Document:

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                                                              Exhibit 10.67

                             CONFIDENTIAL TREATMENT

                                 AMENDMENT NO. 2

                                     to the

                       MANUFACTURING AND SUPPLY AGREEMENT

                      entered into as of September 30, 2001

                                 by and between

                ACS DOBFAR, SPA AND CUBIST PHARMACEUTICALS, INC.

         This AMENDMENT NO. 2 ("AMENDMENT NO. 2"), to that certain Manufacturing
and Supply Agreement (the "AGREEMENT") entered into as of September 30, 2001, is
made this 12th day of February, 2003, by and between ACS Dobfar, SpA, an Italian
corporation ("ACSD") and Cubist Pharmaceuticals, Inc., a Delaware corporation
("CUBIST"). Unless otherwise defined herein, capitalized terms used but not
defined herein shall have the meaning set forth in the Agreement, and the
Agreement shall be amended to incorporate any additional definitions provided
for in this Amendment No. 1, including definitions in the preamble and recitals
hereto.

         WHEREAS, Cubist and ACSD desire to amend the Agreement as set forth in
this Amendment No. 1;

         NOW, THEREFORE, in consideration of the foregoing and the mutual
promises made herein, and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the parties hereto agree to
amend the Agreement as follows:

         1. AMENDMENT OF SECTION 2.1. The Agreement is hereby amended by
deleting Section 2.1 thereof in its entirety and replacing it with the following
Section 2.1:

         2.1      FACILITY CONSTRUCTION AND TIMETABLE

                  (a) By [*] (the FACILITY COMPLETION TARGET DATE), ACSD will
         construct, equip, test and qualify (IQ/OQ/PQ) and make operational the
         Facility in accordance with current Good Manufacturing Practices.

         ACSD's obligations hereunder include, but are not limited to:

                  (i)      [*] necessary to perform the Process in a dedicated
                           Facility;

                  (ii)     provision of [*] for [*] of [*];

                  (iii)    the [*] of all required [*] for the [*] of Product
                           and [*]: and

                  (iv)     [*] to manufacture Product.

         Subject to adjustment in accordance with Section 2.2, ACSD will
         complete all activities and to meet all dates set forth in this
         Agreement. ACSD agrees that the following events (the "Targets") shall
         occur by [*]: (i) ACSD shall produce [*] full [*] of the Facility; (ii)
         [*] thereto shall be completed and ready for [*]; (iii) ACSD shall
         commence [*]; and (iv) ACSD will be prepared in all respects for a [*].
         The target date for [*] of the NDA Manufacturing Supplement for [*] is
         [*]. In addition, ACSD shall (i) complete [*] and validation of [*] by
         [*]; and (ii) complete

*CONFIDENTIAL TREATMENT REQUESTED: MATERIAL HAS BEEN OMITTED AND FILED
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                                       2

         theconsistency batches, the IQ/OQ/PQ, and the [*] validation batches
         for the purification process by [*]. ACSD agrees that time is of the
         essence in completing the tasks set forth in this Section 2.1 in order
         to comply with ACSD's obligation to supply Product in [*]. In
         connection with ACSD completing all activities required to meet the
         aforementioned dates, Cubist shall remit to ACSD [*] of [*] on each of
         (i) the date of execution by both parties of this Amendment No. 2 (the
         "February Payment"); (ii)May 1, 2003 (the "May Payment"); and (iii)
         August 1, 2003 (the "August Payment").

                  (b) By March 1, 2003, ACSD and Cubist shall mutually agree
         upon a schedule for all tasks [*] set forth in section 2.1(a) above
         (the "Schedule"). In the event that, in Cubist's sole discretion,
         Cubist determines that the Schedule will not enable [*], the May and
         August Payments shall not be payable to ACSD and ACSD shall promptly
         refund to Cubist the February Payment.

         2. AMENDMENT OF SECTION 3.2. The Agreement is hereby amended by
deleting Section 3.2 thereof in its entirety and replacing it with the following
Section 3.2:

         3.2      PROCESS VALIDATION

         ACSD will [*] a validation process at the Facility in accordance with
         EXHIBIT D herein, and at ACSD expense. [*] and limits for the process
         must span the [*] and limits [*] during the manufacture of [*] at [*].
         No Process changes will be made during the period beginning on [*] and
         ending on the [*]. All post-validation process changes must be approved
         by Cubist in writing. Cubist will provide [*] and [*] as such reports
         become available. ACSD will provide Cubist with a [*]* for the Facility
         and Process.

         3. AMENDMENT OF SECTION 3.3. The Agreement is hereby amended by
deleting Section 3.3 thereof in its entirety and replacing it with the following
Section 3.3:

         3.3      PROCESS IMPROVEMENTS

         Following the [*] of the date of the Facility Approval, ACSD may
         continue operating [*] Process improvements [*]. No Process
         improvements will be made during the period beginning on [*] and ending
         on the [*]. [*] for the purpose of [*] will be entirely at [*]. ACSD
         will reimburse Cubist for any additional Cubist expenses [*]. All [*]
         related to the [*] will be implemented only after [*]. The
         authorization will be obtained in writing following a successful and
         complete [*] outlined in the [*].

         4. AMENDMENT OF SECTION 3. The Agreement is hereby amended by adding
the following Section 3.5 immediately following the end of Section 3.4 of the
Agreement

*CONFIDENTIAL TREATMENT REQUESTED: MATERIAL HAS BEEN OMITTED AND FILED
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                                       3

3.5      Q.A. DIRECTOR

         In order to ensure and maintain consistent quality assurance with
         respect to the Product and the process, on or before April 1, 2003 ACSD
         shall have hired, with the approval of Cubist (which approval shall not
         be unreasonably withheld), a full-time Quality Assurance Director and
         shall engage an independent validation consultant, each with
         significant experience in the process of manufacturing and supply of
         pharmaceutical products.

         5. AMENDMENT OF SECTION 5.1. The Agreement is hereby amended by
deleting Section 5.1 thereof in its entirety and replacing it with the following
Section 5.1:

         5.1      PURCHASE COMMITMENT

         Contingent upon the [*], Cubist will purchase a [*] kilograms of
         Product during the term of this Agreement, [*] and further subject to
         the [*]. In the event that the [*], or the [*], Cubist shall not be
         required to purchase [*] kg of Product [*] or in any other year during
         the term of the Agreement. Notwithstanding anything to the contrary
         herein, ACSD will [*] to be delivered in the year [*] and, if longer,
         the [*], in accordance with the commercial Process specified in the
         Exhibits B-1, C-1 and D herein which may be modified in writing by
         Cubist from time to time. To the extent that there is any conflict
         between the [*] set forth in Exhibit C-1 and those set forth in Exhibit
         B-1, the [*] set forth in Exhibit C-1 shall supersede in all respects.
         During the period prior to the receipt of Product Approvals, Cubist [*]
         in accordance with EXHIBITS B-1, C-1, and D herein. Any such Product
         purchases shall count toward the [*] kilograms of Product that Cubist
         is required to purchase. Subject to the conditions of this Agreement,
         Cubist agrees to make the following yearly purchases:

                   YEAR                PURCHASE MINIMUM(KG)

                   2004                [*]

                   2005                [*]

                   2006                [*]

                   2007                [*]

                   2008                [*]

                   2009                [*]

                   2010                [*]

                                       [*]

         The above schedule will be extended for any delays caused by ACSD.

*CONFIDENTIAL TREATMENT REQUESTED: MATERIAL HAS BEEN OMITTED AND FILED
 WITH THE COMMISSION

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                                       4

6. AMENDMENT OF SECTION 5.6. The Agreement is hereby amended by deleting Section
5.6(a) in its entirety and replacing it with the following Section 5.6(a)
5.6 OBLIGATION TO SUPPLY

(a)      [*] for Product submitted by Cubist [*], provided that such
         request is delivered to ACSD at least [*] days prior to the
         beginning of the corresponding quarter. ACSD shall not be in
         breach of this Section 5.6 if [*]. Delivery dates will be set
         independently from Product release and invoice dates as described
         in Section 5.7;

         7. AMENDMENT OF SECTION 6.1. The Agreement is hereby amended by
deleting Section 6.1 thereof in its entirety and replacing it with the following
Section 6.1:

         6.1      PRODUCT PRICE

                  (a)      Subject to the provisions of Sections 5, 6 and 7,
                           Cubist will [*], including the additional [*] kg
                           required to be purchased by Cubist in [*], at a price
                           of [*] per kilogram (USD [*]/kg);

         8. AMENDMENT OF SECTION 6.2. The Agreement is hereby amended by
deleting Section 6.2 thereof in its entirety and replacing it with the following
Section 6.2:

         6.2      PRODUCT PRICE [*]

         Cubist will pay ACSD [*] per kilogram (USD [*]) on the [*] purchased
         over the life of the contract other than the [*] kgs of Product [*] in
         [*] until cumulative [*] payments equal [*] (USD [*]). Once the
         cumulative [*] payments have accrued to [*](USD [*]), Cubist will
         immediately stop paying the [*] and will pay [*] per kilogram (USD
         [*]/kg) of Product, as provided in Section 6.1 herein.

                  YEAR                        PURCHASE MINIMUM            [*]

                  2005                        [*]                         [*]

                  2006                        [*]                         [*]

                  2007                        [*]                         [*]

                  2008                        [*]                         [*]

*CONFIDENTIAL TREATMENT REQUESTED: MATERIAL HAS BEEN OMITTED AND FILED
 WITH THE COMMISSION

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                                       5

                  2009                        [*]                         [*]

                  2010                        [*]                         [*]

                                                                          [*]

         The above schedule will be [*]. In the event that Cubist [*] as
         provided in Section 5.1, Cubist will pay [*] corresponding to the [*]
         in the year specified in this Section 6.2. Any delays [*] (including,
         but not limited, to [*]) will extend [*].

         9. AMENDMENT OF SECTION 7. The Agreement is hereby amended by deleting
Section 7 thereof in its entirety and replacing it with the following Section 7:

7.       EXCLUSIVITY

         ACSD covenants that it will not promote, sell, deliver or provide any
         Product or Daptomycin to any third party without the prior written
         consent of Cubist, or produce any product, bulk drug substance or
         active pharmaceutical ingredient [*] other than the Product.
         Notwithstanding the foregoing, ACSD shall be permitted to produce
         vancomycin (the "Competing Product") in the Facility for Eli Lilly &
         Company, provided that the following conditions have been and continue
         to be met at all times:

         (i)  ACSD [*] and as well as [*];

         (ii) ACSD [*] in accordance with the [*] in Cubist's Purchase Orders;

         (iii) ACSD, [*] in accordance with [*]; and

         (iv) At Cubist's request, [*], dedicated [*].

         In the event that any of conditions (i) through (iv) are not met, ACSD
         shall lose its right to produce the Competing Product and shall cease
         production thereof upon receipt of written notice from Cubist.

         10. AMENDMENT OF SECTION 12.1. The Agreement is hereby amended by
deleting Section 12.1 thereof in its entirety and replacing it with the
following Section 12.1:

         12.1     TERM

         This Agreement shall take effect as of the Effective Date and shall
         remain in effect until the seventh anniversary of Facility Approval or
         until ACSD has received all payments due under Section 6.2 unless
         sooner terminated in accordance with Section 12.2 or extended in
         accordance with this Section 12.1. Thereafter, this Agreement shall
         automatically renew for additional two-year terms. Not later than the
         sixth (6h) anniversary of the Effective Date, Cubist shall notify ACSD
         in writing whether Cubist desires to extend the Agreement for an
         additional two years. All

*CONFIDENTIAL TREATMENT REQUESTED: MATERIAL HAS BEEN OMITTED AND FILED
 WITH THE COMMISSION

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                                       6

         applicable terms and conditions of this Agreement shall remain in
         effect during such extension term, unless expressly amended in writing
         by the parties. Cubist may renew this Agreement for additional two-year
         extension terms by providing written renewal notice to ACSD not later
         than twelve (12) months prior to the expiration of the then current
         extension term.

