sublease shall apply to the exercise of the Option. The Basic Rent payable during the
Renewal Term shall be calculated at $20.00 per square foot of Rentable Area of the Premises per annum. The parties confirm that the Option granted under this Section 3.1 shall replace any prior options to renew or rights to renew granted under
the Sublease. 
 4.0 Rent 
 4.1 The parties agree that the Basic Rent payable for the Premises pursuant to Section 1.1(l) of the Sublease shall be amended for the period between January 1, 2010 to March 31, 2010 to
the following: 
  

							
	 Rentable Area
	  	Basic Rent per square
foot of
Rentable Area	  	Basic Rent
per annum	  	Basic Rent
per month
	24,572 square feet	  	$20.00 per square foot	  	$491,440.00 plus
 applicable taxes
	  	$40,953.34 plus
 applicable taxes

  

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 4.2 The parties agree that the Basic Rent payable for the Premises pursuant to
Section 1.1(l) of the Sublease shall be amended from and after April 1, 2010 to the following: 
  

							
	 Rentable Area
	  	Basic Rent per square
foot of Rentable Area	  	Basic Rent
per annum	  	Basic Rent
per month
	12,286 square feet	  	$20.00 per square foot	  	$245,720.00 plus
applicable taxes	  	$20,476.67 plus
applicable taxes

 4.3 The parties agree that the Tenant shall continue to pay throughout the Term, as renewed hereunder and as may be further renewed or extended, the Tenant’s Proportionate Share of Operating Expenses and Taxes and all other amounts of
Rent set out in the Sublease in accordance with the terms and conditions of the Sublease. 
 5.0 No Other Modifications

 5.1 Except as otherwise modified herein and except as modified by the agreements described in the Recitals above, the
Sublease remains in full force and effect and binding upon the parties. 
 6.0 Enurement 
 6.1 This Agreement will enure to the benefit of and be binding upon the parties hereto and their respective successors and permitted
assigns. 
 [-balance of page intentionally blank-] 
  

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 7.0 Counterparts; Facsimile and Electronic Transmission 
 7.1 This Agreement may be executed in counterparts and, when each party has executed a counterpart, each of such counterparts shall be
deemed to be an original and all of such counterparts when taken together shall constitute one and the same agreement. This Agreement may be executed by the parties and transmitted by facsimile or by other electronic means (e.g., sent in Portable
Document Format (PDF)), and if so executed and transmitted, this Agreement will be for all purposes as effective as if the parties had delivered and executed an original Agreement. 
 IN WITNESS WHEREOF the parties hereto have executed this Agreement as of the day and year first above written. 
 DISCOVERY PARKS INCORPORATED 
 by its
authorized signatory: 
  

			
	 Per:
	 	 /s/ Mark Betteridge

		 	Authorized Signatory
		
	 Name:
	 	Mark Betteridge
	 Title:
	 	CEO

 NEUROMED PHARMACEUTICALS LTD. 
 by its authorized signatory(ies): 
  

			
	 Per:
	 	 /s/ Terrance P. Snutch

		 	Authorized Signatory
		
	 Name:
	 	Terrance P. Snutch, PhD, FRSC
	 Title:
	 	Chief Scientific Officer
		
	 Per:
	 	  

		 	Authorized Signatory
		
	 Name:
	 	  

		
	 Title:
	 	  

  

 5Second Amendment to Lease Agreement

 Exhibit 10.56 
 SECOND AMENDMENT TO LEASE 
 Execution 
 THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is dated November 17, 2009 between SIX TOWER BRIDGE ASSOCIATES, a
Pennsylvania limited partnership (“Landlord”), and NEUROMED PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 
 BACKGROUND 
 Landlord and Tenant entered into a Lease dated July 31,
2005 (the “Lease”), as amended by First Amendment to Lease dated August 20, 2006, for approximately 5,200 rentable square feet (RSF) on the 4th floor (the “Demised Premises”) of Six Tower Bridge, 161 Washington Street,
Conshohocken, Pennsylvania (the “Building”). The Extended Term commenced September 1, 2006 and expires on December 31, 2009. 
 Tenant has requested a short-term extension of the Extended Term of the Lease and Landlord has agreed to extend the Term for a period of twelve (12) months, commencing January 1, 2010 and
expiring December 31, 2010. 
 Landlord and Tenant have agreed that this Lease shall be amended to extend the Extended Term
upon the terms and conditions set forth herein. 
 NOW, THEREFORE, the parties hereto, intending to be legally bound hereby,
agree as follows: 
 1. Incorporation of Recital; Certain Defined Terms. The Background set forth above is incorporated
into and made a part of this Agreement by this reference. Terms capitalized, but not defined, herein shall have the same meaning given to such terms in the Lease. 
 2. Demised Premises. The Demised Premises consist of approximately 5,200 rentable square feet (RSF) on the
4th floor, as shown on the attached Exhibit
“A-1”. 
 3. Second Extended Term. The Extended Term for the Premises be further extended to commence
January 1, 2010 and shall expire on December 31, 2010 (“the “Second Extended Term”). 
 4. Base
Rent. Commencing on January 1, 2010, the Base Rent shall become $28.75 per RSF for the Second Extended Term, amounting to $12,458.33 monthly, plus electricity, payable as set forth in the Lease. 
 5. Additional Rent. Tenant shall continue to pay Additional Rent as provided in Sections 5 and 6 of the Lease for the Second Extended
Term, except that the “Base Operating Cost Per Square Foot” is agreed to be the Operating Costs for Calendar Year 2010 and the “Base Tax Per Square Foot” is agreed to be the Real Estate Taxes per square foot for Calendar Year
2010. 
 The term “Base Operating Costs” as used herein, shall mean the Operating Expenses for Calendar Year 2010,
excluding the following: 1) snow and ice removal in excess of $.02 per RSF, 2) costs of security in excess of $.13 per RSF, whether such excess costs arise from additional security services, additional equipment or fixtures or other measures
designed to improve security in excess of that provided as of the date of this Lease, 3) insurance deductibles and uninsured costs related to floods, casualty, acts of God, acts of war and other similar events, 4) costs of compliance with laws,
regulations, ordinances and other legal requirements, and interpretations thereof, not in effect on the date hereof,

