Document:

Sublease - On Command Video Corporation

 Exhibit 10.10 
 SUBLEASE 
 This Sublease is made as of May 22, 2006 by and between On Command Video Corporation
(“Sublandlord”), and BlueArc Corporation (“Subtenant”). 
 RECITALS 
 A. CarrAmerica Realty Corporation (“Master Landlord”) and Sublandlord, as tenant, entered into a written lease dated April 16, 2004 (the
“Master Lease”), covering premises described in the Master Lease (the “Master Premises”) in that certain building located at 40-50 Rio Robles Drive, San Jose, California (the “Building”). A copy of the Master Lease,
including all amendments, is attached as Exhibit A hereto. 
 B. Subtenant desires to sublet from Sublandlord all of the premises
more particularly described in the Master Lease (the “Sublease Premises”) and Sublandlord desires to sublease the Sublease Premises to Subtenant on the terms, covenants and conditions contained in this Sublease. 
 AGREEMENT 
 NOW, THEREFORE, in
consideration of the foregoing premises and the mutual covenants and promises of the parties hereinafter set forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sublandlord and
Subtenant agree as follows: 
 1. SUBLEASE. 
 Upon and subject to the terms, covenants and conditions hereinafter set forth, Sublandlord hereby leases to Subtenant and Subtenant hereby leases from Sublandlord the Sublease Premises. 
 2. TERM; POSSESSION; PHASED OCCUPANCY; RENEWAL 
 2.1 Commencement Date. The commencement date (“Commencement Date”) of the term of this Sublease shall be June 23, 2006, or such later date on which Subtenant has received notice from Sublandlord that the Master
Landlord has consented to this Sublease as described in Section 3 below. Possession of the Sublease Premises shall be delivered to Subtenant on the Commencement Date. 
 2.2 Rent Commencement Date. Subtenant shall commence paying rent on the Sublease Premises as of the Commencement Date as set forth in
Section 4.1 below. Promptly following the Commencement Date, Sublandlord and Subtenant shall enter into a Commencement Date Agreement substantially in the form of Exhibit B attached hereto, confirming the Commencement Date. 
 2.3 Term. The term of this Sublease (the “Term”) shall commence on the Commencement Date and shall terminate on August 30, 2009
(the “Expiration Date”), unless sooner terminated pursuant to any provision hereof. 

 3. MASTER LANDLORD’S CONSENT. 
 This Sublease shall not be effective unless and until Master Landlord shall have delivered to Sublandlord its written consent to this Sublease in
accordance with the provisions of the Master Lease. Sublandlord shall use commercially reasonable efforts to obtain Master Landlord’s consent. If Master Landlord fails to consent to this Sublease within 30 days after the date of this Sublease,
either party may terminate this Sublease by written notice to the other party and, following such termination, neither party shall have any further obligations to the other party under this Sublease. The parties hereby acknowledge and agree that all
prepaid rent and the Security Deposit shall be refunded to Subtenant in full immediately upon the termination of the Sublease by either party in accordance with this Section 3. 
 4. BASE RENT. 
 4.1 During the Term,
Subtenant agrees to pay Sublandlord as base rent (“Base Rent”) for the Sublease Premises commencing on the Commencement Date the amounts set forth below. 
  

				
	 Period
	  	Monthly Base Rent
	 Months 1 and 2
	  	 	Abated
	 Months 3-12
	  	$	21,654.88
	 Months 13-18
	  	$	29,983.68
	 Months 19-Expiration Date
	  	$	31,233.00

 4.2 Each monthly installment of Base Rent shall be payable in advance on the first day of each
calendar month during the Term, without demand, notice or invoice. If the Term commences or ends on a day other than the first day of a calendar month, then the rent for the month in which this Sublease commences or ends shall be prorated in the
proportion that the number of days this Sublease is in effect during such month bears to the total number of days in such month, and such partial month’s installment shall be paid no later than the commencement of the subject month. In addition
to Base Rent, Subtenant agrees to pay as additional rent the amount of Additional Rent and other charges required to be paid by this Sublease. All rent (which shall include Base Rent, Additional Rent and other charges required to be paid by this
Sublease or the Master Lease, including without limitation Operating Costs Share Rent, Tax Share Rent and all other costs, expenses, liabilities and amounts which Sublandlord, as tenant, is required to pay under the Master Lease) shall be paid to
Sublandlord without any deduction, offset, counterclaim or abatement (except as specifically set forth in this Sublease), in lawful money of the United States of America, at Sublandlord’s address, or to such other person or at such other place
as Sublandlord may from time to time designate in writing. Subtenant’s covenant to pay rent shall be independent of every other covenant in this Sublease. 
 4.3 On the condition that Subtenant does not default under this Sublease beyond any grace or cure period, Rent for months one (1) and two (2) will be abated, including Operating Costs Share Rent and Tax
Share Rent. In the event of any such default by Subtenant, all such amounts (including a monthly Base Rent of $21,654.88) will become immediately due and payable. 
  

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 4.4 The sum of $21,654.88 shall be payable by Subtenant to Sublandlord upon the mutual execution of this
Sublease as the Base Rent for month three (3) of the Term and as consideration for this Sublease. 
 4.5 If Subtenant fails to pay any
installment of Base Rent, Additional Rent or other charges within five (5) days after the same are due, or fails to make any other payment for which Subtenant is obligated under this Sublease, then Subtenant shall pay to Sublandlord a late
charge equal to five percent (5%) of the amount so payable. Subtenant acknowledges that late payments will cause Sublandlord to incur costs not contemplated by this Sublease, the exact amount of which costs are extremely difficult and
impracticable to calculate. The parties agree that the late charge described above represents a fair and reasonable estimate of the extra costs incurred by Sublandlord as a result of such late payment. 
 4.6 Sublandlord’s failure to prepare and deliver any statements or notice provided for in this Sublease, or Sublandlord’s failure to make a
demand, shall not in any way cause Sublandlord to forfeit or surrender its rights to collect any items of Rent. Subtenant’s liability for such amounts shall survive expiration of the Term. 
 4.7 No payment by Subtenant or receipt and acceptance by Sublandlord of a lesser amount than the Sublease Base Rent or Sublease Additional Rent shall be
deemed to be other than part payment of the full amount then due and payable; nor shall any endorsement or statement on any check or any letter accompanying any check, payment of Rent or other payment, be deemed an accord and satisfaction; and
Sublandlord may accept, but is not obligated to accept, such part payment without prejudice to Sublandlord’s right to recover the balance due and payable or to pursue any other remedy provided in this Sublease or by law. If Sublandlord shall at
any time or times accept Rent after it becomes due and payable, such acceptance shall not excuse a subsequent delay or constitute a waiver of Sublandlord’s rights hereunder. 
 5. ADDITIONAL RENT. 
 Subtenant shall be
responsible to pay all other sums which Sublandlord is obligated to pay under the Master Lease (which do not result from a default by Sublandlord under the Master Lease unless caused in whole or in part by the acts or omissions of Subtenant) and
shall also be responsible to pay for any additional charges and expenses imposed by Master Landlord pursuant to the terms of the Master Lease and related specifically to Subtenant’s use and occupancy of the Sublease Premises during the Term
(e.g., after-hours HVAC, additional cleaning, excess utilities, parking charges, and any other charges, costs or expenses under the Master Lease), said sums shall be paid to Sublandlord at the times required pursuant to the terms and conditions of
the Master Lease within five (5) business days following invoice therefor by Master Landlord or Sublandlord. Said sums (including any estimates of such sums) shall be paid to Sublandlord at the times required pursuant to the terms and
conditions of the Master Lease. Subtenant will have the same rights of audit granted Sublandlord under the Master Lease. All sums payable pursuant to this Section shall be considered Additional Rent payable under this Sublease and Sublandlord
shall have all rights and remedies available hereunder for the failure to pay such Additional Rent. 
  

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 6. SECURITY DEPOSIT. 
 Upon mutual execution of this Sublease, Subtenant shall deposit with Sublandlord the sum of $173,899.40 in cash as security for Subtenant’s faithful performance of Subtenant’s obligations hereunder (the
“Security Deposit”). If Subtenant fails to pay rent or other charges when due under this Sublease, or fails to perform any of its other obligations hereunder, Sublandlord may use or apply all or any portion of the Security Deposit for the
payment of any rent or other amount then due hereunder and unpaid, for the payment of any other sum for which Sublandlord may become obligated by reason of Subtenant’s default or breach, or for any loss or damage sustained by Sublandlord as a
result of Subtenant’s default or breach. If Sublandlord so uses any portion of the Security Deposit, Subtenant shall, within ten (10) days after written demand by Sublandlord, restore the Security Deposit to the full amount originally
deposited, and Subtenant’s failure to do so shall constitute a default under this Sublease. Sublandlord shall not be required to keep the Security Deposit separate from its general accounts, and shall have no obligation or liability for payment
of interest on the Security Deposit. In the event Sublandlord assigns its interest in this Sublease, Sublandlord shall deliver to its assignee so much of the Security Deposit as is then held by Sublandlord. Within thirty (30) days after the
Expiration Date, or earlier termination of this Sublease or the Master Lease, and provided Subtenant is not then in default of any of its obligations beyond any grace or cure period hereunder, the Security Deposit, or so much thereof as had not
theretofore been applied by Sublandlord, shall be returned to Subtenant or to the last assignee, if any, of Subtenant’s interest hereunder; provided, however, that Sublandlord may withhold from such amount a sum equal to Sublandlord’s
reasonable estimate of Subtenant’s share of any unbilled amount of Additional Rent. The remaining balance of the Security Deposit shall be returned to Subtenant or to the last assignee, if any, of Subtenant’s interest hereunder after all
Additional Rent is paid in full. 
 7. INCORPORATION OF MASTER LEASE BY REFERENCE; ASSUMPTION. 
 Subtenant acknowledges that it has read the Master Lease and is fully familiar with the terms and conditions thereof. All of the paragraphs of the Master
Lease are incorporated into this Sublease as if fully set forth in this Sublease, except Paragraphs 1, 3, 6, 8, 9, 10, 11, 12 and 14 of “Schedule” on pages ii and iii, Sections 1, 2A (introduction and subparagraph 1), 3A and all
references to “Landlord’s Work” throughout the Master Lease, 6D(3), 22, Exhibit C (but Schedule 1 to Exhibit C is included as a part of Subtenant’s obligations), and Exhibit D, any obligations of Master
Landlord under the Lease are not imposed on or assumed by Sublandlord, and any rights of Sublandlord to extend or terminate the term of the Master Lease. For the purposes of this Sublease, the following defined terms of the Master Lease will have
the following meanings: “Tenant” means the Subtenant; and “Landlord” means the Master Landlord with respect to obligations and duties of the Landlord, and both Master Landlord and the Sublandlord with respect to the rights and
privileges of the Landlord. Except as specified in this Sublease, this Sublease is subject to all of the terms of the Master Lease. If any provisions of this Sublease expressly conflict with any portion of the Master Lease as incorporated herein,
the terms of this Sublease shall govern. Subtenant shall assume and perform for the benefit of Sublandlord and Master Landlord Sublandlord’s obligations under the Master Lease provisions as incorporated herein to the extent that such provisions
are applicable to 

  

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the Sublease Premises. Notwithstanding anything contained in this Sublease, Sublandlord does not assume the obligations of the Master Landlord under the
Master Lease. All obligations of Master Landlord will remain with Master Landlord. Subtenant shall be entitled to receive all of the work, services, repairs, repainting, restoration, the provision of utilities, elevator or HVAC services, or the
performance of any other obligations required of Master Landlord under the Master Lease with respect to the Sublease Premises or the common areas of the Building (except to the extent any such obligations were not incorporated by reference above);
provided, however, Sublandlord’s sole obligation with respect thereto shall be to request the same, as requested in writing by Subtenant and at Subtenant’s sole cost and expense. If Master Landlord shall default in any of its obligations
to Sublandlord with respect to the Sublease Premises, Sublandlord will use reasonable commercial efforts to cause Master Landlord to perform and observe such obligations (except that Sublandlord shall not be obligated to commence any legal,
arbitration or audit proceedings against Sublandlord, or utilize any self-help rights, or make any payment of money or other consideration other than as expressly provided for or contemplated under the Master Lease), but Sublandlord shall have no
liability for failure to obtain the observance or performance of such obligations by Master Landlord or by reason of any default of Master Landlord under the Master Lease or any failure of Master Landlord to act or grant any consent or approval
under the Master Lease, or from any misfeasance or non-feasance of Master Landlord, nor shall the obligations of Subtenant hereunder be excused or abated in any manner by reason thereof, except as expressly provided in this Sublease. If Sublandlord
elects to commence legal, arbitration or audit or other proceedings against the Master Landlord to enforce, or otherwise enforces, Sublandlord’s rights under the Master Lease which are at the request of Subtenant and are applicable to Subtenant
and the Sublease Premises as well as to the Sublandlord as tenant as to the remainder of the Premises, Subtenant shall be responsible to reimburse Sublandlord for the reasonable costs of such proceedings, including, without limitation, reasonable
attorneys’ fees incurred by Sublandlord. 
 Subtenant shall cooperate with Sublandlord as may be required to obtain from Master Landlord
any such work, services, repairs, repainting, restoration, the provision of utilities, elevator or HVAC services, or the performance of any of Master Landlord’s other obligations under the Master Lease (except to the extent any such obligations
were not incorporated by reference above), provided that in day-to-day issues, Subtenant shall contact Master Landlord first to obtain the desired service or item and shall only contact Sublandlord if Master Landlord fails to perform. This Sublease
shall at all times during the Term remain subject and subordinate to the Master Lease (and to all matters to which the Master Lease is subject and subordinate) and to all modifications, amendments and extensions of the Master Lease. Sublandlord
agrees with Subtenant that, so long as Subtenant is not in default hereunder beyond any applicable notice and/or cure period, Sublandlord shall not enter into any modification or amendment to the Master Lease which will materially adversely affect
Subtenant’s rights under the Sublease. 
 8. MASTER LEASE. 
 At any time and on reasonable prior written notice to Subtenant, Sublandlord can elect to require Subtenant to perform Subtenant’s obligations under this Sublease directly to Master Landlord, in which event
Subtenant shall send to Sublandlord from time to time copies of all notices and other communications it shall send to and receive from Master Landlord. Subtenant shall not do or permit to be done anything which would constitute a violation or breach
of any of the terms, 

  

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conditions or provisions of the Master Lease or which would cause the Master Lease to be terminated or forfeited by virtue of any rights of termination or
forfeiture reserved by or vested in Master Landlord. If the Master Lease terminates, this Sublease shall terminate and the parties shall be relieved from all liabilities and obligations under this Sublease; except that if this Sublease terminates as
a result of a default of one of the parties under this Sublease or the Master Lease, the defaulting party shall be liable to the non-defaulting party for all damage suffered by the non-defaulting party as a result of the termination; provided,
however, in no event shall either party be liable to the other for consequential or punitive damages. 
 Sublandlord represents to Subtenant
that the Master Lease is in full force and effect, and that no default or event that, with the passing of time or the giving of notice or both, would constitute a default, exists on the part of the Sublandlord. Sublandlord covenants to Subtenant to
observe all of the terms and provisions of the Master Lease and to perform all obligations required of Sublandlord under the Master Lease and to promptly pay when due all rents due and accruing to Master Landlord under the Master Lease, including,
without limitation, the amount of any additional Monthly Base Rent payable to Master Landlord in excess of such amount payable by Subtenant to Sublandlord hereunder. So long as Subtenant is performing all of Subtenant’s obligations as provided
in this Sublease, Sublandlord shall not enter into any agreement that will cause either the Master Lease to be terminated or the Sublease Premises to be surrendered prior to the expiration of the Term, or cause any breach or default by Sublandlord
under the Master Lease that will result in any such termination or surrender which breach or default remains uncured beyond applicable cure periods. Sublandlord shall not enter into any amendment or other agreement with respect to the Master Lease
that will prevent or adversely affect the use by Subtenant of the Sublease Premises in accordance with the terms of this Sublease, increase the obligations of Subtenant or decrease the rights of Subtenant under this Sublease, shorten the term of
this Sublease or increase the rent or any other sums required to be paid by Subtenant under this Sublease, without the prior written consent of Subtenant in each case. If Subtenant makes a request that Subtenant is entitled to make under this
Sublease, which request requires the approval of Master Landlord, Sublandlord shall use commercially reasonable efforts to obtain such approval (but Sublandlord shall not be required to incur any unreasonable cost or expense in order to do so).