         11. AMENDMENT OF SECTION 12.2. The Agreement is hereby amended by
adding the following Section 12.2(c) immediately following Section 12.2(b) of
the Agreement:

                  (c) In the event that any current Cubist supplier of Product
purchases substantially all of the stock or assets relating to that portion of
ACSD's business that is related to the subject of this Agreement, all payments
hereunder shall be promptly returned to Cubist and Cubist shall have the right
to modify any Purchase Requirements set forth herein. Cubist shall also have the
right to pursue an alternative source of supply for the Product.

12.      AMENDMENT TO EXHIBITS B AND C AND ADDITION OF NEW EXHIBIT F.  The
Agreement is hereby amended by replacing Exhibits B (In-Process Testing
Procedures and Specifications) and C (Product Release Test Methods and
Specifications) with Exhibits B-1 (CMC section of the Cubist U.S. NDA filing)
and C-1 (Master Product Specifications) attached hereto. To the extent that
there is any conflict between the specifications set forth in Exhibit C-1 and
those set forth in Exhibit B-1, the specifications set forth in Exhibit C-1
shall supersede in all respects.

         13. NO OTHER AMENDMENTS. Except to the extent amended hereby, all of
the definitions, terms, provisions and conditions set forth in the Agreement are
hereby ratified and confirmed and shall remain in full force and effect. The
terms and conditions herein and subject matter hereof shall at all times be
considered Confidential Information of Cubist, as defined in the Agreement. The
Agreement and this Amendment No. 2 shall be read and construed together as a
single agreement and the term "Agreement" shall be deemed a reference to the
Agreement as amended by this Amendment No. 2. This Amendment No. 2 may be signed
in any number of counterparts, each of which shall be deemed to be an original
and all of which together shall constitute but one and the same instrument. In
making proof of this Amendment No. 2 it shall not be necessary to produce or
account for more than one such counterpart.

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                                       7

         IN WITNESS  WHEREOF, this Amendment No. 2 has been executed under seal
by the parties hereto as of the day and year first above written.

                                 ACS DOBFAR SpA

                                 By: /s/ MARCO FELICIANI
                                    -------------------------------------
                                    Title:  President

                                 Date: 02/20/03

                                 CUBIST PHARMACEUTICALS, INC.

                                 By: /s/ MICHAEL W. BONNEY
                                    -------------------------------------
                                    Title:  President/COO

                                 Date: 2/13/03<Page>

                                                                EXHIBIT 10.68

                            DATED 20th February 2002

                          SLOUGH TRADING ESTATE LIMITED

                                     - and -

                       CUBIST PHARMACEUTICALS (UK) LIMITED

                                       and

                           CUBIST PHARMACEUTICALS INC.

                            ------------------------

                               AGREEMENT FOR LEASE

                                 - relating to -
                       Building 595 (Postal [ ]) Bath Road
                         Trading Estate Slough Berkshire

                            ------------------------

                                NABARRO NATHANSON
                                  The Anchorage
                                34 Bridge Street
                                 Reading RG1 2LU

                             Ref: JD/TNP/S2884/00717

                               Tel: 0118 950 4700
                                Fax: 01753 512768

<Page>

AN AGREEMENT made the 20th day of February the year Two thousand and two BETWEEN

(1)  SLOUGH TRADING ESTATE LIMITED (Company Registration Number 1184323) whose
     registered office is at 234 Bath Road Slough Berkshire SL1 4EE ("the
     Landlord")

(2)  CUBIST PHARMACEUTICALS (UK) LIMITED (Company Registration Number 3699468)
     whose registered office is at 545 Ipswich Road Slough Berkshire SL1 4EQ
     ("the Tenant")

(3)  CUBIST PHARMACEUTICALS INC. whose registered office is at 24 Emily Street
     Cambridge Massachusetts 02139 United States of America ("the Surety")

WHEREBY IT IS AGREED as follows:-

1.   DEFINITIONS AND INTERPRETATION

     "APPROVALS"

               means all approvals consents licences permissions certificates
               and statutory agreements (including Planning Permission and
               Building Regulations Consents) and licences of any local or other
               competent authority or person which may from time to time be
               necessary to enable the Landlord lawfully to commence and to
               carry out and complete the Works

     "THE ARCHITECT"

               means an experienced architect of at least 5 years experience and
               practice appointed by the Landlord to act in the capacity of the
               Architect

     "BUILDING DOCUMENTS"

               means the specification and drawings for the Works as specified
               in Schedule A hereto and being in the form of Annexure 1

     "CERTIFICATE DATE"

               has the meaning specified in paragraph 5.3 of Schedule B

     "CODE OF MEASURING PRACTICE"

               means The Royal Institution of Chartered Surveyors ISVA Code of
               Measuring Practice (Fifth Edition) pursuant to clause 11 hereof

     "THE COMPLETION DATE"

               means the tenth working day following the Certificate Date

     "DEED OF WARRANTY"

               means a warranty in the form of Annexure 2 to be granted to the
               Tenant having regard to the provisions of clause 10

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     "EXISTING PREMISES"

               means Building 545, 545A and 546 Ipswich Road Trading Estate
               Slough Berkshire

     "THE INSURED RISKS"

               has the same meaning as defined in clause 1 of the Lease

     "THE LANDLORD'S SOLICITORS"

               means Nabarro Nathanson of The Anchorage 34 Bridge Street Reading
               RG1 2LU (ref: JD/TNP/S2884/717)

     "THE LEASE"

               means the Lease of the Premises for a term of fifteen years and
               six months commencing on the Certificate Date at the Rent and
               Other Rent payable from the Rent Commencement Date such lease to
               be in the form of Annexure 3

     "LICENCE TO ALTER"

               means the Licence to Alter authorising the Tenant to carry out
               the works as therein referred to following the Certificate Date
               such Licence to be in the form of Annexure 4

     "LONG STOP DATE"

               means the date being 18 months from the date of this Agreement

     "NEW LEASE"

               means the Lease to be granted on the date of this Agreement in
               respect of the Existing Premises such Lease to be in the form of
               Annexure 5

     "NET INTERNAL AREA"

               shall have the same meaning as in the Code of Measuring Practice

     "OTHER RENT"

               means all sums payable by the Tenant to the Landlord under the
               Lease other than the Rent

     "PAYMENT"

               means the sum of L724,059.77 plus VAT payable by the Landlord to
               the Tenant as a contribution towards the Tenants Works

     "PLAN"

               means the plan annexed to this Agreement in the form of
               Annexure 6

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     "PLANNING PERMISSION"

               means full detailed planning consent obtained by the Landlord for
               the carrying out of the Works

     "PREMISES"

               means the land and building known as Building 595 (Postal [    ])
               Trading Estate Slough Berkshire as the same are more particularly
               described in the Lease)

     "PROJECT MANAGER"

               means the project manager who shall manage the Works and who
               shall be an employee of the Landlord

     "RECEPTION AREA"

               means that part of the ground floor of the Premises shown
               coloured blue on the Plan

     "THE RENT"

               means the yearly rent determined pursuant to clause 11

     "THE RENT COMMENCEMENT DATE"

               means the tenth month after the Certificate Date in respect of
               the Rent and the Certificate Date for the Other Rent

     "THE REPRESENTATIVE"

               means the person or persons appointed from time to time by the
               Tenant to be its representative for the purposes of this
               Agreement and whose identity shall have been notified in writing
               to the Landlord

     "THE SIDE LETTER"

               means the letter in the form of Annexure 8

     "THE TENANT'S SOLICITORS"

               means Osborne Clarke OWA Hillgate House 26 Old Bailey London EC2M
               7HW (Ref: JALZ/0793449/)

     "TENANT'S VARIATION FORM"

               means the form in the form of Annexure 9 to be completed by the
               parties in the event of the Tenant requiring a Variation (as
               defined in paragraph 3 to the Schedule)

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     "THE TENANT'S WORKS"

               means the schedule of fitting out works referred to in the
               Licence to Alter

     "WORKS"

               means the works which are to be carried out at the Premises by
               the Landlord and which are briefly described in the Building
               Documents and which are to be carried out pursuant to and in
               accordance with the provisions of Schedule B

1.1       The clause headings in this Agreement (except for the definitions) are
          for ease of reference and are not to be used for the purposes of
          construing this agreement.

1.2       References in this Agreement to clause numbers or schedules or
          paragraphs in schedules mean the clauses of or schedules to or
          paragraphs in schedules to this agreement.

1.3       Obligations undertaken by more than one person are joint and several
          obligations.

1.4       Words importing persons include firms, companies and corporations and
          vice versa.

1.5       Words importing one gender will be construed as importing any other
          gender.

1.6       Words importing the singular will be construed as importing the plural
          and vice versa.

1.7       Unless otherwise specified, a reference to legislation is to that
          legislation as consolidated, amended or re-enacted from time to time
          and includes all orders, regulations, consents, licences and bye-laws
          made or granted under such legislation and references to legislation
          generally are to all legislation (local, national and supra-national)
          having effect in relation to the Premises.

1.8       Where any act is prohibited any relevant party will use all reasonable
          endeavours to prevent that act to being done.

1.9       Where any party agrees to do something it will be deemed to fulfil
          that obligation if it procures that it is done.

1.10      Where any notice, consent, approval, permission or certificate is
          required to be given by any party to this Agreement such notice,
          consent, approval, permission or certificate must be in writing and
          will not constitute a valid notice, consent, approval, permission or
          certificate for the purpose of this agreement unless it is in writing.

1.11      References in this agreement to the Standard Conditions are to the
          Standard Commercial Property Conditions (First Edition).