  

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including, without limitation, any portion of such compliance included in Operating Expenses under this subsection thereof and 5) other costs of responding to emergency or dangerous conditions.

 6. Condition of Demised Premises. Tenant shall accept the Demised Premises in their then condition “as is”
for the Second Extended Term. Any other alterations shall be in accordance with Tenant Construction Documents or materials and installation information provided by Tenant and approved by Landlord. The Minimum Tenant Finish Standards, as set forth in
Exhibit “C” of the Lease, shall be utilized for any alterations. 
 7. Third Extended Term. a) Provided no
Event of Default under this Lease has occurred and is continuing, Tenant shall have the right and option, exercisable by giving Landlord written notice thereof at least six (6) months prior to the expiration of the Second Extended Term, to
extend the Term for an additional period of three (3) years (the “Third Extended Term”) and, upon the giving of such notice, this Lease shall automatically be extended for such three (3) year period. The Third Extended Term shall
be upon the same covenants, agreements, provisions, terms and conditions as the Second Extended Term except that the Base Rent for the Third Extended Term shall be at the then market rent of the Premises as determined in Section 7(b) below,
except there shall be no further right to extend. In the event that Tenant fails to give such notice to Landlord as herein provided, this Lease shall automatically terminate at the end of the Second Extended Term and Tenant shall have no further
right or option to extend this Lease. Upon the determination of the Base Rent for the Third Extended Term, Landlord and Tenant shall enter into a revision of this Lease by amendment hereof to set forth the amount of Base Rent during the Third
Extended Term. Any additions, alterations or redecorations to the Demised Premises during the Third Second Extended Term shall be made at Tenant’s sole cost and expense. 
 (b) As used herein, the term “Market Rent” is agreed to be the amount of rent expressed in U.S. dollars and cents
per rentable square foot, which Landlord has established as the base rent to be charged for leases of comparable office space in the Building, or, if no space is available in the Building, at the Building’s then scheduled Base Rent. In
determining “Market Rent” Landlord shall be obligated to take into account the following factors: i) That Landlord and prospective tenant are typically motivated and the Landlord and prospective tenant are well informed and well advised
and each is acting in what it considers its own best interest; ii) that the Premises are being let for immediate occupancy and use “as is” with no additional work by Landlord; and iii) that the Landlord will experience no “down
time” by leasing to Tenant and Tenant will incur no relocation or costs of refitting new premises elsewhere for its purposes. 
 8. Brokers. Tenant represents to Landlord that it has engaged CB Richard Ellis (“Broker”) as its broker in connection with the transaction contemplated by this Amendment. Landlord shall pay any commissions owing to Broker
with respect to the Second Extended Term pursuant to a separate agreement between Landlord and Broker. Tenant and Landlord each represents to the other that it has not dealt with any broker or agent, other than Broker, in connection with this
Amendment and the transaction contemplated hereby. 
 9. Parking. During the Second Extended Term, Tenant shall have the
parking rights as set forth in the Lease. 
 10. Assignment. On or about November 17, 2009, Tenant will become a
wholly-owned subsidiary of CombinatoRx, Incorporated, a Delaware corporation (“CombinatoRx”) in a merger transaction (“the Merger”). Landlord hereby consents to the assignment of the Lease by Tenant due to the Merger , and also
agrees that such assignment due to such Merger shall not be deemed an event of

  

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default under the Lease. 
 11. Other Terms and Conditions. All of
the other terms and conditions of the Lease not inconsistent with the provisions of this Amendment shall apply for the Second Extended Term. 
 12. Lease Ratified. Except as amended hereby or inconsistent with the provisions hereof, the Lease is hereby ratified and confirmed. 
 IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the day and year first above written. 
  

					
	 WITNESSES:
	  		 	LANDLORD:
			
		  		 	 SIX TOWER BRIDGE ASSOCIATES, a Pennsylvania
 limited partnership

  

							
		 	 By:
	  	SIX OLIVER TOWER ASSOCIATES,	  	
		 		  	Managing General Partner;	  	

  

							
		 	 By:
	  	SIX OLIVER TOWER CORPORATION,	 	
		 		  	General Partner	 	

  

									
		 		 	 /s/ Donald W. Pulver
	  	
		 		 	 By:
	  	Donald W. Pulver, President

  

							
		 	TENANT:	  	
			
		 	NEUROMED PHARMACEUTICALS, INC.	  	
				
		 	 By:
	  	 /s/ Christopher Gallen
	  	
		 		  	Christoper Gallen, President and CEO	  	

  

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 EXHIBIT “A” 
 Floor Plan – Demised Premises

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