 9. ACCEPTANCE OF SUBLEASE PREMISES “AS IS”. 
 The Sublease Premises shall be delivered to Subtenant in “As Is and With All Faults” condition and without any representations and warranties with respect thereto by Sublandlord, its agents, officers,
directors or employees. Sublandlord and its agents, employees, officers and directors have made no representations or promises with respect to the Building or the Sublease Premises. The taking of possession of any portion of the Sublease Premises by
Subtenant shall be conclusive evidence that Subtenant accepts the same “As Is and with All Faults” and that the Sublease Premises and the Building are suited for the use intended by Subtenant and are in good and satisfactory condition at
the time such possession was taken. Subtenant represents and warrants to Sublandlord that (a) its sole intended use of the Sublease Premises is for the uses permitted under the Master Lease, and (b) prior to executing this Sublease it has
made such investigations as it deems appropriate with respect to the suitability of the Sublease Premises for its intended use and has determined that the Sublease Premises are suitable for such intended use. Sublandlord shall have no obligation
whatsoever to construct leasehold improvements for Subtenant or to repair or refurbish 

  

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the Sublease Premises; provided, however, prior to the Commencement Date, Sublandlord will steam-clean the carpets and patch and paint interior walls as
determined reasonably necessary by Sublandlord and Subtenant. All alterations and improvements to the Sublease Premises shall be at Subtenant’s sole cost and expense. 
 10. SIGNAGE. 
 Subject to the terms and
provisions of the Master Lease, Subtenant shall have the right to install, at its cost, (a) one sign identifying Subtenant on the exterior of the Building and (b) one sign on the existing monument serving the Sublease Premises. 

11. USES; HAZARDOUS SUBSTANCES; PARKING; SUBLANDLORD’S TRADE NAMES. 
 11.1 Subtenant agrees that it will use the Sublease Premises for the uses permitted pursuant to the Master Lease and for no other business or purpose. Sublandlord warrants that all alterations and additions to the
Sublease Premises made by Sublandlord were in compliance with applicable laws, including ADA at the time such alterations and additions were made by Sublandlord. Subtenant shall be responsible for all other code compliance as set forth in the Master
Lease. Subtenant, at its sole cost and expense and in accordance with the Master Lease, shall promptly comply with all local, state or federal laws, statutes, ordinances and governmental rules, regulations or requirements now in force or which may
hereinafter be in force, including, without limitation, the Americans with Disabilities Act, 42 U.S.C. § 12 101 et seq. and any governmental regulations relating thereto, including, without limitation any required alterations for
purposes of “public accommodations” under such statute and similar federal, state and local laws and regulations. Subtenant shall not use or permit the Sublease Premises to be used in any manner nor do any act which would increase the
existing rate of insurance on the Building or Master Premises or cause the cancellation of any insurance policy covering the Building or the Master Premises, nor shall Subtenant permit to be kept, used or sold, in or about the Sublease Premises, any
article which may be prohibited by the standard form of fire insurance policy. Subtenant shall not during the Term (i) commit or allow to be committed any waste upon the Sublease Premises, or any public or private nuisance in or around the
Building or the Property, (ii) allow any sale by auction upon the Sublease Premises, (iii) place any loads upon the floor, walls, or ceiling of the Sublease Premises which endanger the Building, (iv) use any apparatus, machinery or
device in or about the Sublease Premises which will cause any substantial noise or vibration or in any manner damage the Building, or (v) place any harmful liquids in the drainage system of the Building or in the soils surrounding the Building.

 11.2 Sublandlord has not released any hazardous materials in the Sublease Premises in violation of laws. Upon mutual execution of this
Sublease, Subtenant shall complete and deliver to Sublandlord a completed Exhibit E. as attached to the Master Lease. Subtenant shall not generate, use, manufacture, keep, store, refine, release, discharge or dispose of any substance or
material that is described as a toxic or hazardous substance, waste or material or a pollutant or contaminant by any federal, state or local law, ordinance, rule or regulation now or hereafter in force, as amended from time to time, in any way
relating to or regulating human health or safety or industrial hygiene or environmental conditions or pollution or contamination (including the 

  

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Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. §§ 9601, et seq., and 42 U.S.C.
§§ 6901, et seq., the Toxic Substances Control Act, 15 U.S.C. §§ 2601, et seq., the Clean Water Act, and 33 U.S.C. §§ 1251, et seq., all as amended) including, without limitation,
PCBs, oil and petroleum products, asbestos and asbestos-containing materials and radioactive materials (collectively, “Hazardous Substances”), on, under or near the Sublease Premises or the Building, except that Subtenant may use Hazardous
Substances on the Sublease Premises that are incidental to general office use (such as photocopier toner) provided such use is in compliance with laws and prudent business practices. Subtenant shall not cause or permit any waste material or refuse
to be dumped upon or remain upon any part of the Building outside the Sublease Premises, nor shall Subtenant cause or allow any materials, supplies, equipment, finished products or semi-finished products or articles of any nature to be stored upon
or remain upon the Building outside the Sublease Premises. Subtenant agrees to indemnify Master Landlord and Sublandlord against and hold Master Landlord and Sublandlord harmless from any and all loss, cost, liability, claim, damage, and expense
including, without limitation, reasonable attorneys’ fees and disbursements, incurred in connection with or arising from the generation, use, manufacture, storage, disposal or release of any Hazardous Substances by Subtenant or any person
claiming through or under Subtenant or any contractor, agent, employee, visitor, assign or licensee of Subtenant, on or about the Building throughout the Term. 
 11.3 Subtenant shall be allocated Sublandlord’s rights under the Master Lease for surface lot parking spaces equal to 162 spaces. 
 12. ASSIGNMENT AND SUB-SUBLETTING. 
 Subtenant’s rights to assign the Sublease or to sublease the
Sublease Premises will be as set forth in the Master Lease, and Sublandlord will have all consent and approval rights of Master Landlord as set forth in the Master Lease. Subject to Subtenant’s obtaining the consent of Master Landlord and
Sublandlord as set forth in the Master Lease, Subtenant shall have the right to sub-sublease the Sublease Premises in accordance with the provisions of Section 17 of the Master Lease. Without limiting the reasons upon which Sublandlord could
withhold its consent, Sublandlord may withhold its consent if it does not review and approve the proposed use of the Sublease Premises, the proposed physical subdivision of the Sublease Premises or the construction of a multi-tenant corridor or the
creditworthiness of the new Subtenant. Such sub-sublease shall be subject to all of the terms and conditions of the Master Lease and this Sublease, and Subtenant shall remain primarily liable under this Sublease notwithstanding any sub-sublease. In
connection with any subletting or assignment, Sublandlord shall have the right to review and approve the current financial statements of Subtenant and any proposed sub-subtenant or assignee consistent with the process set forth in the Master Lease.

 13. DEFAULTS AND REMEDIES; HOLDOVER. 
 13.1 Upon any default by Subtenant under this Sublease or under the Master Lease, Sublandlord shall have all rights and remedies available at law or in equity, including, without limitation, the rights and remedies described in
Sections 12 and 13 of the Master Lease. 
  

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 13.2 Any holdover by Subtenant of any portion of the Sublease Premises beyond the scheduled expiration
date shall result in the payment of rent equal to the holdover rent and any other sums payable by Sublandlord pursuant to Section 15 of the Master Lease or otherwise. Notwithstanding the foregoing, Subtenant shall have no right to holdover any
portion of the Sublease Premises without the consent of Sublandlord. 
 13.3 In the event of a non-monetary default by Subtenant under the
Sublease, Subtenant shall have the same notice and cure rights provided for in the Master Lease as Sublandlord would have for a similar default under the Master Lease; provided, however, that if such default also constitutes a default under the
Master Lease, Subtenant’s time to cure shall not exceed 75% of the corresponding time under the Master Lease. 
 13.4 Sublandlord shall
promptly notify Subtenant in writing of any default by either Sublandlord or Master Landlord under the terms and conditions of the Master Lease which affects Subtenant’s rights under this Sublease. 
 14. ALTERATIONS. 
 Subtenant shall not make
any alterations, additions and improvements (“Alterations”) in or to the Sublease Premises without obtaining the prior written consent of Sublandlord and Master Landlord in accordance with Section 5 of the Master Lease. Subject to the
terms and conditions of the Master Lease, Subtenant will have the right, subject to approval by Sublandlord and Master Landlord, which may be withheld or granted as set forth in the Master Lease, to make alterations to the Sublease Premises,
including but not limited to the addition of offices and conference rooms, modification of the demo room and other alterations. Sublandlord shall not unreasonably withhold such consent and shall request that Master Landlord provide such consent
(where Sublandlord has consented) which request shall be at Subtenant’s sole cost and expense. All Alterations shall be made at Subtenant’s sole expense and by contractors or mechanics approved by Sublandlord and Master Landlord (which
consent as to Sublandlord shall not be unreasonably withheld or delayed) shall be made at such times and in such manner as Sublandlord may from time to time designate, and shall at its option become the property of Sublandlord without its obligation
to pay therefore; provided, however, that Sublandlord shall bear the cost, if any, for removing any such Alterations that so become the property of Sublandlord. All work with respect to any Alterations shall be performed in a good and workmanlike
manner, shall be of a quality equal to or exceeding the then existing construction standards for the Building and shall be constructed in compliance with all plans approved by Sublandlord and Master Landlord. Alterations shall be diligently
prosecuted to completion to the end that the Sublease Premises shall be at all times a complete unit except during the period necessarily required for such work. All Alterations shall be made strictly in accordance with all laws, regulations and
ordinances relating thereto, including all building codes. Subtenant at its expense shall obtain any and all permits and consents of applicable governmental authorities (collectively “Permits”) in connection with all Alterations. Subtenant
shall be liable to Sublandlord and Master Landlord for the reasonable costs of any improvements to the Building (whether or not on the Sublease Premises) which may be required as a consequence of Subtenant’s Alterations. No interior
improvements installed in the Sublease Premises may be removed unless the same are promptly replaced with interior improvements of the same or better quality. Sublandlord hereby reserves the right to require any contractor, subcontractor or
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materials to the Sublease Premises to provide lien waivers and builder’s risk and liability insurance covering the Alterations to the Sublease Premises
as reasonably required by Master Landlord or Sublandlord. Subtenant shall give Master Landlord and Sublandlord ten (10) days written notice prior to the commencement of any Alterations and shall allow Master Landlord and Sublandlord to enter
the Sublease Premises and post appropriate notices to avoid liability to contractors or material suppliers for payment for any Alterations. All Alterations (whether made by Sublandlord or Subtenant) shall remain in and be surrendered with the
Sublease Premises as a part thereof at the termination of this Sublease, without disturbance, molestation or injury, provided that Master Landlord and/or Sublandlord may require any Alterations to be removed upon termination of this Sublease in
accordance with Article 14 of the Master Lease. In such event, all expenses to remove said Alterations (whether made by Sublandlord or Subtenant) shall be paid by Subtenant. Subtenant shall comply at its sole expense with all provisions of the
Master Lease regarding removal of personal property, including furniture, fixtures and equipment, at the termination of the Sublease and repair of the Sublease Premises required by such removal. 
 15. SUBTENANT’S INSURANCE. 
 15.1
Subtenant, at its sole cost and expense, shall maintain or cause to be maintained from and after the Commencement Date and throughout the Term, all insurance required of tenant under the Master Lease. Sublandlord and Master Landlord, shall be named
as loss payees under such insurance. Subtenant shall provide to Sublandlord in connection with the initial issuance and the annual renewal of the policy or policies of insurance carried by Subtenant hereunder a certificate of the insurance company
issuing such policy that such policy provides full replacement cost coverage to cover 100% of the actual cost which would be required to replace the property covered by such insurance. Such policy or policies of insurance shall (a) name
Sublandlord and Master Landlord as additional insureds, (b) be non-assessable, primary and non-contributory with any policies carried by Sublandlord and Master Landlord, (c) provide that the same may not be canceled or materially amended
except upon thirty (30) days’ prior written notice to Sublandlord and Master Landlord and (d) be issued on an occurrence basis. Prior to the time such insurance is first required to be carried by Subtenant and thereafter at least
thirty (30) days prior to the expiration of any such policy, Subtenant shall deliver to Sublandlord certificates evidencing all required insurance. 
 15.2 Subtenant hereby waives on behalf of itself and on behalf of its insurers any and all rights of recovery against Sublandlord, Master Landlord and the officers, employees, agents and representatives of Sublandlord
or Master Landlord on account of loss or damage occasioned to Subtenant or its property or the properties of others under its control caused by fire or any of the extended coverage risks described hereunder to the extent that such loss or damage is
insured under any insurance policy in force at the time of such loss or damage or required to be carried hereunder. If necessary for its effectiveness, Subtenant shall give notice to its insurance carrier of the foregoing waiver of subrogation.
Sublandlord hereby waives on behalf of itself and on behalf of its insurers any and all rights of recovery against Subtenant and its officers, employees, agents and representatives on account of damage to the Sublandlord or its property or the
properties of others under its control caused by fire or any of the extended coverage risks described herein to the extent that such loss or damage is insured under any insurance policy in force at the time of such loss or damage or required to be
carried hereunder. 
  