2.   WORKS AND PAYMENT FOR TENANT'S WORKS

2.1       The Landlord shall carry out the Works in accordance with the Planning
          Permission and as specified in Schedule B

2.2       The Landlord shall pay to the Tenant the Payment in 6 equal monthly
          instalments subject to the Tenant having carried out such works to the
          relevant value based on monthly

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          calculations of the value of the Tenant's Works and materials
          delivered to the Premises notified by the Tenant to the Project
          Manager for approval who shall act reasonably and expeditiously in
          approving such calculations and all such instalments are to be paid
          within 14 days of approval (subject to the Tenant providing to the
          Landlord a VAT invoice if VAT is payable) and further if after payment
          by the Landlord to the Tenant of the fifth monthly payment any of the
          Payment remains to be paid to the Tenant such monies shall be included
          in the sixth monthly payment made by the Landlord to the Tenant

3.   GRANT OF THE NEW LEASE AND LEASE

3.1       Upon the date hereof the Landlord shall grant unto the Tenant and the
          Tenant shall accept the New Lease

3.2       Upon the Completion Date the Landlord shall grant the Lease and the
          Tenant shall accept the said Lease

3.3       The New Lease and the Licence to Alter and Counterparts thereof shall
          be prepared by the Landlord's Solicitors and shall be executed
          respectively by the Landlord and the Tenant and where applicable the
          Surety

3.4       The Licence to Alter shall be completed upon the Completion Date or if
          later such reasonable later date as shall be reasonably required by
          the Landlord in the event that the Tenant has not supplied the
          Landlord with full details of its works in this respect to enable the
          Landlord to finalise the details of the works to be referred to in the
          Licence to Alter

3.5       Completion shall take place at the offices of the Landlord's
          Solicitors or at such other place as they shall reasonably require

3.6       The Landlord shall on the Completion Date hand to the Tenant the
          executed Side Letter and the Tenant shall acknowledge receipt by
          signing and returning a duplicate copy thereof

4.   RESTRICTIONS

4.1       "Restrictions" means all matters affecting the Premises or its use
          registered or capable of registration as local land charges and all
          notices charges orders resolutions demands proposals requirements
          regulations restrictions agreements directions or other matters
          affecting the Premises or its use or affecting the Works served or
          made by any local or other competent authority or otherwise arising
          under any statute or any regulation or order made under any statute

4.2       The Premises shall be demised subject to all (if any) Restrictions
          affecting the Premises (whether in existence at the date of this
          Agreement or arising at any later date)

4.3       No representation is made or warranty given by the Landlord as to
          whether any restrictions exist or as to the permitted use of the
          Premises for planning purposes

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<Page>

5.   REPRESENTATIONS

5.1       Save as provided in paragraph 5.2 hereof no agent adviser or other
          person acting for the Landlord has at any time prior to the making of
          this Agreement been authorised by the Landlord to make to the Tenant
          or to any agent adviser or other person acting for the Tenant any
          representation whatever (whether written oral or implied) in relation
          to the Premises or to any matter contained or referred to in this
          Agreement

5.2       Any statement made in writing by the Landlord's Solicitors to the
          Tenant's Solicitors prior to the making of this Agreement in reply to
          an inquiry made in writing by the Tenant's Solicitors was made with
          the authority and approval of the Landlord

6.   NON-ASSIGNMENT

6.1       Subject to Clause 6.2 below the Tenant shall not assign underlet
          charge or otherwise deal in any way with the benefit of this Agreement
          in whole or in part and the Landlord shall not be obliged to grant the
          Lease to any person other than the Tenant

6.2       The benefits of or arising from Schedule B of this Agreement may be
          assigned three times without the Landlord's consent. No further
          assignment will be permitted thereafter without the prior written
          consent of the Landlord which consent shall not be unreasonably
          withheld or delayed provided that no assignments shall be permitted
          following the twelfth anniversary of the date of this Agreement

7.   NOTICES

7.1       In this clause

7.1.1          "the Landlord's Address" means the address of the Landlord shown
               on the first page of this Agreement or such other address as the
               Landlord may from time to time notify to the Tenant in writing as
               being its address for service for the purposes of this Agreement

7.1.2          "the Tenant's Address" means the address of the Tenant shown on
               the first page of this Agreement or such other address as the
               Tenant may from time to time notify to the Landlord in writing as
               being its address for service for the purpose of this Agreement

7.1.3          "the Surety's Address" means the address of the Surety shown on
               the first page of this Agreement or such other address as the
               Surety may from time to time notify to the Landlord in writing as
               being its address for service for the purpose of this Agreement

7.2       Any notice or other communication given or made in accordance with
          this Agreement shall be in writing and given in accordance with
          Section 196 of the Law of Property Act 1925 (as amended) and shall be
          forwarded as applicable to the Landlord's Address or the Tenant's
          Address or the Surety's Address

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<Page>

8.   EXECUTORY AGREEMENT

8.1       This Agreement is an executory agreement only and shall not operate or
          be deemed to operate as a demise of the Premises

8.2       The Tenant shall not be entitled to occupation or possession of the
          Premises until the Certificate Date but if it does take occupation or
          possession of the Premises or any part thereof prior to such date the
          Tenant shall observe and perform all the covenants and conditions
          contained the Lease as if the same had been granted

8.3       The Tenant shall be entitled to occupation and possession of the
          Premises on the Certificate Date and shall observe and perform the
          covenants and conditions contained in the Lease as if the same had
          been granted

9.   NON-MERGER ETC

     All the provisions of this Agreement shall (to the extent that they remain
     to be observed and performed) continue in full force and effect
     notwithstanding completion of the Lease

10.  DEFECTS AND WARRANTIES

10.1      The Landlord hereby agrees to make good as soon as reasonably
          practicable and at its own expense any defects that arise in the
          Premises within 12 months of the Certificate Date (and are notified by
          the Tenant to the Landlord during such period) which are due to faulty
          design workmanship materials or supervision of the Works and/or in
          breach of the provisions of Schedule B to the reasonable satisfaction
          of the Tenant and the Tenant shall have no liability under its
          repairing obligations in the Lease to remedy such faults and defects
          itself

10.2      The Landlord shall procure from any contractor architect or engineer
          (having a design input) and the environmental consultant on or before
          the Completion Date duly executed Deeds of Warranty substantially in
          the form of the Deed of Warranty but where the Landlord (but not a
          subsidiary company within the Slough Estates Group of Companies) acts
          in the capacity of any of the aforesaid no Deed of Warranty shall be
          supplied Provided always the Tenant shall not be entitled to delay the
          Completion Date on the grounds that one or more of the Deeds of
          Warranty are unavailable on such date

11.  AREA AND RENT

11.1      Fourteen days prior to the Certificate Date (as estimated at the
          relevant time by the Architect or as soon as the building part of the
          Premises are capable of measurement) the building part of the Premises
          shall be measured on site by the Landlord and the Tenant or the
          Tenant's Representative in accordance with the Code of Measuring
          Practice on the Landlord giving written notice to the Tenant that the
          building part of the Premises is to be inspected

                                        7
<Page>

11.2      The Landlord and the Tenant or the Tenant's Representative shall
          measure the Net Internal Area of the said building by way of square
          feet (and square metres) and once the area has been ascertained the
          resultant figure applicable thereto

11.2.1         shall be inserted in the relevant part of the First Schedule to
               the Lease

11.2.2         multiplied by the sum of L30.00 per square foot (L322.927 per
               square metre) save that the Reception Area shall be multiplied by
               the sum of L15 per square foot (L161.463 per square metre) and
               such sums shall represent the initial Rent (until varied)

11.3      If the Landlord and the Representative are unable to agree the Net
          Internal Area the matter shall be forthwith referred for settlement by
          any party not in agreement to the Expert appointed in accordance with
          clause 15 hereof who shall be requested to forthwith inspect the
          Premises and to determine the Net Internal Area with all due
          expedition and the Expert shall notify his decision to the parties
          within 2 working days of such inspection.

11.4      If following measure of the building part of the Premises in
          accordance with Clause 11.1 the Net Internal Area of the Premises is

11.4.1         greater than 3% of 30,280 sq. ft (2,813) sq. metres the figure
               for the Net Internal Area of the building part of the Premises to
               be inserted in the First Schedule as referred to in Clause 11.2
               and to be stated as an assumption in the Lease at Clause 7.1
               shall be 30,280 sq. ft. 2,813 sq. metres plus 3% of that figure;
               or

11.4.2         less than 3% of 30,280 sq. ft 2,813 sq. metres the Tenant may but
               shall not be obliged to terminate this Agreement provided always
               that once the area has been notified to the Tenant with such area
               being less than 3% of 30,280 sq. ft 2,813 sq. metres it shall if
               it desires to determine this Agreement by giving notice to such
               effect within 5 working days failing which the Tenant shall be
               deemed to have accepted the said area

12.  ENTIRE UNDERSTANDING

12.1      This Agreement embodies the entire understanding of the parties and
          there are no other arrangements between the parties relating to the
          subject matter of this Agreement

12.2      No amendment or modification shall be valid or binding on any party
          unless

12.2.1         it is made in writing

12.2.2         refers expressly to this Agreement

12.2.3         it is signed by both parties concerned or its duly authorised
               representatives

13.  STANDARD CONDITIONS

     The Standard Conditions shall apply hereto in so far as the same are not
     inconsistent with the provisions hereof and are applicable to the grant of
     a lease references to Seller and Buyer will mean the Landlord and the
     Tenant respectively

                                        8
<Page>

14.  SURETY

     The Surety agrees to be surety in accordance with the provisions on its
     behalf contained in the Lease and if at any time during the currency of
     this Agreement (including all matters that remain to be observed and
     performed notwithstanding completion hereof) the Tenant shall fail to
     perform and/or comply with any of the terms and conditions on its behalf
     contained the Surety shall perform observe and comply with such terms and
     conditions and shall in such circumstances at the request of the Landlord
     enter into the Lease as the tenant

15.  EXPERT DETERMINATION

15.1      Save as otherwise provided for in this Agreement any dispute or
          difference which shall arise between the parties as to the
          construction of this Agreement or as to the respective rights duties
          and obligations of the parties under or as to any other matter arising
          out of or connected with the subject matter of this Agreement shall if
          either the Landlord or the Tenant so requires at any time by notice
          served on the other ("the Notice") be referred to the decision of an
          expert ("the Expert")

15.2      The Expert shall be appointed by agreement between the Landlord and
          the Tenant or if within 5 working days after service of the Notice the
          Landlord and the Tenant have been unable to agree then on the
          application of either the Landlord or the Tenant by such one of the
          following as the Landlord and the Tenant shall agree to be appropriate
          having regard to the nature of the dispute or difference in question:

15.2.1         the President for the time being of the Law Society

15.2.2         the President for the time being of The Royal Institute of
               British Architects

15.2.3         the President for the time being of The Royal Institution of
               Chartered Surveyors or (in each such case) the duly appointed
               deputy of such President or any other person authorised by him to
               make appointments on this behalf

15.3      If within 10 working days after service of the Notice the Landlord and
          the Tenant have been unable to agree which of the persons referred to
          in paragraph 15.2 is appropriate to appoint the Expert then the Expert
          shall be appointed on the application of either the Landlord or the
          Tenant by the President for the time being of the Law Society or his
          duly appointed deputy or any other person authorised by him to make
          appointments on his behalf

15.4      The costs of the Expert shall be determined by the Expert but in the
          event of any failure to determine the same the costs shall be borne in
          equal shares by the parties

16.  THIRD PARTY RIGHTS

     Unless it is expressly stated that the Contracts (Rights of Third Parties)
     Act 1999 is to apply nothing in this Agreement will create rights in favour
     of any one other than the parties to this Agreement

                                        9
<Page>

17.  LANDLORD PAY'S TENANTS COSTS

     The Landlord hereby undertakes within fourteen days of demand from the
     Tenant to pay the Tenant's legal costs in connection with negotiation and
     exchange of this Agreement for Lease in the event that the Landlord
     withdraws from the transaction as a consequence of a failure to agree terms
     with the party with whom the Landlord are negotiating on another part of
     the Trading Estate to a maximum of L4,000 exclusive of VAT

18.  LONG STOP

     If the Works have not been completed by the Long Stop Date either party may
     determine this Agreement by serving written notice on the other and on the
     service of such notice this agreement will determine without any further
     liability save for any antecedent claim or breach in respect of the
     provisions of this Agreement

19.  INDEMNITY RE S106 AGREEMENT

     The Landlord undertakes with the Tenant to comply with the obligations in a
     Section 106 Agreement dated 1st October 1999 relating inter alia to the
     Premises and to indemnify the Tenant in respect of any costs claims or
     damages incurred by the Tenant arising out of the failure by the Landlord
     to so comply

20.  ENGLISH LAW

     This deed shall be governed by and construed in all respects in accordance
     with English law and its parties submit themselves to its jurisdiction of
     the English Courts. Nothing contained in this deed shall limit the rights
     of any party to take proceedings against any other party in any other court
     of competent jurisdiction nor shall the taking of proceedings in one
     jurisdiction preclude its taking of proceedings in any other jurisdiction
     whether concurrently or not.