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 16. SERVICES. 
 Master Landlord and Sublandlord shall not be liable for, and Subtenant shall not be entitled to any abatement of rent (unless an abatement therefor is provided under the Master Lease and this Sublease) by reason of
(a) the failure to furnish or delay in furnishing any of the services when such failure is caused by accident, breakage, repairs, strikes, lockouts or other labor disturbances or labor disputes of any character, or by any other cause, similar
or dissimilar, beyond the reasonable control of Sublandlord or Master Landlord or by the making of any repairs or improvements to the Sublease Premises or to the Building or (b) the limitation, curtailment, rationing or restrictions on use of
water, electricity, gas or any other utility servicing the Sublease Premises or the Building by any utility or governmental agency. Subtenant shall not connect any electrical equipment to the Building’s electricity distribution system which may
overload the electrical capacity of the Building or the Sublease Premises. 
 Sublandlord shall be responsible to repair any latent defect in
the plumbing, fire sprinkler/life safety system, lighting, HVAC systems, and electrical systems in the Sublease Premises that were the obligation of Sublandlord to maintain or repair prior to the Commencement Date as tenant under the Master Lease
that is existing as of the Commencement Date and that is discovered and written notice thereof is given to Sublandlord within 90 days after the Commencement Date. Subtenant, at its sole cost and expense, will assume and maintain in effect the HVAC
maintenance contract currently in effect, at a current cost of $400 per month. 
 17. TIME. 
 Time is of the essence of this Sublease. 
 18. RIGHT TO PERFORM. 
 If Subtenant shall fail to pay any sum of money required to be paid by it hereunder, or shall fail to
perform any other act on its part to be performed hereunder, and such failure shall continue for three (3) days after written notice thereof by Sublandlord, Sublandlord may, but shall not be so obligated to do, and without waiving or releasing
Subtenant from any obligations of Subtenant, make any such payment or perform any such other act on Subtenant’s part to be made or performed as provided in this Sublease (unless Subtenant has commenced diligently to cure such default within the
time period allotted for such cure and thereafter diligently prosecutes such cure to completion). Subtenant shall reimburse Sublandlord for all costs incurred in connection with such payment or performance immediately upon demand. 
 19. SURRENDER OF PREMISES. 
 At the
expiration or earlier termination of the Term, Subtenant shall surrender the Sublease Premises in good order, condition and repair, reasonable wear and tear excepted, and in compliance with the Master Lease. Subtenant will be solely responsible to
remove all items required to be removed by Tenant under the Master Lease, including without limitation complying with Sections 14 and 30 and Exhibit C. Schedule 1 of the Master Lease. The parties further acknowledge and agree
that Sublandlord shall remove the antennae on the roof and , if requested to do so by Subtenant, remove the pre-action system in Room 119 prior to the thirtieth day after the Commencement Date. 
  

 -11- 

 20. FURNITURE, FIXTURES AND EQUIPMENT. 
 At no cost during the Term, Subtenant shall have the right to use any or all of the furniture, fixtures and equipment located in the Sublease Premises
(the “Personal Property”); provided, however, Sublandlord has the right to remove all furniture it is currently using from ten (10) offices and one conference room. Upon the expiration or earlier termination of the Sublease and
provided Subtenant is not in default under the Sublease beyond any grace or cure period, the Personal Property will be automatically transferred to and belong to Subtenant. Subtenant will be solely responsible to insure, maintain and repair and pay
any taxes and other expenses relating to the Personal Property, and upon the expiration or earlier termination of the Sublease term provided Subtenant is not then in default, Subtenant will remove the Personal Property from the Sublease Premises.

 21. NOTICES. 
 All notices
under this Sublease shall be in writing as follows: 
  

					
	 If to Sublandlord:
	  	On Command Video Corporation	  	
		  	4610 S. Ulster Street, Suite 600	  	
		  	Denver, CO 80237	  	
		  	Attn: Pamela J. Strauss, Esq.	  	
			
	If to Subtenant:	  	At the Sublease Premises	  	
		  	Attn.: Michael Hasley, Chief Financial Officer	  	

 or such addresses as may hereafter be designated by either party in writing. Any such notices shall be either sent
by certified mail, return receipt requested, in which case notice shall be deemed delivered three business days after timely deposit, postage prepaid in the U.S. Mail; sent by a nationally recognized overnight courier, in which case notice shall be
deemed delivered when actually delivered; or personally delivered, in which case notice shall be deemed delivered upon receipt. 
 22.
GENERAL PROVISIONS 
 22.1 Entire Agreement. This Sublease contains all of the agreements of the parties, and there are no verbal or
other agreements which modify or affect this Sublease. This Sublease supersedes any and all prior agreements made or executed by or on behalf of the parties hereto regarding the Sublease Premises. 
 22.2 Terms and Headings. The words “Sublandlord” and” Subtenant” include the plural as well as the singular, and words used in
any gender include all genders. The titles to sections of this Sublease are not a part of this Sublease and shall have no effect upon the construction or interpretation of any part hereof. Capitalized terms used in this Sublease without definition
which are defined in the Master Lease shall have the same meanings given to such terms in the Master Lease. 
  

 -12- 

 22.3 Successors and Assigns. All of the covenants, agreements, terms and conditions contained in
this Sublease shall inure to and be binding upon Sublandlord and Subtenant and their respective successors and assigns. 
 22.4
Brokers. Subtenant represents and warrants to Sublandlord that, except for Studley, it has not engaged any broker, finder or other person who would be entitled to any commission or fees with respect to the negotiation, execution or delivery
of this Sublease and shall indemnify, defend and hold harmless Sublandlord against any loss, cost, liability or expense incurred by Sublandlord as a result of any claim asserted by any such broker, finder or other person on the basis of any
arrangements or agreements made or asserted to have been made by or on behalf of Subtenant. Sublandlord represents and warrants to Subtenant that, except for Colliers International, it has not engaged any broker, finder or other person who would be
entitled to any commission or fees, with respect to the negotiation, execution or delivery of this Sublease and shall indemnify, defend and hold harmless Subtenant against any loss, cost, liability or expense incurred by Subtenant as a result of any
claim asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made by or on behalf of Sublandlord. Sublandlord shall pay the commission owing to Colliers International with
respect to this transaction pursuant to a separate agreement with Colliers International and Colliers International shall be solely responsible for paying any commissions claimed by Studley, as the cooperating broker. 
 22.5 Liability of Sublandlord. Sublandlord’s obligations and liability to Subtenant under this Sublease shall be limited solely to the value
of Sublandlord’s leasehold interest in the Sublease Premises, and neither Sublandlord, nor any officer, director, employee or shareholder of Sublandlord, or any parent, subsidiary or affiliate of Sublandlord shall have or incur any personal
liability whatsoever with respect to this Sublease. 
 22.6 Severability. Any provision of this Sublease which shall prove to be
invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect. 
 22.7 Force Majeure. Except as may be otherwise specifically provided herein, time periods for either party’s performance under any provisions
of this Sublease not involving the payment of money or rent shall be extended for periods of time during which said party’s performance is prevented due to circumstances beyond the party’s control, including, without limitation, strikes,
embargoes, governmental regulations, acts of God, war or other strife. 
 22.8 Examination of Lease. Submission of this instrument for
examination or signature by Subtenant does not constitute a reservation of or option to lease, and it is not effective as a lease or otherwise unless and until (a) the execution by and delivery to both Sublandlord and Subtenant, and
(b) the Master Landlord consents hereto as provided in Section 3 above. 
 22.9 Recording. Neither Sublandlord nor Subtenant
shall record this Sublease nor any memorandum hereof without the written consent of the other. 
  

 -13- 

 22.10 Survival of Obligations. All provisions of this Sublease which require the payment of money
or the delivery of property after the termination of this Sublease or require Subtenant to indemnify, defend or hold Sublandlord harmless or require Sublandlord to indemnify, defend or hold Subtenant harmless shall survive the termination of this
Sublease. 
 22.11 Appendices and Riders. The following appendices and riders are attached hereto and by this reference made a part of
this Sublease. 
 EXHIBIT A Master Lease 
 IN WITNESS WHEREOF, the parties hereto have executed this Sublease as of the date first above written. 
  

							
	SUBLANDLORD:	 	SUBTENANT:
		
	On Command Video Corporation	 	BlueArc Corporation
				
	By:	 	 /s/ Christopher R. O’Toole
	 	By:	 	 /s/ Michael S. Hasley

	Name:	 	Christopher R. O’Toole	 	Its:	 	CFO
	Its:	 	Senior VP	 		 	

  

 -14-Lease - Scottish Provident Institution

 Exhibit 10.11 
 18 October 2000 
 THE SCOTTISH PROVIDENT INSTITUTION 
 SYNAXIA NETWORKS LIMITED 
  

 LEASE 
 of premises at

 Queensgate House Waterside Park 
 Bracknell Berkshire 
  

 We hereby certify this to be a true copy of the original. 
 FRESHFIELDS BRUCKHAUS DERINGER 

 Contents 
  

			
	 Clause
	  	Page
	 INTERPRETATION
	  	1
		
	 Definitions
	  	1
	 Construction
	  	4
		
	 DEMISE AND RENTS
	  	5
		
	 RENT REVIEW
	  	6
		
	 TENANT’S COVENANTS
	  	6
		
	 LANDLORD’S COVENANTS
	  	6
		
	 PROVISOS
	  	6
		
	 RECORD OF WHETHER A NEW TENANCY
	  	7
		
	 THE FIRST SCHEDULE
	  	7
		
	 Part I The Estate
	  	7
	 Part II The Demised Premises
	  	7
	 Part III Rights granted
	  	7
	 Services
	  	7
		
	 THE THIRD SCHEDULE
	  	10
	 Tenant’s Covenants
	  	10
	 Pay rents
	  	10
	 Insurance
	  	10
	 Pay outgoings
	  	10
	 Repair
	  	11
	 Decoration maintenance and cleaning
	  	12
	 Yield up
	  	12
	 Permit entry for Landlord and others
	  	13
	 Remedy wants of repair and entry for Landlord on default
	  	14
	 Letting and dealing boards
	  	14
	 Notices
	  	14
	 Statutory requirements
	  	15
	 Alterations
	  	16
	 Signs
	  	18
	 Dangerous and deleterious substances
	  	18
	 Fire precautions
	  	18
	 Securing unoccupied premises
	  	19
	 Loading
	  	19
	 Use
	  	19

			
	 Insurers’ requirements
	  	19
	 Notify damage by Insured Risks
	  	20
	 Prevent encroachments
	  	20
	 Alienation
	  	20
	 Underletting
	  	22
	 Register devolutions
	  	25
	 Compensation
	  	25
	 Defective premises
	  	26
	 Indemnify Landlord
	  	26
	 Costs
	  	26
	 Value Added Tax
	  	27
	 Comply with title matters
	  	27
	 Notify matters affecting Guarantor’s covenants
	  	27
	 Use of common areas
	  	28
	 Refuse regulation
	  	28
	 Regulations
	  	28
		
	 THE FOURTH SCHEDULE
	  	28
	 Landlord’s Covenants
	  	28
	 Quiet enjoyment
	  	28
	 Insurance
	  	28
	 Repair of Services
	  	29
	 Repair of Estate Road
	  	29
	 Repair of Landscaped Areas and Car Parks
	  	30
		
	 THE FIFTH SCHEDULE
	  	30
		
	 Provisos Agreements and Declarations
	  	30
	 Forfeiture
	  	30
	 Notices
	  	31
	 Determination on destruction
	  	32
	 Landlord to have insurance moneys on frustration
	  	32
	 Double insurances
	  	32
	 Interest on unpaid rents and other moneys
	  	32
	 Non-acquisition of easements
	  	33
	 Refusal of rent when breach exists
	  	33
	 Tenant’s covenants fully enforceable
	  	33
	 Warranty disclaimer
	  	33
	 Exclusion of liability
	  	33
	 Enforcement of Landlord’s covenants
	  	34
	 Compensation exclusion
	  	34
	 Common areas
	  	34
	 Modification of Regulations
	  	34
	 Disputes with Adjoining Owners
	  	35
	 Requirement for Notice of Want of Repair
	  	35
	 Severability
	  	35
	 Governing Law and Jurisdiction
	  	35

  

 -2- 

			
	 Contracts (Rights of Third Parties) Act 1999
	  	35
		
	 THE SIXTH SCHEDULE
	  	36
		
	 Regulations
	  	36

  

 -3- 

 THIS LEASE is made on 18th October 2000 
 BETWEEN

 THE SCOTTISH PROVIDENT INSTITUTION whose head office is at P.O. Box 58 6 St. Andrew Square Edinburgh EH2 2YA (the Landlord);

 SYNAXIA NETWORKS LIMITED (registered number 3516646) whose registered office is at 6 Saint Andrew Street London EC4A 3LX (the
Tenant). 
 NOW THIS DEED WITNESSES as follows: 
 INTERPRETATION 
 Definitions 
 1.1 In this Lease unless the context otherwise requires the following expressions shall have the following
meanings: 
 Authorised Guarantee Agreement means an authorised guarantee agreement with respect to the performance by an
assignee of the tenant’s covenants in this Lease to be entered into by the Tenant pursuant to paragraph 22.6 of the Third Schedule such agreement to be in accordance with the provisions of section 16 of the Landlord and Tenant
(Covenants) Act 1995 and subject thereto to be in such terms as the Landlord may reasonably require; 
 Base Rate means the
base rate of Bank of Scotland from time to time ruling or if the same shall become incapable of determination such reasonable rate of interest as the Landlord may from time to time specify in substitution therefor; 
 Basic Rent means the clear yearly rent of Three hundred and thirty two thousand and five hundred pounds (£332,500) as increased
from time to time pursuant to the Second Schedule; 
 COM Regulations means the Construction (Design and Management)
Regulations 1994; 
 Car Parks means the areas shown coloured pink on the Plan; 
 Conducting Media means sewers drains gutters rain water pipes watercourses telecommunications water gas electric mains and other pipes
wires cables ducts and any other conducting media of whatsoever nature; 
 Demised Premises means the land and premises more
particularly described in Part I of the First Schedule and any part thereof together with all buildings now or hereafter erected thereon all Conducting Media and Plant in through over under or upon the said premises all additions alterations
and improvements thereto and all fixtures and fittings therein (other than tenant’s and trade fixtures and fittings); 

 Estate means the land and buildings more particularly described in Part I of the First
Schedule of which the Demised Premises form part or such premises of greater or lesser extent as the Landlord may from time to time notify to the Tenant; 
 Estate Road means the road and pavements shown coloured yellow on the Plan; 
 Insured
Risks means the risks of fire storm tempest flood lightning explosion and in peacetime aircraft and articles dropped therefrom riot civil commotion malicious damage terrorism impact plant and machinery cover overflowing of tanks and bursting
of pipes (except always such risks as cannot reasonably be insured on satisfactory terms or at a reasonable premium or as the insurers or underwriters have refused to insure) and such other risks as the Landlord shall from time to time insure
(subject in all cases to any excesses exclusions and limitations imposed by the insurers or underwriters); 
 Landlord includes
the estate owner for the time being of the reversion immediately expectant on the Termination of the Term; 
 Landlord’s
Surveyor means any firm or person (including a chartered surveyor employed by the Landlord but not the Surveyor) appointed by or acting for the Landlord to perform the function of a surveyor for any purpose under this Lease; 
 Landscaped Areas means the areas shown coloured green on the Plan; 
 this Lease means this Lease any licence or consent granted pursuant hereto and any variation hereof and any deed or instrument made
supplemental hereto; 
 Open Market Rent means the dear yearly rent at which the Demised Premises might reasonably be expected
to be let at the Relevant Review Date as a whole or (if the Demised Premises are then sub-let in part or parts for a period of five years after such Relevant Review Date and the aggregate rental value of such parts (together with any parts which are
not sub-let) is greater than the rental value of the Demised Premises as a whole) in the several parts in which the Demised Premises are then divided by a willing landlord to a willing tenant in the open market with vacant possession and without
fine or premium for a term equal to the contractual term granted by this Lease but commencing on the Relevant Review Date at the rate applicable after the expiry of any rent free or reduced rent period and/or after the giving of any other inducement
of such length or of such amount or nature as would be negotiated in the open market between the willing landlord and the willing tenant to enable the willing tenant to fit out assuming (if not a fact) that: 
 (a) the Demised Premises and all rights appurtenant thereto and all buildings comprised therein are then in existence and if damaged or destroyed are
fully restored and reinstated and any rent cesser or rent abatement in accordance with this Lease does not apply; 
 (b) the willing tenant
has received the benefit of such rent free or reduced rent period or other inducement to enable the willing tenant to fit out; 
 (c) the
Demised Premises enjoy all rights and services necessary for the beneficial use thereof; 
  

 -2- 

 (d) all the covenants stipulations and conditions contained in this Lease on the part of the Tenant have
been duly and fully performed observed and complied with; 
 (e) no work has been carried out to the Demised Premises during the Term or
during any period of occupation by the Tenant or any undertenant or their respective predecessors in title prior to the date of this Lease which would diminish the letting value thereof; 
 (f) the willing tenant is with others in the open market for the Demised Premises; 
 (g) (notwithstanding any act omission or default of the Tenant or other circumstance) the Demised Premises are fit and ready for immediate occupation
and use and can lawfully be used for any use permitted by this Lease; 
 and on a lease which shall otherwise contain the same terms and
provisions in all respects as this Lease (other than the amount of the Basic Rent but including the provisions for review of the Basic Rent herein contained on the basis that such review will take place at five yearly intervals) there being
disregarded any effect on rent of: 
 (A) the fact that the Tenant or any lawful sub-tenant or occupier or their respective predecessors in
title has been in occupation of the Demised Premises; 
 (B) any goodwill attached to the Demised Premises by reason of the carrying on
thereat of the business of the Tenant or any lawful sub-tenant or occupier or their respective predecessors in such business; 
 (C) any
improvement lawfully carried out by the Tenant or any lawful sub-tenant or occupier at its own expense with the Landlord’s written consent (where required) otherwise than in pursuance of an obligation to the Landlord or its predecessors in
title; 
 (D) all Statutory Rent Restrictions; 
 Perpetuity Period means the period beginning on the date hereof and expiring on the sooner of eighty years from the date hereof and the Termination of the Term; 
 Plan means the plan or plans annexed hereto; 
 Planning Acts means the Town and Country Planning Act 1990 the Planning (Listed Buildings and Conservation Areas) Act 1990 the Planning (Hazardous Substances) Act 1990 the Planning (Consequential
Provisions) Act 1990 the Plan and Compensation Act 1991 the Local Government Planning and Land Act 1980 the Local Government (Miscellaneous Provisions) Act 1982 the Housing and Planning Act 1986 and any act for the time being in force of a similar
nature or any laws and regulations intended to control or regulate the construction demolition alteration or change of use of land or buildings or to preserve or protect the environment or the national heritage; 
 Plant means plant equipment machinery apparatus and installations; 
  

 -3- 

 Prescribed Rate means four per centum per annum above Base Rate compounded with rests on
the Rent Days such rate to apply as well after as before any judgment; 
 Regulations means the regulations set out in the
Sixth Schedule and any variations or additions thereto from time to time notified in writing to the Tenant and made by or on behalf of the Landlord for the proper management care or security of the Estate or the comfort safety or convenience of
occupants thereof or persons resorting thereto; 
 Rent Days mean 25 March 24 June 29 September and
25 December in each year and Relevant Rent Day shall be construed accordingly; 
 Review Date means
19 October 2005 and each successive fifth anniversary of such date during the Term and Relevant Review Date shall be construed accordingly; 
 Review Period means the period between a Review Date and the next succeeding Review Date or the Termination of the Term (as the case may be) and Relevant Review Period shall be construed
accordingly; 
 Statutory Rent Restrictions means restrictions imposed by any Act of Parliament which operate to impose any
limitation whether in time or amount on the review of the Basic Rent and/or the collection of an increase in the Basic Rent; 
 Surveyor means an independent chartered surveyor of recognised standing experienced in the valuation and letting of premises so far as practicable of similar character or comparable to the Demised Premises in the locality
thereof or if there are no such premises locally then in the same region as the Demised Premises or nationally (as the case may require); 
 Tenant includes its successors in title and assigns and in the case of an individual his personal representatives; 
 Term means the term hereby granted and shall include any extension holding over or continuation thereof whether by statute agreement or otherwise; 
 Termination of the Term means the determination of the Term whether by effluxion of time re-entry surrender or otherwise; 
 Value Added Tax means Value Added Tax and any other tax replacing or supplementing the same from time to time. 
 Construction 
 1.2 This Lease shall unless the context otherwise requires be construed on the basis
that: 
 (a) where the Tenant for the time being or any guarantor of this Lease comprises more than one person covenants and obligations
assumed by the Tenant or any such guarantor (as the case may be) shall be construed as made by all such persons jointly and severally; 
  

 -4- 

 (b) the Term shall be deemed to commence for all purposes on the date of commencement specified in
clause 2; 
 (c) references (whether specific or general) to any Act of Parliament order instrument regulation directive direction or plan
shall be deemed also to refer to any statutory or other modification or re-enactment thereof from time to time in force and to include any requirement having the force of law in the United Kingdom and any subordinate legislation order instrument
regulation direction or plan from time to time in force made or issued thereunder or deriving validity therefrom or from any enactment repealed thereby or under any such modification or re-enactment; 
 (d) any rights easements and privileges reserved to the Landlord under this Lease and the benefit of all other provisions which may be exercised under
this Lease by the Landlord shall also be for the benefit of and be exercisable by any superior landlord for the time being and any mortgagee of the Landlord and any provision requiring the consent or approval of the Landlord shall be construed as
being deemed to require also the consent or approval of any superior landlord or mortgagee where necessary and any indemnity given to the Landlord shall be deemed to extend to any superior landlord or mortgagee; 
 (e) any covenant on the part of the Tenant not to do any act or thing shall include an obligation on the part of the Tenant not to permit or suffer such
act or thing; 
 (f) words denoting one gender include the other genders and words denoting persons include firms and corporations and vice
versa; 
 (g) clause and paragraph headings shall not affect the interpretation of this Lease; 
 (h) the words including and include shall be deemed to be followed by the words without limitation. 

DEMISE AND RENTS 
 2. In consideration of the rents hereby reserved and the covenants on the part of the Tenant and the conditions hereinafter contained the Landlord
HEREBY DEMISES unto the Tenant the Demised Premises TOGETHER WITH (but to the exclusion of all others) so far as the Landlord is able to grant the same the rights set out in Part III
of the First Schedule EXCEPTING AND RESERVING unto the Landlord and to all other persons from time to time entitled thereto the rights set out in Part IV of the First Schedule TO
HOLD the same unto the Tenant SUBJECT to all rights of light and air and all covenants easements rights and privileges (if any) affecting the Demised Premises including the rights covenants and other matters more
particularly contained or referred to in the Property and Charges Registers of title BK219351 and in the documents short particulars whereof are set out in Part V of the First Schedule for a term of fifteen years commencing on 19 October
2000 YIELDING AND PAYING therefor unto the Landlord without deduction set-off or counterclaim (except such as the Tenant may be required by law to deduct notwithstanding any stipulation to the contrary):

 2.1 Basic Rent: yearly during the Term and so in proportion for any period less than a year the Basic Rent which shall be paid
whether or not demanded in advance by equal 

  

 -5- 

 
quarterly payments on each of the Rent Days except the first payment which shall be made on the 25 March 2001 in respect of the period from and
including 1 June 2001 to (but excluding) the next following Rent Day; 
 2.2 Road Rent: by way of further rent within 14 days of
demand a due and fair proportion (to be conclusively determined by the Landlord’s Surveyor) of (i) all sums incurred by the Landlord (whether by way of payment or incurred as a contribution) including any Value Added Tax or other similar
tax thereon so far as the same is irrecoverable by the Landlord or the person to whom the contribution is payable in the repair maintenance cleansing and when necessary resurfacing rebuilding and renewal (but not improvement) of the Estate Road and
(ii) all administrative charges and managing agents’ fees reasonably and properly incurred by the Landlord as aforesaid in connection therewith; 
 2.3 Landscape Areas and Car Parks Rent: By way of further rent within 14 days of demand an amount equal to all sums incurred by the Landlord including Value Added Tax or other similar tax thereon so far as
the same is irrecoverable by the Landlord in the repair maintenance cleansing marking out and (when necessary) resurfacing rebuilding renewal and replacing of the Landscaped Areas and Car Parks together with all administrative charges and managing
agents’ fees incurred by the Landlord in connection therewith; 
 2.4 Insurance Rent: by way of further rent within 14 days of
demand an amount equal to the cost of insurance incurred from time to time in respect of the Demised Premises and the other items referred to in paragraph 1.2 of the Third Schedule; 
 2.5 Further Rent: by way of further rent all interest and other amounts payable under and at the times set out in this Lease; 
 2.6 Value Added Tax: the Value Added Tax which is or may be chargeable (by reason of an election of the Landlord or otherwise) in respect of the
rents reserved by this Lease. 
 RENT REVIEW 
 3. The Basic Rent shall be reviewed and (if appropriate) increased at the times and in the manner set out in the Second Schedule. 
 TENANT’S COVENANTS 
 4. The Tenant covenants with the Landlord in the manner set out in the Third Schedule. 
 LANDLORD’S COVENANTS 
 5. The Landlord covenants with the Tenant in the manner set out in the Fourth Schedule. 
 PROVISOS 
 6. It is agreed and declared in the manner set out in the Fifth Schedule. 
  

 -6- 

 RECORD OF WHETHER A NEW
TENANCY 
 7. It is hereby recorded that the tenancy created by this Lease is a new tenancy within the
meaning of section 1(3) of the Landlord and Tenant (Covenants) Act 1995. 
 DULY DELIVERED AS
A DEED on the date inserted on page 1 
 THE FIRST SCHEDULE 
 Part I 
 The Estate

 ALL THAT piece or parcel of land at the north west side of Longshot Lane Bracknell in the County of
Berkshire known as Waterside Park as the same is registered at H.M. Land Registry with absolute title under title number BK 219351 and is shown for identification edged in blue on the Plan. 
 Part II 
 The Demised Premises 
 The land situated at Waterside Park Bracknell Berkshire forming part of the Estate and known as Queensgate House for the purpose of identification only
shown edged red on the Plan. 
 Part III 
 Rights granted 
 The following rights (in common with the Landlord and all others now or hereafter
entitled to the like rights) and subject to compliance with the Regulations: 
 Access Ways 
 1. Ingress to and egress from the Demised Premises and the Car Parks at all times with or without vehicles over and along the Estate Road and over and
along the Car Parks for ingress to and egress from the parking spaces within the Car Parks and to make deliveries to the Demised Premises. 
 Part IV Documents referred to in clause 2 [remainder illegible]. 
 Services 
 2. To use all drains sewers channels and watercourses and water gas and electric conduits mains pipes wires and cables or other conducting media and all
or any other services now or hereafter during the Perpetuity Period provided for the Demised Premises and laid in under or over the Estate or in under or over any other property across which the Landlord shall have rights to carry the same for the
passage of surface water and sewage from and water gas electricity and other services to and from the Demised Premises. 
  

 -7- 

 (a) the Surveyor shall be appointed by the Landlord and the Tenant or in default of agreement on such
appointment by the President (or other the acting Chief Officer) for the time being of the Royal Institution of Chartered Surveyors on the written application of the Landlord or the Tenant; 
 (b) the Surveyor shall invite the Landlord and the Tenant to submit to him within such time limits as he shall consider appropriate such written
representations and cross representations as to the amount of the Open Market Rent with such supporting evidence as they may respectively wish; 
 (c) the Surveyor will within two months after his appointment or within such extended period as the parties shall agree (acting reasonably) give to the Landlord and the Tenant written notice of the amount of the Open Market Rent as
determined by him and his determination shall be final and binding on the parties to this Lease; 
 (d) if the Surveyor shall not have given
notice of his determination within the period and in manner aforesaid or if for any reason it becomes apparent that he will be unable to do so within such period the Landlord and the Tenant may agree upon or either of them (having first informed the
other in writing) may apply for a new Surveyor to be appointed in his place (which procedure may be repeated as many times as may be necessary) provided always that any such determination given by the Surveyor outside such time limit but prior to
the appointment of a new Surveyor shall be valid and effective but if given thereafter shall be null and void; 
 (e) the Surveyor’s
fees or charges (including the costs of his appointment) shall be borne between the Landlord and the Tenant in such proportions as the Surveyor shall determine or in the event that no determination is made equally between the Landlord and the
Tenant. 
 3. In the case of determination by the Surveyor acting as an arbitrator the following provisions shall have effect: 
 (a) the Surveyor shall be appointed by the Landlord and the Tenant or in default of agreement on such appointment by the President (or other the acting
Chief Officer) for the time being of the Royal Institution of Chartered Surveyors on the written application of the Landlord or the Tenant; 
 (b) the arbitration shall be conducted in accordance with the Arbitration Act 1996. 
 4. If the Open Market Rent has not been
ascertained (by agreement or determination) by any Relevant Review Date the Tenant shall pay to the Landlord until the date when the Open Market Rent has been ascertained as aforesaid the Basic Rent at the yearly rate payable for the period
immediately preceding the Relevant Review Date and upon the amount of the Basic Rent actually payable from the Relevant Review Date being ascertained the Tenant shall forthwith pay to the Landlord in respect of the period commencing on the Relevant
Review Date and ending on the Relevant Rent Day immediately following such ascertainment the amount by which the Open 

  

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Market Rent for such period exceeds the Basic Rent at the rate previously payable together with interest thereon at the Base Rate for the period commencing
on the Relevant Review Date (or the Relevant Rent Day upon which the relevant proportion of the same would have become due had the Open Market Rent been ascertained before the Relevant Review Date) and ending on the date of payment. 
 5. Throughout any period during the Term that Statutory Rent Restrictions shall apply to prevent or prohibit either wholly or partially: 
 (a) the operation of the above provisions for review of the Basic Rent then the Relevant Review Date or Dates shall be postponed to take effect on the
earliest date or dates thereafter upon which such review may occur and if there shall be a partial relaxation of the Statutory Rent Restrictions there shall be a further review of the Basic Rent on the earliest date thereafter as aforesaid
notwithstanding that the Basic Rent may have been increased partially on or since the original Relevant Review Date; 
 (b) the collection
of any increase in the Basic Rent or any instalment or part thereof by the Landlord or the retention thereof at any time after collection then the collection of any increase or increases in the Basic Rent shall be postponed to take effect on the
earliest date or dates 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; 
 and until the Statutory Rent Restrictions shall be removed the Basic Rent shall be the maximum sum from time to time permitted by the Statutory Rent Restrictions.