IN WITNESS whereof the parties have executed this document as a deed the day and
year first before written

                                   SCHEDULE A

                               Building Documents

1. Specification annexed hereto dated 15th January 2002
2. Drawings numbered W6342/1002 Rev B
                     W6342/2000 Rev A    W6342/2006 Rev A
                     W6342/2001 Rev A    W6342/2007 Rev A
                     W6342/2002 Rev A    W6342/2008 Rev A
                     W6342/2003 Rev B    W6342/2009 Rev A
                     W6342/2004 Rev A    W6342/2010 Rev A
                     W6342/2005 Rev A    W6342/2011 Rev A annexed hereto

                                   SCHEDULE B

Provisions relating to the Works

1.   CARRYING OUT OF WORKS

1.1       Subject to obtaining all necessary Approvals the Landlord will and at
          its own expense diligently and with due expedition design and carry
          out and complete the Works using all

                                       10
<Page>

          reasonable skill care and diligence in a good and workmanlike manner
          according to normal building practices generally accepted at the date
          of their execution and with good quality materials and in accordance
          with the Building Documents Approvals and all statutory requirements
          and the Works will on Completion satisfy all performance
          specifications and other requirements contained or referred to in the
          Building Documents

1.2       The Landlord shall indemnify the Tenant against all fees charges and
          other payments whatever which may at any time be payable to any local
          or other competent authority in respect of the carrying out of the
          Works and in respect of any non-compliance of the Approvals

1.3       The Works will be carried out and completed with all reasonable speed

1.4       The Works will be carried out in accordance with all relevant British
          Standards and Codes of Practice in force at the date the relevant item
          of work is carried out

1.5       Without prejudice to the generality of this clause the Landlord shall
          use all reasonable skill, care and diligence to see that the materials
          for use in the works are in accordance with the guidance contained in
          the publication "Good Practice in the selection of construction
          materials" and conform to all relevant British Standards and Codes of
          Practice now in force.

1.6       The copyright in all drawings, reports, models, specification,
          calculations and other material documents and information prepared by
          or on behalf of the Landlord in connection with the Works (together
          referred to in this paragraph as "the Documents") shall remain vested
          in the Landlord but, the Tenant shall have a irrevocable licence to
          copy and use the Documents and to reproduce the designs and content of
          them for any purpose related to the Premises including, but without
          limitation, the construction completion, maintenance, letting,
          promotion, advertisement, reinstatement, refurbishment and repair of
          the Premises. Such licence shall enable the Tenant to copy and use the
          Documents for the extension of the Premises but shall not include a
          licence to reproduce the design contained in them for any extension of
          the Premises. The Landlord shall not be liable for any such use by the
          Tenant or its appointee of any of the Documents for any purpose other
          than that for which the same were prepared by or on behalf of the
          Company.

1.7       The Landlord shall procure that any landscaping works if not completed
          on the date of Practical Completion are completed within 12 months of
          the date of Practical Completion.

1.8       The Landlord and the Tenant shall agree a schedule of minor omissions,
          imperfections, defects and other faults in the works the "Snagging
          List" and the Landlord shall use all reasonable endeavours to procure
          that all items listed in the Snagging List are made good or completed
          within a period of 28 days after the date of Practical Completion
          PROVIDED ALWAYS that if any of the items appearing on the Snagging
          List will cause delay in the Tenant commencing its works then the
          Landlord procures to carry out these items of Snagging as soon as
          reasonably practicable after the date of Practical Completion with the
          Tenant affording the Landlord its workmen servants or agents access to
          the Premises at all reasonable times to carry out the works applicable
          to the Snagging List.

1.9       The Tenant may defer the Works to be carried out under the Snagging
          List for such period of time as is reasonable to both parties (and
          provided the Landlord is not put to any

                                       11
<Page>

          additional expense as a result of of such deferment) if the Works
          interfere with the Tenant's fitting out programme and will notify the
          Landlord as soon as reasonably practicable if its desire to defer the
          Works under the Snagging List

2.   REVIEW OF WORKS

2.1       The Representative:

2.1.1          may at reasonable times on giving reasonable prior written notice
               to the Project Manager enter upon the Premises in order to view
               the state and progress of the Works and make representations to
               the Landlord (who if it is reasonable to do so shall have due
               regard to the representations of the Representative) in respect
               thereof provided that not more than three representatives shall
               enter upon the Premises

2.1.2          shall have the right to attend monthly project meetings to
               discuss the progress of the Works and if the Representative does
               not attend any monthly meeting any minutes of such meeting are to
               be supplied to the Representative

2.1.3          shall not in the exercise of his rights under this paragraph
               interfere with the carrying out of the Works nor shall the
               Representative be entitled to enter upon the Premises unless
               accompanied by a representative of the Landlord

2.2       The Landlord shall provide the Representative with updated drawings
          and specifications as may be appropriate from time to time

3.   VARIATIONS TO WORKS

3.1       "Variation" means any amendment to or departure from the Building
          Documents and the details of the Works contained therein whether it be
          by way of alteration addition or omission

3.2       The Landlord shall be entitled at any time to make a Variation to the
          Works where necessary to comply with any lawful requirement of any
          local or competent authority or comply with building regulations or
          the like and the Landlord shall notify the Tenant of such Variation
          within 10 working days PROVIDED THAT such variations do not materially
          affect the proposed size design or configuration of the Premises or
          the materials to be used in the construction

3.3       In the event of the Tenant requiring a Variation it shall make such
          request in writing to the Landlord giving full written details thereof
          together with any relevant specifications and drawings together with
          such further information and documentation as reasonably required by
          the Landlord

3.4       Within fifteen working days of receipt of such request the Landlord
          shall advise the Tenant in writing as to whether or not the Variation
          is agreed (and the Landlord's consent to such Variation is not to be
          unreasonably withheld provided such Variation is reasonable) and if it
          is agreed shall supply details of the reasonable and proper costs
          including fees profit and overheads ("Costed Variation") for the
          Variation

                                       12
<Page>

3.4.1          Within three working days of receipt of the Costed Variation the
               Tenant shall advise the Landlord in writing as to whether or not
               the Costed Variation is agreed and following confirmation of
               agreement between the parties that the Costed Variation is agreed
               the Landlord shall implement the Variation at the relevant time
               in the timetable of the Works

3.4.2          The Tenant shall pay to the Landlord the agreed sum pursuant to
               the Costed Variation within fourteen days of completion of the
               Variation having been carried out to the Tenant's reasonable
               satisfaction such satisfaction not to be unreasonably withheld or
               delayed

3.4.3          If the Costed Variation is not agreed the Landlord shall not
               carry out the work applicable thereto

3.5       Notwithstanding the provisions of this paragraph 3 the Tenant shall
          not be entitled to request any Variation two months prior to the
          anticipated Completion Date PROVIDED the anticipated Completion Date
          has been notified to the Tenant in writing

3.6       In respect of this paragraph 3 where the Landlord agrees to a
          Variation the parties shall at all times comply with the provisions of
          the Tenant's Variation Form which shall at all times be completed
          prior to the carrying out of any Variation save and except in the
          event of paragraph 3.2 hereof when the provisions of this paragraph
          3.6 shall not apply

3.7       If a Variation is requested by the Tenant and put into effect by the
          Landlord and such Variation causes or is likely to cause a delay in
          completion of the Works then prior to the carrying out of the
          Variation by the Landlord the parties shall agree upon the Certificate
          Date upon which apart from the Variation the Works would otherwise
          have been completed and such date shall be deemed to be the
          Certificate Date

          PROVIDED THAT if a Variation as requested by the Tenant has caused a
          delay and a Certificate Date has been agreed but the Works are further
          delayed as a result of the Landlord's acts or omissions or in
          accordance with Clause 4 below then the Certificate Date shall be
          agreed as aforesaid plus such period of time as is equivalent to such
          delay attributable to the Landlord as aforesaid

4.   TIME FOR COMPLETION OF WORKS

4.1       The Landlord shall use all reasonable endeavours to complete the Works
          within 48 weeks of the date of commencement thereof PROVIDED THAT a
          reasonable extension of time shall be granted to the Landlord in the
          event of any delay due to:

4.1.1          force majeure adverse weather conditions civil commotion local
               combination of workmen strike or lockout affecting any of the
               trades engaged in the preparation manufacture or transportation
               of any goods or materials required for the Works

4.1.2          the exercise after the date of this Agreement by the United
               Kingdom Government of any statutory power which directly affects
               the execution of the Works by restricting the availability or use
               of labour which is essential to the proper carrying out of the
               Works or preventing the Landlord from or delaying the Landlord in
               securing such goods or materials or such fuel or energy as are
               essential to the proper carrying out of the Works

                                       13
<Page>

               the carrying out by a local authority or statutory undertaker of
               work in pursuance of its statutory obligations in relation to the
               Works or the failure to carry out such work

4.1.3          the destruction of or damage to the Works

4.1.4          non availability of any labour goods or materials required for
               any of the Works by reason of any circumstances beyond the
               control of the Landlord which were not reasonably foreseeable at
               the date of this Agreement

4.1.5          any other circumstances beyond the control of the Landlord which
               were not reasonably foreseeable at the date of this Agreement

4.2       Notwithstanding paragraph 4.1 the Landlord will within four weeks of
          the date hereof commence site enabling works

5.   PRACTICAL COMPLETION

5.1       "Certificate" means a certificate by the Architect acting
          independently to the effect that in the opinion of the Architect
          Practical Completion of the Works has been achieved

5.2       "Practical Completion" means that the Works are sufficiently complete
          to permit occupation by the Tenant for the purpose for which they were
          built having regard to the Building Documents and so that the Tenant
          can despite the fact that the Snagging List may not have been
          completed

               (a)  obtain unobstructed vehicular and pedestrian access and
                    egress to and from the Premises to and from the public
                    highway over the Car Park (as defined in the Lease) and the
                    roadways referred to in Clause 4.15 of the Lease and all
                    estate roads within the Development and

               (b)  use surface water and main drainage from the Premises and
                    these services are to be in full working order and
                    condition; and all builders rubbish and debris shall have
                    been removed from the Premises (including from gutters and
                    drainpipes)

5.3       "Certificate Date" means

               the date on which the Certificate of Practical Completion is
               issued in respect of the Works and the Works are free from all
               apparent defects and faults which would impede or obstruct the
               Tenant's ability to carry out works under the Licence for
               Alterations;

5.4       The Landlord agrees at its own expense as soon as practicable after
          the Certificate Date to complete all outstanding works

5.5       The Landlord shall procure that at least seven working days before the
          Architect proposes to issue the Certificate he shall notify the Tenant
          or the Tenant's Representative in writing of his proposal to issue the
          same and permit the Tenant or the Tenant's Representative to accompany
          the Architect on inspection of the Works and whilst the Tenant or the
          Tenant's Representative shall be entitled to make representations the
          Architect shall not be bound by them

5.6       In the event of any dispute arising in respect of the Certificate Date
          the matter shall be referred to expert determination pursuant to
          clause 15 of this Agreement

                                       14
<Page>

6.   CDM REGULATIONS

     The Landlord has agreed with the Tenant that it will act as the client for
     the purposes of the Construction (Design and Management) Regulations 1994
     ("the CDM Regulations") in respect of the whole of the design and
     construction of the Works and that the Landlord will accordingly issue a
     declaration to that effect under Regulation 4 of the CDM Regulations as
     soon as reasonably practicable after the date of commencement of the Works
     and it shall send to the Tenant a copy of the acknowledgement of the
     relevant declaration promptly upon receipt from the Health and Safety
     Executive

7.   THE COMPLETION DATE

     On the Completion Date the Landlord will deliver to the Tenant:

          (a)  the Health and Safety File referred to in Paragraph 12 of the CDM
               Regulations

          (b)  or at the latest within one month of such date the Landlord will
               make available to the Tenant Deeds of Warranty or at the latest
               within one month of such date the Landlord will make available
               from the warrantors listed in Clause 10.2 to the Tenant all
               structural engineers and the mechanical and electrical engineers,
               (for their design input) and the environmental consultant

          (c)  deliver two sets of completed detailed as-built plans drawings
               and specifications in respect of the Works and all operating
               manuals and test certificates in relation to all electrical and
               mechanical service installations

8.   INSURANCE

8.1       The Landlord will procure that until Practical Completion the Premises
          and the Works (which term for the avoidance of doubt shall not include
          any Tenant's Works) are insured against loss or damage by the Insured
          Risks in its full reinstatement value.