 6. On each occasion that the Open Market Rent is ascertained pursuant to this Schedule the Landlord and the Tenant shall complete a
memorandum of the yearly amount of the Basic Rent payable under this Lease for the Relevant Review Period (the form of which memorandum is endorsed on this Lease and the counterpart) and such memorandum shall be signed by or on behalf of the
Landlord and Tenant respectively. 
 7. For the avoidance of doubt it is declared that: 
 (a) the Basic Rent payable for any Review Period shall not be less than the amount of the Basic Rent payable (or which but for Statutory Rent
Restrictions or any rent cesser or rent abatement in accordance with this Lease would have been payable) for the period immediately preceding the commencement of such Review Period; 
 (b) any agreement between or other memorandum in writing signed by or on behalf of the Landlord and the Tenant as to the amount of the Open Market Rent
as at any Review Date or the amount of the Basic Rent payable during any Review Period shall be valid and binding on the parties to this Lease notwithstanding the appointment of the Surveyor or any application for his appointment or the failure in
any manner to adhere to the foregoing procedures methods or timetables for review of the Basic Rent or determination of the Open Market Rent. 
  

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 THE THIRD SCHEDULE 
 Tenant’s Covenants 
 Pay rents 
 1.1 To pay to the Landlord the Basic Rent and other rents payable under this Lease at the times and in the manner as provided in this Lease without any
deduction set-off or counterclaim except as aforesaid the Basic Rent and any Value Added Tax to be paid by means of a banker’s standing order or by such other method as the Landlord may reasonably require. 
 Insurance 
 1.2 To pay to the Landlord
within 14 days of demand an amount equal to: 
 (a) the cost incurred by the Landlord from time to time (without deduction of any agency or
other commission paid or allowed to the Landlord which the Landlord shall be entitled to retain) of insuring: 
 (i) the Demised Premises in
accordance with the provisions of paragraph 2.1 of the Fourth Schedule; 
 (ii) loss of any rent reserved by this Lease; and 
 (iii) against property owner’s third party and public liabilities of the Landlord or relating to the Demised Premises including those arising under
the Defective Premises Act 1972; 
 (b) the cost incurred by the Landlord of obtaining from time to time a professional valuation of the
Demised Premises for insurance purposes and of settling any insurance claims provided that such valuations are carried out no more than once in any period of three years; 
 (c) any applicable excess under any insurance policy effected by the Landlord for the purpose of this Lease in the event of any damage to or destruction
of the Demised Premises by any of the Insured Risks; 
 (d) the cost of insuring any fixtures or fittings installed by the Tenant which have
become part of the Demised Premises or any alterations to the Demised Premises of which the Tenant has given the Landlord written notice and which the Landlord has agreed to insure. 
 Pay outgoings 
 2.1 To pay and
discharge all existing and future rates taxes duties charges assessments impositions and outgoings whatsoever (whether parliamentary parochial local or of any other description) which are now or may at any time hereafter be assessed charged levied
or imposed or payable (a) in respect of the Demised Premises or (b) on or by any estate owner landlord tenant or occupier in aspect thereof (except (subject to paragraphs 27.4 and 28.1 of this Schedule) any tax payable by the Landlord as a
direct result of the ownership of or a dealing by the Landlord with its reversionary interest in the Demised Premises or the receipt by the Landlord of the Basic Rent). 
  

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 2.2 To pay for all gas electricity and water consumed or used on or for the Demised Premises and all
standing charges and charges for meters and installation hire and maintenance in respect thereof and to observe all regulations and requirements of the relevant supply authorities and to pay for all telephone and other communication systems serving
the Demised Premises. 
 2.3 If the Demised Premises shall at any time during the Term be unoccupied for any period during which the Tenant
or any other person shall be entitled to claim or take the benefit of any relief from the payment of general rates or other outgoings and in consequence the amount of any claim to or benefit of similar relief which would otherwise be available to
the Landlord in respect of any period following the Termination of the Term if the Demised Premises were vacant shall or may be reduced or lost to pay to the Landlord on demand in respect of such period an amount equal to the whole amount of the
value to the Landlord of the claim or benefit which is not available to the Landlord and which would otherwise have been available to the Landlord in respect of the Demised Premises had the same been fully occupied throughout the Term and left
unoccupied thereafter (no account being taken of any period of actual occupation by any person after the Termination of the Term). 
 2.4 To
pay on demand a fair proportion of the costs and expenses of making repairing maintaining rebuilding renewing replacing lighting insuring connecting and cleansing all Conducting Media boundary walls fences party walls structures roads pavements open
areas and other conveniences which shall at any time belong to or be used for the Demised Premises in common with other premises near or adjoining thereto the amount due in case of dispute to be assessed by the Landlord’s Surveyor whose
decision shall be final and binding on all parties except in the case of manifest error. 
 2.5 Not to agree or by default allow to be fixed
the rateable value of the Demised Premises or any part thereof without the prior written consent of the Landlord such consent not to be unreasonably withheld and to co-operate with the Landlord in any negotiations with the District Valuer or any
appeal to the Court or to the Lands Tribunal in respect of the rateable value of the Demised Premises. 
 Repair 
 3. To keep in good and substantial repair and condition and as necessary in whole or in part rebuild replace and renew and keep clean and properly
maintained the Demised Premises (including the exterior and structure) and to replace from time to time all landlord’s fixtures fittings and appurtenances in the Demised Premises which may be or become beyond repair at any time during the Term
or at the Termination of the Term provided that there shall be excepted damage by any of the Insured Risks to the extent that the insurance of the Demised Premises effected by the Landlord has not been vitiated or prejudiced or payment of the
insurance moneys refused in whole or in part as a consequence of any act or default of the Tenant or any undertenant or their respective servants agents licensees or invitees. 
  

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 Decoration maintenance and cleaning 
 4.1 As and whenever necessary and in any event as to the exterior of the Demised Premises in every third year of the Term and as to the interior at
intervals of not more than five years but not so as to require redecoration in the penultimate year of the Term and also as to both interior and exterior during the last year prior to or at the Termination of the Term to have prepared and painted
those parts of the Demised Premises usually painted with two coats at least of good quality paint and otherwise to have professionally treated or decorated all other parts of the Demised Premises requiring treatment for preservation and protection.

 4.2 To carry out such painting decoration or other treatment in a proper and workmanlike manner to the reasonable satisfaction of the
Landlord and in accordance with such reasonable directions in regard thereto as may from time to time be communicated to the Tenant by or on behalf of the Landlord and during the last year prior to or at the Termination of the Term in colours tints
and materials previously approved in writing by the Landlord. 
 4.3 Forthwith to replace all broken or damaged glass in the Demised Premises
with glass of the same colour tint and specification. 
 4.4 To clean all windows (externally and internally) and window frames and other
glass comprised in the Demised Premises as often as necessary but at least once in every month. 
 4.5 To procure that all electrical and
mechanical Plant is properly and regularly serviced and maintained by qualified persons approved in writing by the Landlord such approval not to be unreasonably withheld. 
 4.6 To repair maintain and renew when necessary all Car Park lights. 
 Yield up 
 5. To yield up the Demised Premises unto the Landlord at the Termination of the Term so painted treated repaired rebuilt cleansed maintained amended and
kept as aforesaid and otherwise as shall be in accordance with the covenants and conditions contained in or imposed by virtue of this Lease and the keys and all fixtures (other than tenant’s and trade fixtures) of every kind in or upon the
Demised Premises or which during the Term may be affixed or fastened to or upon the same and prior to the Termination of the Term to the reasonable satisfaction of the Landlord: 
 5.1 in case any of the said fixtures shall be missing damaged destroyed or beyond repair forthwith to replace them with others of a similar or more modern
character and of no less value; and 
 5.2 unless released from compliance by written notice given by the Landlord prior to the Termination
of the Term to remove from the Demised Premises all tenant’s and trade fixtures and fittings and furniture and effects and signage and if any alterations have been made to the Demised Premises (whether during the Term or during any period of
occupation by the Tenant or any undertenant or their respective predecessors in title prior to the date of this Lease) to reinstate the Demised Premises to the condition in which the same were prior to the making of such alterations; 
  

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 5.3 to make good any damage caused to the Demised Premises by any such reinstatement or removal or the
removal of any fixtures fittings furniture or effects; and 
 5.4 unless the same shall have been replaced in the preceding two years and
shall be in a reasonable condition at the Termination of the Term to replace the floor coverings laid in the office accommodation forming part of the Demised Premises with new floor coverings of the design style material and quality as are fitted at
the date hereof or as maybe otherwise approved in writing by the Landlord; 
 provided that if the Tenant shall fail to leave the Demised
Premises in all respects in the state and condition in which the same should be left the Tenant shall in addition to the proper costs of remedying the same pay to the Landlord by way of liquidated damages a sum equal to the proportion of the rents
reserved by this Lease at the rates applicable immediately prior to the Termination of the Term payable for the period from the Termination of the Term to the date on which the same shall or should have been remedied the Landlord acting reasonably
and expeditiously. 
 Permit entry for Landlord and others 
 6. To permit the Landlord and others authorised by it with all necessary equipment at all times in case of emergency and otherwise at any reasonable times
or reasonable prior notice without interruption or interference to enter upon the Demised Premises for such period as shall be necessary: 
 6.1 to examine the Demised Premises to ensure that nothing has been done or omitted which constitutes or may be a breach or non-performance of any of the covenants contained in this Lease; 
 6.2 to take schedules or inventories of the items to be yielded up at the Termination of the Term; 
 6.3 to exercise any rights excepted and reserved to the Landlord and for any other purpose connected with the interest of the Landlord in the Demised
Premises or the disposal or charge thereof; 
 6.4 to enable the Landlord to comply with any of its covenants; 
 6.5 to inspect and measure the Demised Premises and for all purposes connected with any intended or pending step under the provisions of Part II of
the Landlord and Tenant Act 1954 or the review of the Basic Rent hereunder; 
 6.6 to inspect and execute repairs additions or alterations to
or upon or maintain the Estate and any adjoining or neighbouring premises; 
  

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 6.7 to inspect maintain cleanse repair alter test renew replace lay and make connections to the
Conducting Media; 
 the person exercising such rights making good to the Tenant all physical damage to the Demised Premises thereby occasioned. 

Remedy wants of repair and entry for Landlord on default 
 7.1 Forthwith to commence and diligently proceed to remedy repair and make good all breaches of covenant wants of repair and of decoration and defects of which notice shall be given by the Landlord to the Tenant and
which the Tenant shall be liable to remedy repair or make good and if the Tenant shall so fail to remedy repair and make good the matters prescribed in such notice within a reasonable period to permit the Landlord and all persons authorised by the
Landlord with or without equipment to enter into and stay upon the Demised Premises and remedy repair and make good the same at the expense of the Tenant (but so that any other right or remedy of the Landlord under this Lease shall not thereby be
prejudiced) and to pay on demand the costs and expenses thereof together with interest thereon at the Prescribed Rate from the respective dates of demand by the Landlord to the date of reimbursement which amounts shall be a debt due from the Tenant
to the Landlord and recoverable at the option of the Landlord by action or as rent in arrear. 
 7.2 To pay to the Landlord on demand all
costs and expenses incurred by the Landlord after the Termination of the Term in repairing restoring painting or otherwise treating the Demised Premises so as to put them into the state and condition required by the Tenant’s covenants together
with interest thereon at the Prescribed Rate from the respective dates of demand by the Landlord to the date of reimbursement. 
 Letting
and dealing boards 
 8. To permit the Landlord and its servants and agents to enter upon the Demised Premises and affix and retain
without interference in a conspicuous position (but not so as adversely to interfere with the access of light and air to or the use and enjoyment of the Demised Premises in any material respect) notices for re-letting the same (if there is a
possibility of the Term being determined) at any time during the last six months of the Term or selling the Landlord’s interest in the Demised Premises at any time during the Term and to permit all persons with written authority from the
Landlord or the Landlord’s agents at reasonable times of the day and following reasonable notice to enter and view the Demised Premises without interruption. 
 Notices 
 9.1 Immediately on becoming aware of the same by the Tenant of any notice or communication
from a competent authority affecting the Demised Premises or their to give to the Landlord a copy thereof and in any event when the Tenant first becomes aware of the service of such notice or of any circumstances likely to lead to service of such a
notice to give to the Landlord full particulars of such notice or circumstances and to make or join in making such objection or representation against in respect of the same as the Landlord may reasonably require. 
  

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 Statutory requirements 
 10.1 At the expense of the Tenant to comply with all present and future Acts of Parliament relating to the Demised Premises or their use or the employment
of persons therein and to obtain the Landlord’s approval (such approval not to be unreasonably withheld) for and execute at the Tenant’s own expense any work required to be carried out in or to the Demised Premises whether such work is
required to be carried out by the owner or the occupier or any other person. 
 10.2 Not at any time to do or omit on or about the Demised
Premises any act or thing by reason of which the Landlord may under any such Acts incur or have imposed upon it or become liable to pay any levy penalty damages compensation costs charges or expenses. 
 10.3 To obtain all licences permissions and consents and to execute and do all works and things and to bear and pay all expenses required or imposed by
any such Acts in respect of any works carried out by the Tenant on the Demised Premises or of any user thereof or of the employment of any persons therein. 
 Planning 
 11.1 At the expense of the Tenant to comply with the provisions and requirements of the
Planning Acts and all licences consents permissions and conditions now or hereafter existing granted or imposed thereunder or under any enactment repealed thereby so far as the same are implemented and relate to or affect the Demised Premises or any
operations works acts or things now or hereafter carried out executed done or omitted thereon or the use thereof for any purpose. 
 11.2 So
often as necessary at the expense of the Tenant to obtain from the Local Planning Authority or other competent authority all licences consents and permissions required under the Planning Acts for any works to or operations on the Demised Premises or
the institution or continuance of any use thereof but so that the Tenant shall not make any application for planning permission without the previous written consent of the Landlord such consent not to be unreasonably withheld or delayed in the case
of alterations or a change of use permitted by this Lease or in respect of which the Landlord’s consent is not to be unreasonably withheld. 
 11.3 Notwithstanding any consent which may be granted by the Landlord not to carry out any works or any alteration or addition to the Demised Premises or any change of use thereof (for which a planning permission needs to be obtained)
before a planning permission therefor has been produced to and approved by the Landlord (such approval not to be unreasonably withheld or delayed in the case of alterations or a change of use permitted by this Lease or in respect of which the
Landlord’s consent is not to be unreasonably withheld) provided that the Landlord may refuse to express its approval on the grounds that the period thereof or anything contained therein or omitted therefrom in the reasonable opinion of the
Landlord would be or be likely to be (whether during the Term or following the Termination of the Term prejudicial to the Landlord’s interest in the Demised Premises or any adjoining or neighbouring land and property belonging to the Landlord.