8.2       After Practical Completion the Landlord will insure the Premises in
          accordance with the obligations on the part of the Landlord relating
          to the insurance contained in the Lease and Clause 3.11.2 of the
          Licence to Alter

8.3       As often as the Premises and/or the Works are damaged or destroyed by
          an insured risk the Landlord will (subject to obtaining all necessary
          planning consents) reinstate such damage or destruction as soon as
          reasonably practicable save as provided for in Clause 8.2 above

8.4       The Tenant shall effect its own insurances in respect any Tenant's
          Works and any Variation to its Works save as provided for in Clause
          8.2 above

                                       15
<Page>

EXECUTED as a DEED                         )
(but not delivered until the date hereof   )
by SLOUGH TRADING ESTATE                   )
LIMITED                                    )

               /s/ [ILLEGIBLE]             Director

               /s/ [ILLEGIBLE]             Secretary

<Page>

EXECUTED as a DEED                         )
(but not delivered until the date hereof   )
by CUBIST PHARMACEUTICALS                  )
(UK) LIMITED                               )

                                           Director

                                           Secretary

EXECUTED as a DEED                         )
(but not delivered until the date hereof   )
by CUBIST PHARMACEUTICALS INC              )

                                           Director

                                           Secretary

<Page>

                            LANDLORD'S SPECIFICATION

                                 OFFICE FACILITY
                                       FOR
                             CUBIST PHARMACEUTICALS

                          250 BATH ROAD, SLOUGH : W6342

                                15TH JANUARY 2002

[SLOUGH ESTATES LOGO]

<Page>

1.00      GENERAL DESCRIPTION

1.01      The works comprises a three storey office building together with
          associated drainage and external works.

1.02      This specification refers to and must be read in conjunction with the
          project drawing nos.
          W6342/  1002 Rev B      2006 Rev A
                  2000 Rev A      2007 Rev A
                  2001 Rev A      2008 Rev A
                  2002 Rev A      2009 Rev A
                  2003 Rev B      2010 Rev A
                  2004 Rev A      2011 Rev A
                  2005 Rev A

1.03      KEY DIMENSIONS:-

          Approximate floor area m (POWER OF 2):-

<Table>
<Caption>
                                                    GEA                       NIA
                                                    ---                       ---
               <S>                           <C>                      <C>
               Ground Floor                  1,194 m (POWER OF 2)       892 m (POWER OF 2)
               Ground Floor Atrium                                      109 m (POWER OF 2)
               First Floor                   1,091 m (POWER OF 2)       906 m (POWER OF 2)
               Second Floor                  1,091 m (POWER OF 2)       906 m (POWER OF 2)

                                   TOTAL     3,376 m (POWER OF 2)     2,813 m (POWER OF 2)
                                             ===================     ==================
</Table>

          NOTE: NIA area includes whole of ground floor atrium. Excludes 6m
                (POWER OF 2) per floor for goods lift.

<Table>
          <S>                                              <C>
          Roof Plant Room Area (approx)                 -  270 m (POWER OF 2)
          Nett to gross                                 -  83.3% (excluding roof plant areas)
          Floor to underside of services/ceiling zone   -  2900 mm
          Raised Floor Zone                             -  250 mm (overall)
          Ceiling Service Zone including steel (approx) -  800 mm
          Ceiling Service Zone Excluding Steel (approx) -  410 mm (minimum)
</Table>

          Car Parking : 113 spaces (1 space per 29 sqm GEA).

1.04      GENERAL

          Design, materials and workmanship will comply generally where possible
          with all current British Standards, Codes of Practice and Building
          Regulations including the new Part L changes, the mandatory
          requirements of other Local and Statutory Authorities and the
          published recommendations of the CIBSE and the IEE Regulations current
          at the time of this document. The Breeam rating target will be 'very
          good'.

          The use of a name of a firm or proprietary article in this
          Specification to be read only as an indication of the class or quality
          of material or workmanship proposed.

          Fire protection, Fire Officer and Building Regulation requirements are
          based upon open plan areas to all office accommodation all as shown on
          the accompanying scheme drawings. The appropriate requirements are
          based on those required at the time of construction.

                                                                          Page 1
<Page>

2.00      SUB-STRUCTURE

2.01      The reinforced concrete ground floor slab to the office areas is
          designed to carry a uniformly distributed load of 15 KN per
          m (POWER OF 2) skip float finished with proprietary dust sealer to
          receive a raised access floor. The concrete floor slab will be laid
          over a 1200g polythene dpm laid over blinded well compacted crushed
          concrete sub-base. Foundations to be pad / piled type to Structural
          Engineers design.

3.00      SUPER-STRUCTURE

3.01      FRAME

          The frame of the building including the roof consists of structural
          steel, RIW protected as necessary, designed to support the following
          loadings:-

               Office upper floors areas are designed to 3.0KN per m (POWER OF
               2) plus l.0KN per m (POWER OF 2) for partitions finished with
               grouted joints and proprietary dust sealer to receive a raised
               access floor. (Including suspended service loading of 0.25KN per
               m (POWER OF 2)).

               Roof plant areas are designed for 7.5KN per m (POWER OF 2).
               (Including suspended service loading of 0.25KN per m (POWER OF
               2)).

          All steel columns and beams supporting floors will be fire protected
          with intumescent paint fair faced to exposed finished areas.

          The roof canopy is constructed of cantilevered structural steelwork,
          with an aluminium faced panelling system to the soffit.

3.02      ROOF

          The main roof and canopy overhang consists of twin skin insulated
          metal roofing of:

               keybemo (or similar) embossed aluminium, raised seam outer
               sheeting, rockwool insulation to meet the latest (March 2002) 'U'
               value requirements on pyroc board (or similar) acoustic board,
               coated galvanised steel profiled internal liner with sealed
               joints forming vapour barrier on galvanised steel purlins all
               laid to a 2 DEG. fall.

          Rainwater sump box outlets will be swan necked into UPVC and
          galvanised steel rainwater pipes discharging to ground drainage system
          through core areas and external wall voids complete with rodding
          access.

          Suitable safety systems are provided to roof areas. Protecta Ariana
          Mansafe System or similar.

          Plant deck roof will be formed using high performance 2mm thick fleece
          backed sarna felt on dense polyfoam plus (or similar) insulation on
          insitu concrete holorib slab.

                                                                         Page 2
<Page>

3.03      EXTERNAL WALLS

          3.03.1    General: North and South elevation - consists of Schuco FW50
                    (or similar) curtain walling framing containing glazed
                    vision areas, and mill finish aluminium faced insulated
                    spandrel panels covered with aluminium rain-screen feature
                    panels with a natural anodised finish. East and West
                    elevations consist of curtain walled glazed vision areas and
                    reconstituted stone cladding panels, comprising of
                    approximately 150mm thick reinforced panels with an acid
                    etched reconstituted stone facing.

          3.03.2    Schuco (or similar) Curtain Walling: This consists of
                    aluminium framing which is self draining, thermally broken
                    and pressure equalised. All exposed aluminium has a natural
                    anodised finish. Double glazed units to vision areas consist
                    of clear glass outer pane, cavity and clear glass inner
                    panel. (Glazing incorporates low level approx 750mm high
                    fritting). The curtain walling to the main entrance area
                    reception atrium space internally and externally consists of
                    Schuco (or similar) structural glazing system double glazed
                    with clear glass. All toughened glass heat soaked and with
                    low "E" clear coating. External ground floor glazing to
                    incorporate 1 no. pane of laminated glass.

          3.03.3    Aluminium Rain-Screen Cladding Panel: These have a natural
                    anodised finish.

          3.03.4    Reconstituted Stone Panel: These are modular reinforced
                    concrete cladding panel approx 150mm thick with an acid
                    etched finish, integral insulation and stainless steel
                    fixings. The internal lining will consist of studwork or
                    concrete block walling.

          3.03.5    Plant Areas: Screening consists of a ppc aluminium louvre
                    system on steel posts finished enamel painted to match
                    louvres. The louvres will give 50% air passage.

3.04      EXTERNAL SOLAR SHADING

          Solar shading to the building is formed at high level with the
          cantilevered roof overhang.

3.05      STAIRCASES

          The main atrium feature staircase will be in enamel paint coated
          steelwork with steel treads. Balustrading will be coated steel
          balusters with polished stainless steel mid rails or toughened glass
          panels and polished tubular stainless steel handrail.

          Secondary staircase is of precast concrete construction.

3.06      EXTERNAL DOORS

          The main entrance door is a Boon Edam 'Crystal' revolving door housed
          in a glazed drum and canopy housed in stainless steel framework
          complete with 10mm thick rubber matting.

          Front entrance pass doors and secondary entrance and escape doors are
          double glazed with anodised / PPC aluminium framework to match curtain
          walling complete with security locking devices and wiring for access
          control / intruder alarm systems.

          A commercial sized letterbox is provided to the front entrance glazed
          screen area.

                                                                          Page 3
<Page>

3.07      INTERNAL WALLS AND PARTITIONS

          Internal partition walls to staircases, toilets and plant duct areas
          are of blockwork or studwork construction.

          Internal glazed doors and screens will consist of aluminium framed
          full height clear glazed complete with p.s.s. ironmongery.

3.08      INTERNAL DOORS

          All internal doors consist of maple (or similar) veneered solid core
          flush doors, fire resisting where required. Narrow vertical vision
          panels are also provided where necessary glazed with float glass or
          pyran where fire resistance is required. Door frames and joinery will
          be solid maple hardwood with satin polyurethane finish.

          Ironmongery is good quality polished stainless steel 'Elite' or
          similar including pushplates, kickplates etc.

          Riser cupboard doors and frames will be painted softwood solid core
          flush with dry lined walls and painted matt gloss to match (door sets
          will be fire resisting if necessary).

4.00      FINISHES

4.01      WALL FINISHES

          Reception, circulation and secondary staircase areas have a
          plasterboard and skim dry lining with emulsion paint finish. Circular
          steel columns have a matt gloss paint finish (intumescent paint finish
          where fire protection is required).

          Feature wall to ground floor reception desk back drop area will be
          finished with acid etched or ceramic coated frameless glass walling
          with silicone joints.

          Toilet areas have full height ceramic tiling (L60/m (POWER OF 2)
          supplied & fixed) on a plasterboard background and laminate panelling.

4.02      FLOOR FINISHES

          Toilet areas and showers have a ceramic tile finish (Architectural
          Ceramics or similar) with matching skirtings. (L 50/m (POWER OF 2)
          supplied and laid).

          The floor to the reception/atrium area is finished with reconstituted
          marble tiles (by Architectural Ceramics or similar L120 supplied and
          laid) with honed finish, recessed gradus entrance matting (or similar)
          adjacent to doors.

4.03      CEILING FINISHES

          The reception/atrium area and core lobbies have a plasterboard finish
          including bulkheads with emulsion paint finish.

5.00      FITTINGS

          The sanitary accommodation has been designed in accordance with the
          BCO Design Guide based on 1 no. person per 14m (POWER OF 2) nett area
          (60 / 60% male / female occupancy) and includes the disabled
          accommodation with distress alarm facilities.

                                                                          Page 4
<Page>

          Melamine faced vanity units with post formed edges, full height
          melamine faced and lipped toilet cubicles, ductwork panelling and
          mirrors, to be provided in the toilets including hinged access panels
          where necessary.

          Showers will be complete with glazed cubicles and hardwood slatted
          seating.

          Sanitary fittings will be Twyford (or similar) white glazed vitreous
          china complete with Grohe (or similar) monoblock taps and conex (or
          similar) plug wastes.
          Other fittings, ie, coat hooks, toilet roll holders, hand dryer and
          shaver, socket spurs will be provided to toilet areas.

6.00      MECHANICAL SERVICES

6.01      DESIGN CRITERIA

          The design is based on the following design criteria.

          i)        Internal Conditions

<Table>
<Caption>
                    Location     Winter                           Summer
                    --------     ------                           ------
                    <S>          <C>                              <C>
                    Office       22 DEG.C +/- 2 DEG.C             22 DEG.C +/- 2 DEG.C
                    Atrium       22 DEG.C +/- 2 DEG.C at 1200mm   22 DEG.C +/- 2 DEG.C at 1200mm
                                                      above FFL                        above FFL
</Table>

          ii)       External Conditions

                    Winter   -     -3 DEG.C Saturated
                    Summer   -     +28 DEG.C db, +20 DEG.C wb

                    NOTE: When the external ambient temperature rises above 28
                    DEG.C the internal temperature will be allowed to drift.

          iii)      Ventilation Rates

<Table>
<Caption>
                    Location            Ventilation
                    --------            -----------
                    <S>                 <C>
                    Office fresh air    11tr / s / m (POWER OF 2) filtered to EU5 standard
                    Toilets             10 air changes/hour extract
</Table>

          iv)       Noise Levels

<Table>
<Caption>
                    Location                     Noise Level
                    --------                     -----------
                    <S>                          <C>
                    Office (open plan)           NR38
                    Entrance halls and toilets   NR40
</Table>

          v)        Internal loads

                    Occupancy                1 person per 8m (POWER OF 2) local;
                                             1 person per 12m (POWER OF 2) main
                                             plant sizing. Atrium minimal.
                    Small power              25W/m (POWER OF 2) local; 15 W/m
                                             (POWER OF 2) main plant sizing
                    Heat gain from lighting  12Wm (POWER OF 2)

                                                                          Page 5
<Page>

6.02      HEATING, COOLING AND VENTILATION

          6.02.1    GENERAL OFFICE AREAS

                    Low temperature hot water will be supplied to the fan coil
                    units from gas-fired boilers and a dual head low temperature
                    hot water pump.

                    Chilled water is supplied to fan coil units from packaged
                    air cooled liquid chiller(s) located on the roof.

          6.02.2    FRESH AIR

                    Tempered fresh air is provided to the office areas by an air
                    handling unit located in the roof plant room.

                    Constant temperature low temperature hot water is circulated
                    to the air handling units from the boilers via a pump set.

          6.02.3    RECEPTION/ATRIUM

                    An air handling unit at roof level supplies heated/cooled
                    air via insulated ductwork to linear diffusers at first
                    floor level to ventilate the reception / atrium space.
                    Extract air is drawn from the reception/atrium ceiling void
                    back to the AHU.

                    Trench heaters underneath the atrium facade glazing provide
                    heating to counteract down draughts.

          6.02.4    CENTRAL CHILLER PLANT

                    The central chiller plant comprises packaged air-cooled
                    chiller located on the roof. A twin head pump distributes
                    the chilled water through the chiller. The chiller uses HFC
                    refrigerants.

                    The pump circulates chilled water to the atrium air handling
                    unit and local fan coil units via insulated and vapour
                    sealed metal pipework. Pipework is installed in
                    prefabricated modules.

          6.02.5    CENTRAL BOILER PLANT

                    The central boiler plant comprises cast iron boilers.

                    A twin head duty/standby pump set circulates low temperature
                    hot water from the boilers to air handling plant and fan
                    coil units via insulated metal pipework.

                    The boilers and pumps will be located in a rooftop packaged
                    plantroom.

          6.02.6    HUMIDITY CONTROL

                    Space is designated within the fresh air supply air handling
                    unit for humidification lances to be installed by the tenant
                    if required.

                                                                          Page 6
<Page>

          6.02.7    TOILETS

                    Each toilet block is provided with a dedicated twin fan
                    extract ventilation system. The supply air to the toilets is
                    taken from the office space via ceiling void mounted
                    transfer ducts or door grilles.

          6.02.8    STAIRS AND CORE AREAS

                    The secondary stair and toilets will be heated with electric
                    convector wall mounted heater.

          6.02.9    BMS/CONTROLS

                    A BMS system monitors and controls the Mechanical
                    Engineering Systems.

                    The system comprises a number of outstations and intelligent
                    FCU controllers, which will be connected via a LAN to a
                    central outstation with LCD display located in the main
                    plantroom.

                    The BMS has the capability to provide the following:-

                    a)  Dedicated control of each item of plant

                    b)  Timed on/off switching

                    c)  Optimum start control

                    d)  PID valve control

                    e)  High/Low level alarms

                    f)  Trip alarms

                    g)  Status conditions

          6.02.10   FIREMAN'S SWITCH PANEL

                    A fireman's switch panel will be provided for remote
                    operation of mechanical plant.

7.00      ELECTRICAL SERVICES

7.01      DESIGN CRITERIA

          The design is based on the following design criteria:-

          i)   Preliminary Element Loads for Electrical Load Analysis

               Lighting   12W/m (POWER OF 2)
               Power      25W/m (POWER OF 2) local, 15W/m (POWER OF 2)
                          diversified

                                                                          Page 7
<Page>

          ii)  Lighting Levels

<Table>
<Caption>
               Area              Standard maintained         Limited glare index
                                 illuminance (lux)
               <S>               <C>                                 <C>
               General Offices   350 - 400 at Desk Level             19
               Toilets                   200                          -
               Stairs                    200                          -
               Plant rooms               100                          -
</Table>

               Uniformity ratio of 0.8 over the defined task area in office
               areas.

          iii) Emergency Lighting

               The emergency lighting system is designed and installed to meet
               BS:5266 Part 1 1999 and BS EN 1838:2000.

               Proposed lighting levels:-

               Escape Routes             -    1.0 lux minimum
               Anti Panic "Open" areas   -    0.5 lux minimum

          iv)  Fire Alarms

               The fire alarm system is designed and installed to meet BS: 5839
               Part 1 1988 for protection of life category L2. The system is
               capable of upgrading to Category L1.

7.02      INCOMING SERVICES

          The incoming electrical supply is derived from Slough Heat & Power
          Limited distribution system at low voltage. The LV supply terminates
          within the main low voltage switchboard which serves the service
          riser, items of mechanical plant, external services and the main fire
          alarm panel.

7.03      GENERAL

          The main low voltage distribution switchboard consists of a cubicle
          panel conforming to Form 4 Type 2 and complying with the latest
          requirements of BS:5486 Part 1 with rear access.

          The main switchboard is housed within a dedicated external electrical
          switchroom. Space provision within the electrical switchroom is made
          for Tenant installation of suitable switchgear for a standby generator
          if required.

          XPLE/SWA/LSF cables emanate from the main LV switchboard via
          underground cable ducts to serve the building's electrical power
          requirements. Space provision for installation of additional cables
          for generator support and for check metering per floor plate is
          provided.

          A rising electrical service provides vertical LV distribution to
          Tenant's and Landlord's plant. Duct provision for an additional
          generator-support is provided for.

                                                                          Page 8
<Page>

7.04      OFFICE AREA DISTRIBUTION

          A distribution board is provided to each floor plate for future small
          power fit-out by the Tenant. The distribution board also feeds a
          lighting busbar in the ceiling void, from which lighting control boxes
          and fan-coil units are fed. A sufficient number of spare ways
          (typically 25% minimum) is provided within each distribution board and
          the main switch board.

7.05      LIGHTING

          7.05.1    GENERAL

                    The lighting installation is designed and installed in
                    accordance with the design parameters detailed in
                    section 7.01, using low energy fluorescent and discharge
                    lamps as applicable and low voltage downlighters in toilets.

          7.05.2    GENERAL OFFICE AREAS

                    Lighting control is simple on/off by multi gang switch
                    plates at each core, via the lighting control system. The
                    Tenant is able to subdivide the building into smaller
                    lighting control zones and add local switch drops with
                    minimal wastage and disruption.

          7.05.3    TOILETS

                    Feature lighting is provided to these areas - circulation
                    recessed fluorescent downlighters or similar with PIR
                    control.

          7.05.4    ATRIUM

                    Feature lighting is provided to these areas - metal halide
                    downlighters or similar.

          7.05.5    EMERGENCY LIGHTING

                    The emergency lighting to reception, core, stair and plant
                    room areas comprises self contained inverter / battery packs
                    fitted within or adjacent to selected luminaires designed to
                    give 3 hours of illumination in the event of power failure
                    or an emergency situation.

          7.05.6    EXTERNAL LIGHTING

                    The external lighting is provided by column mounted
                    luminaires with photocells and time clock control. Lighting
                    levels will be 10 lux average, 5 lux minimum.

                    The main entrance area roof overhang will have soffit
                    lighting.

                    The courtyard frontage landscaped area will have feature
                    lighting.

7.06      SMALL POWER

          Switched socket outlets are provided on office, core walls and
          reception area for cleaners use. No office floor small power is
          provided.

                                                                          Page 9
<Page>

7.07      FIRE ALARMS

          The fire alarm system consists of a fully addressable analogue fire
          alarm panel located at the main entrance. Manual break glass call
          points, fully automatic detectors and sounders are installed
          throughout in accordance with BS 5839 Part 1 Category L2, which can be
          upgraded to Category L1.

7.08      SECURITY

          Wiring will be installed to all external doors for tenants access
          control and intruder alarm fit-out requirements.

          Builders work will be installed to reception area for intruder alarm
          system.

          Ducts are installed to allow the tenant to install CCTV coverage to
          the exterior, parking and common areas including automatic barriers.

7.09      LIGHTNING PROTECTION

          A lightning protection system is provided comprising horizontal tapes,
          down conductors via steel frame with test clamps and earth
          terminations in concrete or PVC chambers. All roof mounted plant and
          fixed metallic abutments are bonded to the system.

8.00      DOMESTIC WATER AND PLUMBING SERVICES

8.01      COLD WATER SERVICE

          Cold water supplies are provided to all sanitary appliances, hot water
          heaters and connections to any mechanical services plant. No storage
          facility is provided.

          Wash down points are provided at roof and ground levels. Water storage
          or distribution pipework for tenant's fit-out installations is by the
          tenant.

8.02      HOT WATER SERVICE

          Hot water provision is via a central gas fired storage heater located
          within the rooftop plant room with circulation via a pump and pipework
          to individual taps and showers.