 11.4 Unless the Landlord shall otherwise direct to carry out before the Termination of the Term any works stipulated to be carried out to
the Demised Premises by a date subsequent to 

  

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the Termination of the Term as a condition of any planning permission which may have been granted during the Term to or implemented by the Tenant, or any
person deriving title under or through the Tenant before or during the Term. 
 11.5 In any case where permission for any development has
been granted subject to conditions the Landlord shall be entitled as a condition of giving its consent to the permitted development to require the Tenant to provide security to the Landlord satisfactory to the Landlord for the compliance with such
conditions and the development shall not be commenced or the use instituted until such security shall have been provided to the satisfaction of the Landlord. 
 11.6 Not to do any thing on or with reference to the Demised Premises which may be grounds for or cause or lead to the compulsory acquisition thereof. 
 11.7 Not to serve any purchase notice under the Planning Acts requiring any authority to purchase the interest of the Tenant in the Demised Premises.

 11.8 To produce on demand to the Landlord or as directed by it to any third party all such plans documents and other evidence as the
Landlord may reasonably require in order to satisfy itself that the provisions of the covenants contained in paragraphs 10 and 11 of this Schedule have been complied with. 
 Alterations 
 12.1 Not to make any
alterations or additions in or to the Demised Premises except (with the prior written consent of the Landlord which shall not be unreasonably withheld): 
 (a) internal non-structural alterations or additions not involving any cutting maiming altering or injuring the Demised Premises; and 
 (b) alterations required to comply with the provisions of paragraphs 10 and 11 of this Schedule; 
 provided that it may be a
condition of any such consent that the Tenant shall enter into such covenants with the Landlord with regard to the execution and reinstatement of the works in such form as the Landlord may reasonably require. 
 12.2 Not to remove any fixtures (of whatever kind) and fittings comprised in the Demised Premises except the Tenant’s trade fittings which do not on
installation become Landlord’s fixtures or fittings unless the Tenant shall on such removal replace the same with fixtures and/or fittings (as the case may be) of equal value and utility. 
 12.3 Not to make any alterations or additions to the electrical gas water or telecommunications installations of the Demised Premises without the prior
written consent of the Landlord (such consent not to be unreasonably withheld) and to procure that all such alterations or additions are carried out by suitably qualified and skilled persons in accordance with regulations and standards of the
relevant supply authority. 
  

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 12.4 To carry out and complete the work involved in all alterations to the Demised Premises in accordance
with the terms of all consents with materials of suitable good quality in a proper and workmanlike manner and to the reasonable satisfaction of the Landlord. 
 12.5 On completion of the installation of anything which shall become part of the Demised Premises forthwith to give to the Landlord written notice of the same stating the full cost of reinstatement thereof.

 12.6 Not to erect or affix to the exterior of the Demised Premises any aerials posts wires fittings or works for telegraphic communication
or other Plant nor to make any aperture in any wall nor to affix any machinery to the Demised Premises without the written consent of the Landlord such consent not to be unreasonably withheld or delayed. 
 12.7 Not to interfere with any Conducting Media which now are or may hereafter be in or through the Demised Premises nor cause access thereto to be or
become more difficult than the same now is nor to cause the Conducting Media serving the Demised Premises to be overloaded or subjected to use in excess of that for which the same were designed or restrict the level of supply of water air gas
electricity or other services to other premises. 
 12.8 Where the CDM Regulations apply to any alterations additions or other works to the
Demised Premises: 
 (a) prior to commencement of any such works to make and serve a declaration to the Health and Safety Executive to the
effect that the Tenant shall act as the sole client in respect of such works for the purpose of the CDM Regulations (and supply a copy of the same to the Landlord); 
 (b) to act as the sole client in respect of such works for the purposes of the CDM Regulations and to comply with all the obligations imposed upon the client by the CDM Regulations; 
 (c) to procure that the Tenant’s planning supervisor (appointed from time to time under the CDM Regulations) and the Tenant’s contractors and
designers shall comply in all respects with the CDM Regulations; 
 (d) on completion of such works to supply to the Landlord’s
Surveyor for retention by the Landlord a full and complete copy of the Health and Safety File for the works prepared in accordance with the CDM Regulations and any code of practice or other guidance issued by any competent authority (the
Health and Safety File) together with a royalty free irrevocable and non-exclusive copyright licence or licences to use and reproduce the same for any purposes relating to the Demised Premises or any part thereof (which licences shall
carry the right to grant sub-licences and shall be transferable to third parties). 
 12.9 To produce and keep all Health and Safety Files
relating to the Demised Premises in accordance with the CDM Regulations and up-to-date and in good order and to supply on demand to the Landlord copies of the same together with a royalty free irrevocable and non-exclusive copyright licence or
licences to use and reproduce the same for any purposes relating to 

  

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the Demised Premises or any part thereof (which licences shall carry the right to grant sub-licences and shall be transferable to third parties) and at the
Termination of the Term to forthwith deliver to the Landlord all such Health and Safely Files. 
 12.10 If the Tenant or any other occupier
of the Demised Premises shall carry out any building work alteration change of use or any other development on or to the Demised Premises to indemnify the landlord against all liability whether immediate or consequential for any tax levy imposition
or charge of whatsoever nature for which the Landlord may be or become liable as a result of the same and also against any further liability to tax flowing from this indemnity or any payment pursuant to it and to repay to the Landlord on demand the
amount thereof together with interest at the Prescribed Rate from the date of payment by the Landlord to the date of such repayment all which sums in default of payment shall be recoverable at the option of the Landlord by action or as rent in
arrear. 
 Signs 
 13.1
Not to affix to or display on the Demised Premises any sign boarding poster placard blind or advertisement which shall be visible from the outside of the Demised Premises except with the prior written consent of the Landlord (such consent not to be
unreasonably withheld or delayed) such means of identification and other signs bearing the corporate or trading name of the Tenant and its corporate logo or any other permitted occupier of the Demised Premises and the nature of its business as shall
be reasonably necessary in connection with the use and occupation of the Demised Premises for the time being the number position size lettering design and materials of which shall first have been approved in writing by the Landlord such approval not
to be unreasonably withheld. 
 Dangerous and deleterious substances 
 14. Not to keep on the Demised Premises any substance of a dangerous corrosive combustible explosive radio-active volatile unstable or offensive nature or
which might in any way damage the Demised Premises or the Conducting Media serving the same (except with the prior written consent of the Landlord and after giving due notice to any insurers of the Demised Premises and subject to any requirements
imposed by them (with which the Tenant shall comply) small quantities of inflammable materials used in connection with the business carried on in the Demised Premises) or the keeping or use of which may contravene any Acts of Parliament nor to stop
up or obstruct in any way or permit oil or grease or other deleterious or other substances that might cause damage to health or the environment to enter by any means the Conducting Media serving the Demised Premises or any adjoining or neighbouring
premises and in the event of such damage or obstruction forthwith to remedy the same and make good all damage to the entire satisfaction of the Landlord. 
 Fire precautions 
 15. At the expense of the Tenant to comply with all requirements and
recommendations (whether legally enforceable or not) from time to time of the appropriate authority in relation to fire precautions affecting the Demised Premises and to keep and maintain sufficient fire fighting and 

  

 -18- 

 
extinguishing apparatus in and about the Demised Premises installed in compliance with such requirements and recommendations and with any legal requirements
and open to inspection and maintained to the reasonable satisfaction of the Landlord and not to obstruct the access to or means of working of the same. 
 Securing unoccupied premises 
 16. Throughout any period during which the Demised Premises are closed
for business or are unoccupied (whether or not furnished) to keep the Demised Premises fully secured and to provide such caretaking and other arrangements as may be necessary to give the Demised Premises reasonable protection from vandalism theft or
unlawful occupation and to pay any additional insurance premiums arising therefrom. 
 Loading 
 17. Not to impose on any part of the floors roof roof trusses ceilings or the structure of the Demised Premises any load or weight greater than that which
the same are designed or constructed to bear with due margin for safety nor by machinery or otherwise to cause or permit any undue vibration to or nuisance by noise or otherwise in the Demised Premises. 
 Use 
 18.1 Not to use the Demised
Premises or any part thereof: 
 (a) for residential purposes or as sleeping accommodation; 
 (b) for any noisy noxious offensive dangerous illegal or immoral purpose or for any auction political or public meeting entertainment or exhibition or
for gambling; 
 (c) in a manner which would cause noxious polluting or contaminative substances to be spilled leaked emitted or deposited
on in under or from the Demised Premises and to clean up and carry out any other necessary remediation works arising from any such matter; 
 (d) in any way or for any purpose which may be an annoyance nuisance damage disturbance or inconvenience to or prejudice the Landlord or the Estate or the owners or occupiers of any premises adjoining or near to the Demised Premises or the
neighbourhood. 
 18.2 Without prejudice to the generality of the foregoing not to use the Demised Premises otherwise than for a use or uses
falling within Class B1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (but not including in this pretext any Order amending or replacing the same). 
 Insurers’ requirements 
 19.1 To
carry out at the Tenant’s expense such works and other precautions as may be required or recommended by any insurers of the Demised Premises in accordance with their directions and not to carry on upon the Demised Premises or any adjoining
property controlled by 

  

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the Tenant any trade business or activity or do or omit any act or thing on or in relation to the Demised Premises which may make void or voidable the policy
of insurance of the Demised Premises or of any adjoining or neighbouring premises belonging to the Landlord or render any increased or extra premium payable in such insurance. 
 19.2 To pay forthwith within 14 days of demand to the Landlord the whole of the amount (including professional and other fees and costs) which should
have been recoverable under any insurance of the Demised Premises or any adjoining or neighbouring premises of the Landlord rendered irrecoverable as a consequence of any act or default of the Tenant or any undertenant or their respective servants
agents licensees or visitors. 
 Notify damage by Insured Risks 
 20.1 To give immediate written notice to the Landlord on the Tenant becoming aware of any destruction of or damage to the Demised Premises stating whether
and to what extent the same was brought about directly or indirectly by any of the Insured Risks. 
 Prevent encroachments 

21.1 Not knowingly to permit any owner of any property adjoining or near the Demised Premises to acquire any rights of way light or air or other
privilege or easement or make any encroachment over against out of or upon the Demised Premises nor to give any acknowledgement that the Demised Premises enjoy any such rights by the consent of any third party and as soon as the Tenant shall become
aware thereof or of any act or thing which might result in the acquisition or making of any of the same to give immediate written notice thereof to the Landlord and to take such stops or action as may be reasonably required by the Landlord for
preventing any of the same from being acquired or made. 
 21.2 Not without obtaining the prior written consent of the Landlord to stop up
darken or obscure any windows or lights belonging to the Demised Premises. 
 Alienation 
 Charges 
 22.1 Not to charge the
Demised Premises as a whole or in part. 
 Declarations of Trust 
 22.2 Not to hold the whole or any part of the Demised Premises or this Lease on trust for another. 
 Assignments 
 22.3 Not to assign the
Demised Premises or this Lease in any part less than the whole. 
  

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 22.4 Not to assign the whole of the Demised Premises: 
 (a) (if the Landlord shall reasonably so require) without obtaining from a guarantor or guarantors reasonably acceptable to the Landlord a full guarantee
of the covenants of the proposed assignee by deed in such form as shall be reasonably required by the Landlord; nor 
 (b) if the proposed
assignee is a company which is in the same group of companies (within the meaning of section 42 of the Landlord and Tenant Act 1954) as the Tenant; nor 
 (c) unless the Tenant has paid or provided security reasonably acceptable to the Landlord for all rents and other sums for which the Tenant is or will remain under this Lease prior to the date of the assignment; nor

 (d) if in the reasonable opinion of the Landlord the proposed assignee is not of sufficient financial standing to enable it to pay the
rents reserved from time to time by this Lease and otherwise perform the covenants on the part of the contained in this Lease; nor 
 (e)
unless (where the assignee or its guarantor (other than the guarantor required to provide an Authorised Guarantee Agreement) is a company registered in England and Wales or in Scotland) the Tenant has produced to the Landlord audited accounts for
either the assignee or its guarantor showing that for each of the three financial years immediately preceding the Tenant’s application for consent to the proposed assignment: 
 (i) the net profits on ordinary activities after taxation of the assignee or such guarantor (as the case may be) exceed an amount equal to three times
the sum of the Basic Rent for those years; and 
 (ii) the assignee’s or such guarantor’s (as the case may be) net current assets
as revealed by the balance sheets in those audited accounts are not less than three times the sum of the Basic Rent for those years; 
 Provided that if the Basic Rent is in the course of review under this Lease then for the purposes of this paragraph the Basic Rent shall be deemed to be the amount stated in writing by the Landlord to the Tenant as being the Landlord’s
reasonable opinion of the Open Market Rent of the Demised Premises as at the Relevant Review Date; 
 And the assignee (or such guarantor (as
the case may be)) shall have produced to the Landlord a certificate signed by a director of the assignee (or of the guarantor (as the case may be)) that there has been no material adverse change in the financial performance and status of the
assignee (or guarantor) since the date of the most recent such audited accounts; 
 And in this paragraph audited accounts
means accounts prepared on a consistent basis and the historical convention and complying in all respects with the requirements of all relevant laws then in force and with all applicable accounting standards and generally accepted accounting
principles of the United Kingdom then in force and certified by the auditors of the assignee or guarantor (as the case may be) as giving a true and fair view of the state of affairs of the assignee or guarantor (as the case may be) and its profits
for the period under review; nor 
  

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 (f) where the proposed assignee is not resident in the United Kingdom of Great Britain and Northern
Ireland. 
 22.5 Not to assign or transfer the whole of the Demised Premises otherwise than in accordance with nor without in each and every
such case first complying with the foregoing provisions and subject to having complied with them and subject to paragraph 22.6 of this Schedule not without obtaining the prior written consent of the Landlord which consent shall not be
unreasonably withheld. 
 22.6 The Landlord and the Tenant agree that for the purposes of section 19(1A) of the Landlord and Tenant Act 1927
the Landlord may give its consent to an assignment subject to conditions that: 
 (a) the Tenant by deed enters into an Authorised Guarantee
Agreement; 
 (b) any guarantor whose guarantee is subsisting immediately before the assignment enters into a guarantee with the Landlord in
such form as the Landlord may reasonably require of the Tenant’s obligations under the Authorised Guarantee Agreement; 
 (c) the
assignment shall not take place until any requisite consent of any superior landlord or mortgagee has been obtained and any lawfully imposed conditions of such consent satisfied; 
 (d) the Tenant obtains from the assignee a covenant by deed with the Landlord to pay the Basic Rent and all other rents reserved by this Lease and to
observe and perform all the covenants on the part of the Tenant and the conditions contained in this Lease from the date of the deed of transfer or deed of assignment of the Demised Premises until such time as the assignee shall be released pursuant
to section 5 of the Landlord and Tenant (Covenants) Act 1995. 
 Underletting 
 22.7 Not to underlet any part or parts of the Demised Premises so as to permit more than four underlettings or five occupancies of the Demised Premises at
any one time (the Tenant counting as one occupancy). 
 22.8 Not to underlet the Demised Premises or any part thereof: 
 (a) at a rent payable more than two quarters in advance; 
 (b) other than on terms which shall contain provisions for review of the rent thereby reserved at such intervals no less frequent than shall be normal in the market for similar property at the time of the grant
thereof having regard to the terms of the proposed underlease; 
  