8.03      SANITARY DRAIN AND VENT SYSTEM

          A complete system of sanitary drains and vent piping is connected to
          all plumbing fixtures, mechanical equipment and floor drains. The
          system discharges by gravity to the public sewer.

          All sanitaryware is white. Showers are also provided as shown on the
          drawings.

9.00      LIFTS

9.01      PASSENGER LIFT

          The building has 2 no. 10 person 800kg Kone monospace passenger lifts,
          Regulations Part M and EN81 compliant, operation speed 1.0m/sec within
          the central core area. Lift car finishes will consist of carpet
          flooring to match circulation area, metallic silver steel finish or
          veneered panelling to walls, full height mirror, stainless steel
          control consul and white metal ceiling with flush lighting.

                                                                         Page 10
<Page>

9.02      GOODS LIFT

          A 13 no. person 1000 kg Kone Monospace goods lift will be provided to
          a notional position within the open plan floor area serving ground to
          second floor.

          Lift car finishes will consist of rubber or vinyl flooring, complete
          with stainless steel control consul and white steel ceiling.

10.00     EXTERNAL WORKS

10.01     GENERALLY

          Car parking spaces to the Bath Road frontage will be finished in
          concrete block paving. The car park areas will be finished in
          bituminous macadam.

          An insitu concrete frame deck car park is provided to the rear with
          stone mastic asphalt surfacing and reconstituted stone cladding,
          silver kassette panel cladding or good quality insitu concrete finish
          with galvanised steel or Armco barrier protection within. Lighting
          will be provided with column mounted luminaires to top level providing
          average 20 lux and vapour proof fluorescent batten fittings to lower
          level providing average 50 lux.

          Vertical pedestrian access will be serviced by 2 no. galvanised steel
          spiral stairs with non-slip galvanised durbar treads. Vehicle access
          to the upper level will be serviced by a reinforced concrete ramp at
          approximately 1 in 7 slope with mastic asphalt surface. Clear height
          to underside of deck car park will be approximately 2300mm. Cycle
          parking will be located under the deck parking complete with
          galvanised steel bike hoops for approximately 60 cycles (total).

          The access roads to the Bath Road frontage will be finished in block
          paving. Access road to the rear car park area will be finished in
          bituminous macadam capable of accepting refuse lorry loading.

          The paths around the building will be paved with Marshalls mistral
          block paving (or similar). Feature stone or similar paving will be
          laid around front courtyard landscaped piazza.

10.02     DRAINAGE

          Foul drainage is taken to the existing foul sewer system. Surface
          water drainage is taken to existing surface water system and or
          soakaways with petrol interceptors to car park areas as required.

10.03     SOFT LANDSCAPING

          Soft Landscaping is provided to complement the development to the
          approval of the local authority.

          Watering points will be installed for all landscape maintenance.

                                                                         Page 11
<Page>

10.04     UTILITY BUILDINGS ETC.

          An electrical switch room, gas meter room and refuse storage facility
          are provided within the site curtilage. The electrical switch room,
          gas meter room and refuse store will be built with brick, concrete
          block or stone cladding panels. Concrete bases with associated
          builders work and flat roofing construction will be provided as
          necessary. A designated area and duct provision will be made for
          possible tenants generator and or compactor requirements including
          underground ducts into building adjacent to switch room.

10.05     SIGNAGE

          A suitable free standing sign will be provided to the plot frontage.

          Frameless glass building signage will be provided over main entrance.

10.06     FENCING/BARRIERS

          The rear car park boundaries will be secured with 1.5m high coated
          galvanised steel centinal fencing.

          Automatic barriers and access control will be installed to car park
          access.

11.00     INCOMING SERVICES

11.01     The following incoming services are provided:-

          Gas:                 A metered gas supply to meet the requirements of
                               this document is provided. The meter is located
                               in the external utility building.

          Water:               A metered mains water supply is provided by
                               Slough Heat & Power.

          Electricity:         A 500 KVA electricity supply is provided.

          Telecommunications:  6 no. non-dedicated UPVC ducts are provided from
                               a common chamber at the edge of the development
                               and terminated within the building to provide
                               access for telephone and data lines and giving
                               resilient routes.

12.00     CLEANING AND MAINTENANCE

          All external glazing is designed to be cleaned by mobile access plant.

          Reception / atrium glazing to be cleaned with small mobile access
          plant or pole equipment.

13.00     CATEGORY A CONTRIBUTION ITEMS

13.01     FLOOR FINISHES

          Office areas have a PSA medium grade steel encapsulated raised access
          floor with 600 x 600mm panels. Carpet tiles pc sum L25 per m(2)
          supplied and laid will be provided.

          Stairs to be finished with carpet to match office areas and gradus
          non-slip nosings.

          Skirtings to general office and circulation areas will be in solid
          maple hardwood with satin varnish coating.

                                                                         Page 12
<Page>

13.02     WALL FINISHES

          Office areas will have plaster board and skim dry lining with emulsion
          paint finish.

13.03     CEILING FINISHES

          Office and amenity areas have a proprietary suspended ceiling system
          with white Rockfon Plano fibre glass (or similar) tegular tiles to a
          600 x 600mm module in an exposed microlook grid. A plaster board
          margin with taped and filled joints emulsion painted will be provided
          for window blind fixing.

          Rockwool or similar cavity barriers will be provided within ceiling
          voids at 20m centres.

13.04     HEATING, COOLING AND VENTILATION - GENERAL OFFICE AREAS

          The heating and cooling to the general office areas is provided by
          chassis type ceiling void mounted fan coil units. The fan coil units
          supply heated/cooled air into the office space via a ducted system
          through ceiling mounted 600 x 600mm diffusers.

13.05     HEATING, COOLING AND VENTILATION - FRESH AIR

          The tempered air is ducted to terminate adjacent to each fan coil unit
          air intake via uninsulated ductwork.

          Vitiated air will pass from high level in the office through the
          ceiling void and extract ductwork to the roof plant room where it will
          be extracted to atmosphere.

13.06     HEATING, COOLING AND VENTILATION - CENTRAL CHILLER PLANT

          The pump circulates chilled water to the local fan coil units via
          insulated and vapour-sealed metal pipework. Pipework is installed in
          prefabricated modules.

13.07     LIGHTING - GENERAL OFFICE AREAS

          The lighting within the office is provided via 600 x 600mm ceiling
          recessed fluorescent luminaires with direct controllers for
          illumination of the working plane. All downward light controllers are
          CIBSE LG3 category 2 compatible. Switched supplies from lighting
          control boxes are via daisy-chained LSF multi-core flexible cable and
          plug-in connectors.

13.08     LIGHTING - EMERGENCY LIGHTING

          The emergency lighting comprises self-contained inverter/battery packs
          fitted within selected general lighting luminaires, designed to give 3
          hours of illumination in the event of a power failure or an emergency
          situation.

          Emergency exit luminaires consists of self-contained maintained
          fittings with 3 hour battery packs and self adhesive legends.

                                                                         Page 13
<Page>

                            LANDLORD'S SPECIFICATION

                                 OFFICE FACILITY
                                       FOR
                             CUBIST PHARMACEUTICALS

                          250 BATH ROAD, SLOUGH : W6342

                                15th JANUARY 2002

[SLOUGH ESTATES LOGO]

<Page>

                          DATED                  200[ ]

                          SLOUGH TRADING ESTATE LIMITED

                                     - and -

                       CUBIST PHARMACEUTICALS (UK) LIMITED

                                      with

                           CUBIST PHARMACEUTICALS INC.

                                   ----------

                                LICENCE TO ALTER
                                   relating to
                        Building 595 (Postal Number     )
                    Bath Road Trading Estate Slough Berkshire

                                   ----------

                                NABARRO NATHANSON
                                  The Anchorage
                                34 Bridge Street
                                 Reading RG1 2LU

                             Ref: JD/TNP/S2884/00718

                                Tel: 0118 950 4700
                                Fax: 01753-512768

<Page>

                                   PARTICULARS

DATE OF THIS DEED          :                                              200[ ]

LANDLORD                   :  SLOUGH TRADING ESTATE LIMITED

Registered Office          :  234 Bath Road Slough Berkshire SL1 4EE

Company Registration No.   :  1184323

TENANT                     :  CUBIST PHARMACEUTICALS (UK) LIMITED

Registered Office          :  545 Ipswich Road, Slough, Berkshire, SL1 4EQ

Company Registration No.   :  3699468

SURETY                     :  CUBIST PHARMACEUTICALS INC

Registered Office          :  24 Emily Street Cambridge Massachusetts 02139
                              United States of America

PREMISES                   :  The premises known as Building Number 595 Bath
                              road Slough Berkshire being more particularly
                              described in the Lease

LEASE                      :  The Lease dated [       ] 200[ ] and made between
                              the Landlord (1) and the Tenant (2)

TERM                       :  A term of fifteen years and six months years
                              demised by the Lease (subject as provided in the
                              Lease)

WORKS                      :  The works details of which are given in the
                              attached Scope of Works and drawings therein
                              referred and briefly consisting of fitting out
                              works comprising [        ]

                              NOTE: The Scope of Works shall include all works
                              carried out pursuant to any Tenant's Variation
                              Form as defined in the Agreement for Lease

<Page>

THIS DEED is made on the date and between the parties stated in the Particulars

RECITALS

(A)  The Landlord is entitled to the reversion immediately expectant on the
     Term.

(B)  The Term is vested in the Tenant.

(C)  This deed is supplemental to the Lease.

THIS DEED WITNESSES:

1.     DEFINITIONS AND INTERPRETATION

     In this deed:

1.1       "Landlord" includes the person in whom the reversion immediately
          expectant on the determination of the term granted by the Lease is for
          the time being vested and the term "Tenant" includes its successors in
          title and assigns

1.2       words importing the singular include the plural and vice versa and
          words importing one gender include all other genders;

1.3       if any party to this deed comprises more than one person, obligations
          on the part of that party are undertaken by all persons jointly and
          also by each of them individually;

1.4       unless otherwise stated references to the Premises include each and
          every part of the Premises;

1.5       references to "tax" include any tax, levy, charge or duty whether
          payable now or at any time in the future and the withholding or loss
          of any relief or right to the repayment or credit in respect of any
          such tax, levy, charge or duty;

1.6       the details, expressions and descriptions appearing in the Particulars
          shall be included in and form part of this deed;

1.7       references to any legislation include any other legislation replacing,
          amending or supplementing it and any orders, regulations, byelaws,
          notices, permissions, approvals or consents under it;

1.8       any obligation prohibiting the Tenant from doing something shall
          include an obligation not to cause or permit the doing of that thing
          by others and (without prejudice to any other obligation or liability
          of the Tenant) to take all reasonable steps to prevent that thing
          being done by its employees, agents, contractors, invitees and
          licensees;

1.9       the headings are for information only and shall not be taken to affect
          the construction of this deed;

                                        1
<Page>

1.10      references to obligations on the part of any person shall include
          covenants, conditions or other provisions to be observed or performed
          by that person;

1.11      references to the Term include the period of any continuation or
          extension of the tenancy granted by the Lease;

2.     GENERAL CONDITIONS

2.1       The Tenant shall indemnify the Landlord in respect of any charge to
          any statutory tax (including but not by way of limitation any interest
          and any penalty in respect of such charge to tax) arising out of or
          resulting from the action permitted by this deed.

2.2       The Landlord's rights of re-entry contained or referred to in the
          Lease shall also apply in the event of any breach of the terms of this
          deed.