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 (c) at a rent less than the open market rental reasonably obtainable in the open market without fine
premium or other consideration for the whole or part of the Demised Premises so underlet; 
 (d) unless the underlessee shall be prohibited
from sub-underletting the whole or any part of the premises so underlet; 
 (e) other than on terms which shall incorporate such provisions
as are necessary to ensure that any such underlease is consistent with and in all respects no less than the provisions of this Lease; 
 (f)
unless the form of underlease is first approved by the Landlord (such approval not to be unreasonably withheld or delayed); 
 (g) unless
the property to be underlet falls wholly within the Demised Premises as comprised within this Lease and does not include any property or any right over any property which is not demised by this Lease. 
 22.9 (a) Not to underlet the whole of the Demised Premises at a rent less than the Basic Rent for the time being payable under this Lease unless the
Landlord shall otherwise agree (such agreement not to be unreasonably withheld if the proposed rent is the open market rental reasonably available in the open market without fine premium or other consideration); 
 (b) Not to underlet part only of the Demised Premises at u rent less than such proportion of the Basic Rent for the time being payable under this Lease
as the net lettable floor area of the part of the Demised Premises to be underlet bears to the net lettable floor area of the whole of the Demised Premises (such proportion in case of dispute to be conclusively determined at the expense of the
Tenant by the Landlord’s Surveyor) unless the Landlord shall otherwise agree (such agreement not to be unreasonably withheld if the proposed rent is the best rack rental reasonably available in the open market without fine premium or other
consideration). 
 22.10 Not to underlet the Demised Premises without obtaining from the underlessee: 
 (a) a covenant by deed with the Landlord that the underlessee will throughout the term granted by the underlease: 
 (i) (in the case of an underletting of the whole of the Demised Premises) observe and perform all the covenants and conditions on the part of the tenant
contained in this Lease (other than the covenant to pay the Basic Rent) and the underlease; 
 (ii) (in the case of an underletting of part
only of the Demised Premises) observe and perform all the covenants and conditions on the part of the tenant contained in this Lease (other than the covenant to pay the Basic Rent) so far as the same relate to the underlet premises and in the
underlease; 
 (iii) not assign part only of the premises demised by the underlease; 
  

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 (iv) not sub-let or part with possession or occupation of the whole or any part of the premises demised
by the underlease; 
 (v) not assign the whole of the premises demised by the underlease except in a manner and on terms permitted or
required by this paragraph 22 and by the terms of the underlease being terms in accordance with the provisions of this paragraph 22 nor without first obtaining the written consent of the Landlord under this Lease which consent shall
(subject to compliance with such requirements) not be unreasonably withheld; 
 (b) a covenant from the underlessee in the underlease (which
covenant the Tenant shall enforce) in the terms of paragraphs 22.10(a)(iii) (iv) and (v) of this Schedule; 
 (c) an agreement in
the underlease between the underlessor and the underlessee in the same terms as paragraphs 22.3 22.4 22.5 and 22.6 of this Schedule but with respect to the premises demised by and the basic and other rents reserved by the underlease. 
 22.11 Not to underlet the whole or any part of the Demised Premises without ensuring that the underlease shall contain an agreement authorised by an
Order of a court of competent jurisdiction excluding in relation to the tenancy to be created by such underlease the provisions of sections 24 to 28 inclusive of the Landlord and Tenant Act 1954. 
 22.12 Not to underlet the whole or any part of the Demised Premises otherwise than in accordance with nor without in each and every such case first
complying with the foregoing provisions and subject thereto not without obtaining the prior written consent of the Landlord which consent shall not be unreasonably withheld. 
 22.13 Not at any time during the Term to be a party or privy to an agreement or arrangement for commutation in whole or in part of the rent reserved by
any underlease in consideration of the payment of a lump sum or any other consideration. 
 22.14 Not upon a review of the rent reserved by
any underlease (which the Tenant shall procure is reviewed in accordance with its terms): 
 (a) to agree the amount of any such reviewed
rent; or 
 (b) to make any representations to any third party appointed to determine such reviewed rent; 
 without (in each case) the prior written consent of the Landlord (such consent not to be unreasonably withheld or delayed). 
 22.15 Not at any time expressly or by implication to waive any breach of covenant or obligation by any underlessee or any assignee of any underlease nor
vary the terms of any permitted underlease nor accept a surrender of nor forfeit any underlease in any such case without the prior written consent of the Landlord (such consent not to be unreasonably withheld or delayed). 
  

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 22.16 Not to take any step (whether before or after the granting of any underlease) which would prevent
the Landlord exercising any statutory right which the Landlord may at any time have in respect of any underlease whether in relation to the power to collect underlease rents or otherwise. 
 Sharing Occupation 
 22.17 Not to part
with or share possession or occupation of the Demised Premises or any part thereof other than in a manner permitted by this paragraph 22. 
 22.18 Subject to the Tenant giving not less than 14 days’ prior written notice to the Landlord of the identity of the company and of the part of the Demised Premises affected (if less than the whole) the Tenant may share occupation of
the Demised Premises or the relevant part thereof with a company within the same group of companies (within the meaning of section 42 of the Landlord and Tenant Act 1954) as the Tenant: 
 (a) for so long only as such company shall remain within such group; 
 (b) on terms whereby such company is not given exclusive occupation of the Demised Premises or any part thereof and no relationship of landlord and tenant is created; and 
 (c) provided that any rent or other payment received by the Landlord from any such company shall be deemed to have been paid by such company as agent
for the Tenant. 
 Disclosure of Information 
 22.19 Upon every application for consent required by this paragraph 22 to disclose to the Landlord such information including as to the terms proposed as the Landlord may reasonably require. 
 Register devolutions 
 23. Within one
month of every assignment transfer underlease or charge affecting the Demised Premises or any devolution of the estate of the Tenant therein or this Lease or of any derivative interest and every surrender thereof or the commencement or termination
of any sharing of the Demised Premises or part thereof to give notice in writing to the Landlord and to provide the Landlord with a certified copy of such assignment transfer underlease or charge or the Probate of the Will or Letters of
Administration or other instrument document or evidence of such devolution or surrender or sharing and to pay to the Landlord a reasonable registration fee of not less than twenty-five pounds plus Value Added Tax thereon. 
 Compensation 
 24. To pay or procure
the payment to the Landlord of the due and proper proportion of any compensation paid to the Tenant or payable as a consequence of any notice served on or application refused by any governmental or local authority in respect of the Demised Premises
or the use thereof. 
  

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 Defective premises 
 25. Forthwith upon becoming aware of the same to give notice in writing to the Landlord of any defect in the Demised Premises which would or might give rise to an obligation on the Landlord to do or refrain from doing
any act or thing in order to comply with the duty of care imposed on the Landlord pursuant to the Defective Premises Act 1972 and at all times to display and maintain all notices (including the wording thereof) which the Landlord may from time to
time require to be displayed at the Demised Premises. 
 Indemnify Landlord 
 26. To pay and make good to the Landlord and to keep the Landlord fully and effectually indemnified against all loss costs claims demands liability damage
actions and expenses whatsoever incurred or sustained by the Landlord directly or indirectly as a consequence of or in connection with any breach non-performance or non-observance of any of the covenants and conditions on the part of the Tenant
contained or implied in this Lease or the use of the Demised Premises by the Tenant or any permitted occupier or their respective servants agents licensees or visitors or the exercise of any rights granted by this Lease and such indemnity shall be
without prejudice to any rights or remedies of the Landlord under this Lease in respect of any breach non-performance or non-observance of any covenant or condition. 
 Costs 
 27. To pay within 14 days of demand: 
 27.1 all reasonable and proper legal costs and other costs and professional fees and disbursements incurred by the Landlord in connection with or
incidental to: 
 (a) any application made by the Tenant for a consent licence or approval (whether the same be granted withdrawn or lawfully
refused or proffered subject to any lawful qualification or condition); and 
 (b) the negotiation and preparation of any Authorised
Guarantee Agreement; and 
 (c) the consideration of any proposal (including plans and specifications) for and the inspection supervision
and approval or otherwise of any works on the Demised Premises or any change in the use thereof; 
 27.2 all expenses including
solicitors’ costs and surveyors’ fees incurred by the Landlord in contemplation of or incidental to or arising from the preparation and service of: 
 (a) a notice under section 146 of the Law of Property Act 1925 or of proceedings under sections 146 and 147 of that Act notwithstanding that in any such case forfeiture is avoided otherwise than by relief granted by
the court; and 
  

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 (b) any notice whether served on the Tenant or any other person required to be served by virtue of the
Landlord and Tenant (Covenants) Act 1995 in connection with any breach of the covenants or conditions on the part of the Tenant contained in this Lease or otherwise pursuant to the Landlord and Tenant (Covenants) Act 1995; 
 27.3 all proper expenses including solicitors’ costs surveyors’ fees and bailiffs’ costs and commission incurred by the Landlord in
connection with or incidental to any breach non-performance or non-observance of any of the covenants or conditions on the part of the Tenant contained in this Lease or in contemplation of the enforcement thereof including the service of all notices
relating to and schedules of dilapidations and wants of repair or decoration to the Demised Premises and any negotiations in respect thereof and whether served during the Term or after the Termination of the Term (but relating in all cases to such
wants of repair or decoration that accrued not later than the Termination of the Term) or the levy of distress; 
 27.4 all Value Added Tax
incurred by the Landlord on or included in any amount reimbursable by the Tenant to the Landlord under this Lease to the extent not recoverable by the Landlord as an input. 
 Value Added Tax 
 28.1 Where any
payment due under or by virtue of this Lease is a payment on which Value Added Tax is or may be chargeable (by reason of an election of the Landlord or otherwise) to pay the amount of such tax in respect of the payment at the rate applicable to that
payment. 
 28.2 To ensure that at all times the use of the Demised Premises is for a purpose or purposes such that it will not result in any
election by the Landlord to waive exemption for Value Added Tax being disapplied or restricted. 
 Comply with title matters

 29. Not to breach any of the covenants conditions and provisions affecting the Demised Premises including insofar as the same are still
subsisting and capable of being enforced those contained or referred to in the Property and Charges Register of title BK219351 and in the documents referred to in Part V of the First Schedule and to keep the Landlord fully and effectually
indemnified from and against all costs claims demands and liabilities arising from any future breach non-performance or non-observance thereof. 
 Notify matters affecting Guarantor’s covenants 
 30. To give to the Landlord such advance written notice as may be
reasonably practicable of any circumstances or occurrence which may tend materially to diminish the value to the Landlord of the covenants on the part of any guarantor contained in this Lease in order to enable suitable further arrangements
satisfactory to the Landlord to be agreed and made for reviewing without delay or immediately restoring the status quo or its equivalent and to make or cause such arrangements including without prejudice to the generality of the foregoing the
provision of further or substituted guarantors acceptable to the Landlord to be made in such manner as may reasonably be required by the Landlord. 
  

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 Use of common areas 
 31.1 Not at any time during the Term to cause or permit any damage to or obstruction to the Estate Road or Car Parks and not to park vehicles on the Estate Road. 
 31.2 Not by any act or default to cause or permit the drains pipes conduits ducts cables wires and other conducting media conveying services to the
Demised Premises or those within the Demised Premises to be overloaded or subjected to use in excess of that for which the same were designed or which may restrict the level of supply of water gas or electricity to other parts of the Estate.

 31.3 Not except in any emergency to carry out or permit to be carried out in the Car Parks or on the Estate Roads any repairs to or
replacement of parts in or overhauls to or test of any vehicle. 
 Refuse regulation 
 32. To retain all trade and other refuse upon the Demised Premises in a neat and tidy condition and in proper receptacles and to make adequate
arrangements for the frequent removal of such refuse from the Demised Premises. 
 Regulations 
 33. To observe and conform to the Regulations and use all reasonable endeavours to procure that all persons resorting to the Demised Premises observe and
conform to the same. 
 THE FOURTH SCHEDULE 
 Landlord’s Covenants 
 Quiet enjoyment 
 1.1 The Tenant paying the Basic Rent and other rents and charges payable under this Lease and performing and observing the several covenants and
stipulations on the part of the Tenant contained in this Lease may peaceably and quietly hold and enjoy the Demised Premises during the Term without any lawful interruption or disturbance from or by the Landlord or any person rightfully claiming
under or in trust for it. 
 Insurance 
 2.1 At all times during the Term to insure (unless such insurance shall be prevented or vitiated by the act or default of the Tenant or any undertenant or their respective servants agents licensees or visitors):

  

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 (a) the Demised Premises other than plate and other fixed glass for such amount as the Landlord shall
from time to time be advised by the Landlord’s Surveyor as being equal to the full cost of reinstatement thereof (or such greater amount as the Tenant may reasonably request in writing from time to time) together with architects’ and other
professional fees costs of demolition and site clearance (due allowance being made for possible increases in building costs) and any work which may be required by virtue of any Act of Parliament against loss or damage by the Insured Risks
appropriate thereto; and 
 loss of Basic Rent for five years or such longer period as the Landlord shall reasonably determine at the yearly rate payable
under this Lease and for such additional amounts in respect of rent prospectively payable on review as the Landlord shall reasonably require; 
 [Illegible] insurance office or underwriters of repute upon the usual terms and conditions [illegible] by them for such insurance and through such agency as the Landlord shall [illegible] Provided Always that the Landlord shall not be under
any obligation to insure fixtures or fittings installed by the Tenant which have become part of the Demised Premises or any alterations to the Demised Premises unless the Tenant shall have [illegible] to the Landlord written notice of the same and
of the full cost of reinstatement thereof and the Landlord has agreed with the Tenant to effect the insurance thereof. 
 In case of damage
to or destruction of the Demised Premises by any of the [illegible] Risks and save to the extent that the policy of insurance shall have been [illegible] or payment of the policy moneys refused as a consequence of any act or fault of the Tenant or
of any undertenant or their respective servants agents licensees or visitors and subject to receipt of all insurance moneys to make application [illegible] necessary consents and approvals and forthwith to expend all moneys received [illegible] of
such insurance (other than in respect of loss of any rent reserved by this [illegible]) in rebuilding reinstating and making good (as the case may be) the Demised Premises with all reasonable speed when it is lawful so to do (except fixtures and
[illegible] therein in respect of which the Tenant has not given written notice of the installation thereof as herein provided or which the Landlord has not agreed to insure) [illegible] up any deficiency from the Landlord’s own funds and in
case of rebuilding or substantial reinstatement this covenant by the Landlord shall be satisfied if the Landlord provides in the premises so rebuilt or reinstated accommodation as convenient and commodious as is reasonably practicable but not
necessarily identical to the Demised Premises as the same existed prior to such damage or destruction. 
 Repair of Services

 Subject to compliance by the Tenant with paragraph 2.4 of the Third Schedule to repair replace renew and clean in a good and
workmanlike manner the Conducting [illegible] in and under the Estate until they are taken over by the Local Authority or appropriate statutory undertaking. 
 Repair of Estate Road 
 Subject to the payment by the Tenant of the Road Rent to keep repaired
maintained cleansed and when necessary resurfaced rebuilt and renewed the Estate Road. 
  

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 Repair of Landscaped Areas and Car Parks 
 Subject to the payment by the Tenant of the Landscaped Areas and Car Parks Tenant to keep the Landscaped Areas and the Car Parks well cultivated and
tended (as appropriate) and clean and tidy and as and when necessary to repair maintain resurface [illegible] out replant rebuild renew and repair the same. 
 THE FIFTH SCHEDULE 
 Provisos Agreements and Declarations 
 Forfeiture 
 1. This Lease is made on
the express condition that if and whenever: 
 (a) the Basic Rent or any other rents and charges reserved or made payable under this Lease or
any part thereof respectively shall be unpaid for twenty-one days after becoming due (whether formally or legally demanded or not); 
 (b)
there shall be a breach or non-performance or non-observance of any of the covenants or agreements on the part of the Tenant or stipulations or conditions contained in this Lease imposed on the Tenant; 
 (c) the Tenant or any person who shall from time to time have guaranteed to the Landlord the performance of the covenants on the part of the Tenant and
conditions imposed on it under this Lease being a company shall go into liquidation (other than a voluntary liquidation of a solvent company for the purpose of amalgamation or reconstruction) or have a winding-up petition or petition for an
administration order made against it or have a winding-up or administration order made against it or be unable to pay its debts within the meaning of section 123 of the Insolvency Act 1986 or shall enter into a composition with its creditors or a
scheme of arrangement of its affairs or have an administrator or an administrative receiver or a receiver or manager appointed over all or any part of its undertaking or assets or being an individual shall have a bankruptcy order or an interim order
made against him or enter into a composition with his creditors or scheme of arrangement of his affairs or have an interim receiver appointed in respect of his property; 
 (d) the Tenant in any case shall suffer any distress or execution to be levied on the Demised Premises or their contents; 
 (e) any proceedings or events are instituted or occur outside the jurisdiction of the courts of England which have an analogous effect to any referred to in this paragraph; 
 then and in any such case the Landlord or its agents may at any time thereafter and notwithstanding the waiver or implied waiver of any previous right of re-entry
arising under this Lease re-enter upon the Demised Premises or any part of them in the name of the whole whereupon the Term shall absolutely cease and determine but without prejudice to any rights or remedies which may then have 

  

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accrued to the Landlord in respect of arrears of rent or other breach or non-performance or non-observance of any condition covenant or agreement on the part
of the Tenant contained in this Lease or otherwise. 
 Notices 
 2.1 All notices (other than any notice to be served pursuant to sections 8 10 or 17 of the Landlord and Tenant (Covenants) Act 1995) to be given under
this Lease shall be in writing and section 196 of the Law of Properly Act 1925 as amended by the Recorded Delivery Service Act 1962 shall apply to the service of all such notices and in case of any notice to be served on the Tenant such notice shall
also be duly served if left at the Demised Premises or sent to the last known address of the Tenant. 
 2.2 Notices in connection with this
Lease to be served pursuant to sections 8 10 or 17 of the Landlord and Tenant (Covenants) Act 1995 shall be served in accordance with that Act and consequently section 23 of the Landlord and Tenant Act 1927 shall apply to such notices. 

Suspension of rent 
 3.1 If during
the Term the Demised Premises shall be destroyed or so damaged by any of the Insured Risks as to be unfit for occupation and use then (provided the Tenant shall have duly carried out its obligations under clause 2.2 of this Lease and the insurance
of the Demised Premises or for loss of any rent reserved by this Lease shall not have been vitiated or payment of the policy moneys refused in whole or in part as a consequence of any act or default of the Tenant or any undertenant or their
respective servants agents licensees or visitors and subject to the payment by the Tenant to the Landlord of an amount equal to any applicable excess under the relevant policy of insurance) the Basic Rent or a fair and just proportion thereof
according to the nature and extent of the damage shall be suspended as from the date of such destruction or damage until the period for which the Landlord has insured loss of Basic Rent for the Demised Premises has expired or until the Demised
Premises have been rebuilt or reinstated (whichever is the shorter period) and any dispute as to the extent proportion or period of such suspension shall be determined by a single arbitrator to be appointed by the Landlord and the Tenant or (if they
cannot agree on such appointment) by the President or other the acting chief officer for the time being of the Royal Institution of Chartered Surveyors in accordance with the Arbitration Act 1996. 
 3.2 The Landlord shall have the right at any time within the three months following the destruction of the Demised Premises (or such longer period as
shall be agreed in writing between the Landlord and Tenant before the expiry of such period) and suspension of rent or a proportion thereof determined under the above provision by notice in writing served on the Tenant to determine the Term and upon
service of such notice this Lease shall absolutely determine but such determination will take place without prejudice to any rights then subsisting under this Lease between the parties which shall include but without prejudice to the generality of
the foregoing any rights of the Landlord to unpaid rent or under the covenant to pay to the Landlord as required by paragraph 6 of this Schedule the proceeds of any insurance effected by the Tenant or the other covenants by the Tenant and the
conditions herein contained and any rights of the Tenant to the return of a proportionate part of the rental payment outstanding at the time of the suspension of rent as above. 
  

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 Determination on destruction 
 4. If at the expiration of three years calculated from the date upon which the Demised Premises shall have been destroyed or so damaged by any of the
Insured Risks as to render them unfit for occupation and use (or such longer period as shall be agreed in writing between the Landlord and the Tenant before the expiry of such period) the Landlord shall have been unable to obtain all necessary
consents and approvals for the rebuilding replacement and/or reinstatement of the Demised Premises then (unless otherwise agreed in writing between the Landlord and the Tenant prior to the expiration of such period) this Lease shall determine on
written notice by either party to the other except (in the case of determination by the Tenant) if the insurance of the Demised Premises has been vitiated or prejudiced by or payment of the policy moneys refused in whole or in part as a consequence
of any act or default of the Tenant or any undertenant or their respective servants agents licensees or visitors Provided always that such determination will take place without prejudice to any and all rights then subsisting between the parties to
this Lease. 
 Landlord to have insurance moneys on frustration 
 5. If this Lease shall determine under the provisions of paragraph 3.2 or 4 of this Schedule or the Landlord shall not have completed the rebuilding
replacement or reinstatement of the Demised Premises following destruction or damage by any of the Insured Risks at the Termination of the Term then and in either such case all moneys payable or to become payable under any insurance effected
pursuant to the Landlord’s covenant in this Lease in that respect shall be paid to the Landlord for its own use and benefit. 
 Double insurances 
 6. If at any time the Tenant is entitled to the benefit of any insurance of the Demised Premises which
shall cause the Landlord’s insurers to refuse to make payment in full then the Tenant shall pay or procure that there be paid to the Landlord for its own use and benefit all moneys received or to be received by virtue of such insurance.

 Interest on unpaid rents and other moneys 
 7. If the Basic Rent and any Value Added Tax payable thereon shall not be paid to the Landlord within seven days of the Relevant Rent Day (whether or not demanded) or any other rents or amounts payable by the Tenant
to the Landlord under this Lease shall not be paid within seven days of the date of demand or other due date the Tenant shall pay to the Landlord with any such sums (but without prejudice to any other rights or remedies of the Landlord) interest
thereon at the Prescribed Rate calculated on a day-to-day basis from the date on which the same became due and payable down to the date of payment by the Tenant. 
  

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 Non-acquisition of easements 
 8. The Tenant shall not by implication of law or otherwise be entitled to any estate or any right privilege or easement (except as expressly granted by
this Lease) nor shall the Tenant by virtue or in respect of the Demised Premises or this Lease be deemed to have acquired or to be entitled nor shall it during the Term acquire or become entitled by length of enjoyment prescription or any other
means to any such estate right privilege or easement. 
 Refusal of rent when breach exists 
 9. If the Landlord shall refuse to accept the Basic Rent or any other rents or amounts payable by the Tenant to the Landlord under this Lease in order to
avoid a waiver of any right which the Landlord may have to forfeit this Lease or re-enter the Demised Premises by reason of any breach of covenant by the Tenant or otherwise then notwithstanding any tender of the same by the Tenant such sums shall
bear interest to be paid by the Tenant at the Prescribed Rate calculated on a day-to-day basis from the date on which the same became due and payable down to the date upon which payment shall be accepted by the Landlord or earlier forfeiture or
re-entry. 
 Tenant’s covenants fully enforceable 
 10. Each of the Tenant’s covenants contained in this Lease shall remain in full force both at law and in equity notwithstanding that the Landlord may have waived or released temporarily or permanently revocably
or irrevocably or otherwise any similar covenant affecting other premises adjoining or near to the Demised Premises or have waived any prior breach of any covenant on the part of the Tenant. 
 Warranty disclaimer 
 11. The Tenant
acknowledges that no representation or warranty has been given prior to the date hereof or is given or implied by this Lease that the use now or hereafter proposed by the Tenant for the Demised Premises is or will be or will remain a use which does
not constitute a breach of the Planning Acts or will not require planning permission and that no consent which the Landlord may give to any change of use shall be taken as including any such representation or warranty and the Term and the Basic Rent
and other rents or amounts payable to the Landlord under this Lease shall not (save to the extent provided in paragraph 3 of this Schedule) determine by reason of any changes modifications or restrictions of the use of or access to the Demised
Premises or by the same being or becoming impracticable or prohibited for any reason. 
 Exclusion of liability 
 12. Save to the extent to which the Landlord shall be covered by insurance the Landlord shall not be liable to the Tenant (except as expressly provided in
this Lease) or any other person in respect of: 
 (a) any damage suffered by the Tenant or any undertenant or occupier or their respective
servants agents or visitors by reason of any defect in the Demised Premises; 
  

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 (b) any injury death damage destruction whether to person property or goods or financial or
consequential loss due directly or indirectly to or caused by any act neglect omission or default of any other occupier for the time being of the Demised Premises (or their respective; servants agents or visitors) or any person authorised by the
Landlord to enter the Demised Premises; 
 (c) any loss damage nuisance interference or annoyance suffered during the carrying out of
inspections repairs decorations additions alterations or other works whether structural or otherwise which may appear to the Landlord to be necessary or desirable to the Demised Premises. 
 Enforcement of Landlord’s covenants 
 13. The covenants on the part of the Landlord contained in or obligations on its part implied by this Lease shall be binding in full on the owner of the reversion expectant on the Termination of the Term but shall not be enforceable against
any person who has owned such reversion after he shall have parted with all interest therein. 
 Compensation exclusion 
 14. Subject to section 38(2) of the Landlord and Tenant Act 1954 neither the Tenant nor any assignee or underlessee (whether immediate or derivative) of
the Term or of the Demised Premises shall be entitled on quitting the Demised Premises to any compensation under section 37 of such Act. 
 Common areas 
 15. Notwithstanding anything contained in these Presents the Landlord shall not be liable to the Tenant nor
shall the Tenant have any claim against the Landlord in respect of any temporary disruption to the Estate Road Landscaped Areas or Car Parks by reason of necessary repair or maintenance or by reason of damage thereto or destruction thereof by fire
water Act of God or other cause beyond the Landlord’s control or by reason of the exercise of rights granted by a Deed dated 13th June 1986 and made between the Landlord (1) Wyndham Investments Limited (2) Bracknell Wine Company
Limited (3) Gordon Lester Bollingbroke Foulger and Peter Foulger (4) and Waterside Park Limited (5) PROVIDED ALWAYS that the Landlord shall use its best endeavours to keep such
disruption to a minimum and to ensure that reasonable access to the Demised Premises is available at all times. 
 Modification of
Regulations 
 16. The Landlord shall be at liberty to facilitate the better regulation management care and security of the Estate and the
buildings thereon and the comfort safety and convenience of the occupants thereof and all other persons resorting thereto to alter and modify the Regulations from time to time at its discretion and by notice in writing to the Tenant but shall not be
under any obligation to institute proceedings to enforce compliance therewith unless it thinks fit so to do. 
  

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 Disputes with Adjoining Owners 
 17. Any dispute arising between the Tenant and tenants or occupiers of adjoining or neighbouring premises belonging to the Landlord about any easement
right or privilege in favour of or affecting the Demised Premises or the premises adjoining or near the Demised Premises shall be decided by the Landlord’s Surveyor (whose decision including as to costs shall be binding upon the Tenant who
shall submit to and abide by such decision). 
 Requirement for Notice of Want of Repair 
 18. Notwithstanding anything contained or implied in this Lease the Landlord shall not be under any liability in respect of any want of maintenance or
repair unless the Landlord shall have received actual notice of the want of maintenance or repair and shall thereafter have failed to remedy the same as soon as reasonably practicable. 
 Severability 
 19. If any provision of
this Lease is held to be invalid or unenforceable then such provision shall (so far as invalid or unenforceable) be given no effect and shall be deemed not to be included in this Lease but without invalidating any of the remaining provisions of this
Lease. 
 Governing Law and Jurisdiction 
 20.1 This Lease shall be governed by and interpreted in accordance with English law. 
 20.2 The parties give
the courts of England exclusive jurisdiction to settle any dispute (including claims for set-off and counterclaims) which may arise in connection with the validity effect interpretation or performance of or the legal relationships established by
this Lease or otherwise arising in connection with this Lease. 
 20.3 The agreement contained in paragraph 20.2 of this Schedule is
included for the benefit of the Landlord and accordingly notwithstanding the exclusive agreement in paragraph 16.2 the Landlord shall retain the right to bring proceedings in any other court which has jurisdiction by virtue of the Convention on
Jurisdiction and the Enforcement of Judgments signed on 27 September 1968 (as from time to time amended and extended). 
 Contracts
(Rights of Third Parties) Act 1999 
 21. A person who is not a party to this Lease shall have no right under the Contracts (Rights of
Third Parties) Act 1999 to enforce any of its terms. 
  

 -35- 

 THE SIXTH SCHEDULE 
 Regulations 
 1. Once monthly to wipe down and clean all external signs including directional and
light fittings. 
 2. Every six months to clean out any petrol interceptors traps and gullies exclusively serving the Demised Premises and
annually rod through and clean all drains exclusively serving the Demised Premises. 
 3. To wash down and disinfect all external rubbish
areas once a month. 
 4. Not to park vehicles on the Estate Road. 
  

			
		 	 (EXECUTED as a DEED under (THE COMMON SEAL of THE (SCOTTISH PROVIDENT (INSTITUTION attested by:

		
	 	 	  

		 	Authorised Signatory
		
		 	  

		 	Authorised Signatory

  

 -36- 

 MEMORANDUM 
 Subject to the provisions of the Second Schedule to the within written Lease it has [illegible] between the Landlord and the Tenant that the Basic Rent of £332,500 (three hundred and thirty two pounds and five hundred pounds) per
annum first [illegible] by clause 2 of the within written Lease shall be increased to £            
(                     pounds) per annum as from the      day of
             Two Hundred and
                                        .

 [            ] by
                                        
                                        )

 [            ] behalf of the
                                        
                        ) 
 Landlord/Tenant
                                        
                                ) 
 MEMORANDUM 
 Subject to the provisions
of the Second Schedule to the within written Lease it has [illegible] agreed between the Landlord and the Tenant that the Basic Rent of             
(                     pounds) per annum first reserved by [illegible] of the within written Lease shall be increased to
£             (                     pounds) per annum as from the
     day of              Two Hundred and
                                        .

 [Illegible] by
                                        
                                    ) 
 [Illegible] behalf of the
                                        
                    ) 
 Landlord/Tenant
                                        
                              ) 
  

 -37-

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