2.3       Nothing contained in this deed shall release or in any way lessen the
          liability under the Lease and any deed supplemental to it of the
          Tenant, its predecessors in title or any guarantor whether before or
          after the date of this deed.

2.4       This deed shall not be taken to grant consent to any action not
          expressly permitted by it.

2.5       The Tenant shall pay to the Landlord any value added tax chargeable on
          any supply (whether made to or by the Landlord or any third person)
          under or in connection with this deed including in relation to
          reasonable and proper fees, costs and expenses payable by the Tenant
          pursuant to this deed.

2.6       This deed shall be governed by and construed in all respects in
          accordance with English law and the parties submit themselves to the
          jurisdiction of the English Courts.

2.7       Nothing contained in this deed shall limit the right of any party to
          take proceedings against any other party in any other court of
          competent jurisdiction nor shall the taking of proceedings in one
          jurisdiction preclude the taking of proceedings in any other
          jurisdiction, whether concurrently or not.

3.     WORKS

3.1       The Landlord consents to the Tenant carrying out the Works.

3.2       Before commencing the Works, the Tenant shall:

3.2.1          apply for and obtain all necessary consents of any person or
               competent authority and provide copies to the Landlord and

3.2.2          provide to the Landlord all information required by it in
               connection with the insurances of the Premises

3.3       The Tenant covenants with the Landlord to:

3.3.1          comply with the Construction (Design and Management) Regulations
               1994 ("the CDM Regulations") and the Tenant acknowledges that it
               is acting as the client in respect of the

                                        2
<Page>

               Works for purposes of the CDM Regulations and undertakes to issue
               a declaration to that effect pursuant to Regulation 4 thereof

3.3.2          provide the Landlord with 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 relating thereto together with a
               copyright licence or licences in accordance with clause 3.4 on
               completion of the Works

3.4       The Tenant hereby grants (to the extent it is able to do so) with full
          title guarantee (or shall procure that the person firm or company who
          is able to grant the same with full title guarantee) to the Landlord a
          royalty-free, irrevocable and non-exclusive licence or licences to use
          and copy any design, as built and maintenance and operational
          information and documentation and any other information comprised in
          the health and safety file provided pursuant to clause 3.3.2 relating
          to the Works for any purposes connected with the Premises, and such
          licence or licences shall carry the right to grant sub-licences and
          shall be transferable to third parties

3.5       The Tenant acknowledges that no partnership or agency relationship
          exists between the Landlord and the Tenant in relation to the Works or
          is created by or in consequence of the execution of the Works, this
          Licence or otherwise

3.6       The Tenant shall carry out the Works:

3.6.1          and complete them within twelve months of today's date;

3.6.2          in a good and workmanlike manner free from defects and with
               proper and good quality materials and in accordance in all
               respects with all legal requirements and shall ensure the
               functionality of all plant and equipment installed as part of the
               Works

3.6.3          to the reasonable satisfaction in all respects of the Landlord,
               and to the satisfaction in all respect of the insurers (provided
               details of the insurers requirements or any conditions have been
               notified to the Tenant in writing) any competent authority and
               any other person whose consent to or approval of the Works is
               required whether under this deed, the Lease any superior lease or
               other deed or by law.

3.7       The Tenant shall:

3.7.1          cause as little inconvenience and annoyance as possible to the
               Landlord, and the owners and occupiers of adjoining and
               neighbouring property and shall not cause or permit the Premises
               or any adjoining or neighbouring property to become unsafe as a
               result of the carrying out or completion of the Works and

3.7.2          make good to the Landlord's reasonable satisfaction any damage
               arising out of or incidental to the carrying out or completion of
               the Works.

3.8       The Tenant shall indemnify the Landlord against all actions
          proceedings losses liabilities costs damages expenses claims and
          demands arising out of or resulting from:

3.8.1          the state and condition of the Premises during and after the
               carrying out of the Works;

3.8.2          the carrying out of the Works; or

3.8.3          breach of or non-compliance with any of the terms of this deed.

                                        3
<Page>

3.9       The Tenant shall notify the Landlord of the date of commencement and
          the date of completion of the Works and permit the Landlord, and all
          others authorised by it in writing, to inspect the Works at all
          reasonable times both while they are being carried out and on their
          completion.

3.10      The Landlord and Tenant acknowledge that the Works are to be carried
          out to suit its own requirements for the use of the Premises and that
          they do not constitute improvements to the Premises

3.11.1         The Landlord will not be liable (whether under the Lease or
               otherwise) to effect or maintain any insurance in respect of the
               Works whether while they are being carried out or after they are
               completed unless and to the extent that the Landlord otherwise in
               its reasonable discretion agrees in writing

3.11.2         The Landlord shall insure as part of the Premises those items in
               the Scope of Works with an asterisk [Note: For clarification
               these items shall include upgrades in respect of the roof, floors
               and the goods lift]

3.12      Unless the Landlord shall otherwise direct, the Tenant shall carry out
          before the expiry or sooner determination of the Term any works
          stipulated to be carried out by a date subsequent to such expiry or
          sooner determination as a condition of any planning or other
          permission granted in respect of the Works.

3.13      Before the expiry or sooner determination of the Term, the Tenant
          shall (unless or to the extent requested not to do so by the Landlord)
          carry out such works as shall be necessary or desirable in order to
          ensure that the Premises or such part or parts of them as may be
          required by the Landlord conform with the First Schedule of the Lease
          provided however the Tenant shall not be required to reinstate those
          items in the Scope of Works marked with an asterisk [Note: for
          clarification if not included in the Scope of Works these items shall
          include upgrades in respect of the roof, floors, and goods lift]

3.14      If the Tenant at any time fails to comply with any of its obligations
          in this deed then:

3.14.1         the Landlord may (but without prejudice to the Landlord's right
               of re-entry contained or referred to in the Lease or any rights
               of the Landlord with regard to such default) enter upon the
               Premises from time to time during the Term or after the expiry or
               sooner determination of the Term (without being obliged to do so)
               to complete the Works or the reinstatement of the Premises (in
               either case in whole or part) in each case at the expense of the
               Tenant; and

3.14.2         the Tenant shall pay to the Landlord all fees costs and expenses
               so incurred by the Landlord (and all such fees costs and expenses
               if not so paid shall be recoverable by the Landlord as a debt).

3.15      The Works shall be carried out subject to all rights of the owners and
          occupiers of adjoining and neighbouring properties PROVIDED any
          specific rights known to the Landlord in favour of any owner or
          occupier of any adjoining or neighbouring property have been notified
          to the Tenant in writing

                                        4
<Page>

3.16      If the Works shall not be commenced within six months of today's date,
          the consent given by the Landlord in this deed shall immediately lapse
          and become absolutely void.

3.17      On completion of the Works, the lessee's covenants and all other
          provisions contained in the Lease shall apply with any necessary
          variations to the Premises in their then altered state.

3.18      The Works shall be disregarded for the purposes of any review of rent
          under the provisions of the Lease.

3.19      Unless it is expressly stated that the Contracts (Rights of Third
          Parties) Act 1999 is to apply nothing in this Agreement will create
          rights in favour of any one other than the parties to this Agreement.

4.   SURETY

     The Surety covenants and agrees with the Landlord that:-

4.1       the Tenant will observe and perform its obligations contained in this
          deed;

4.2       the obligations on the part of the Surety contained in the Lease apply
          to the obligations of the Tenant contained in this deed as though they
          were obligations on the lessee's part contained in the Lease.

IN WITNESS of which this deed has been executed and is delivered on the date
appearing as the date of this deed.

                                        5
<Page>

THE COMMON SEAL of SLOUGH                )
TRADING ESTATE LIMITED was               )
affixed to this deed in the presence of: )

                                         Director

                                         Director/Secretary

<Page>

EXECUTED as a DEED by CUBIST             )
PHARMACEUTICALS (UK)                     )
LIMITED acting by:                       )

                                         Director

                                         Director/Secretary

EXECUTED as a DEED by CUBIST             )
PHARMACEUTICALS INC. acting by:          )

                                         Director

                                         Director/Secretary

<Page>

                        DATED                       200[]

                          SLOUGH TRADING ESTATE LIMITED

                                     - to -

                       CUBIST PHARMACEUTICALS (UK) LIMITED

                                      with

                           CUBIST PHARMACEUTICALS INC.

                                   ----------

                                      LEASE

                                Premises known as
                      Building 595 Bath Road Trading Estate
                                Slough Berkshire
                                (Postal [     ])

                                   ----------

                                Nabarro Nathanson
                                  The Anchorage
                                34 Bridge Street
                                     Reading
                                     RG1 2LU

                                Tel: 0118 925 4631
                                Fax: 01753 512768

                              Ref: JD/TNP/S2884/717

<Page>

                                    CONTENTS

<Table>
<Caption>
Clause    Subject matter                                                         Page
<S>       <C>                                                                      <C>
1.        DEFINITIONS...............................................................1
2.        INTERPRETATION............................................................4
3.        DEMISE....................................................................4
          Rent......................................................................4
          Additional Rent...........................................................4
4.        TENANT'S COVENANTS........................................................5
          Payment of rents..........................................................5
          Interest on late payments.................................................5
          Payment of rates..........................................................5
          Exterior maintenance......................................................5
          Interior painting.........................................................5
          Repair....................................................................6
          Yielding Up...............................................................6
          Reinstatement.............................................................6
          Landlord's access.........................................................6
          Default remedies of the Landlord..........................................6
          Signs and aerials.........................................................7
          Use.......................................................................7
          Nuisance..................................................................7
          Estate Regulations........................................................8
          Roadways..................................................................8
          Acts prejudicial to insurance.............................................9
          Safeguarding the Premises.................................................9
          Planning Applications.....................................................9
          Alterations...............................................................9
          Statutory obligations....................................................10
          Alienation...............................................................10
          Registration of dealings.................................................13
          Reletting and sale boards................................................13
          Costs of licences and notices as to breach of covenant...................14
          Indemnity................................................................14
          VAT......................................................................14
          Defects..................................................................14
          Floor Loading............................................................14
          Costs of Party Items.....................................................15
          Prohibited Uses..........................................................15
5.        LANDLORD'S COVENANTS.....................................................15
          Quiet enjoyment..........................................................15
          Insurance................................................................15
          Insurance details........................................................16
          Services.................................................................16
6.        CONDITIONS...............................................................16
          Re-possession on Tenant's default........................................16
          Benefit of insurance and abatement of rent...............................17
          Notices..................................................................17
          Contracts (Rights of Third Parties) Act 1999.............................18
          Temporary Closure of Services and Rights.................................18
</Table>

                                        i
<Page>

<Table>
<S>       <C>                                                                      <C>
7.        RENT REVIEW..............................................................18
8.        SURETY...................................................................21
          FIRST SCHEDULE...........................................................21
          Description of the Building and Fixtures.................................21
          SECOND SCHEDULE..........................................................22
          Part 1 - The Rights......................................................22
          Part 2 - The Exceptions and Reservations.................................22
          THIRD SCHEDULE...........................................................23
          Obligations of the Surety................................................23
          FOURTH SCHEDULE..........................................................25
          Rent Review Memorandum...................................................25
          FIFTH SCHEDULE...........................................................25
          Part 1 - Service Charge for the Development Heads of Expenditure.........25
          Part 2 - Calculation of the Service Charge and the costs of services
          provided to the Development..............................................27
          SIXTH SCHEDULE...........................................................28
</Table>

                                       ii
<Page>

                                   PARTICULARS

1.   DATE OF THIS DEED                                                     200[]

2.   LANDLORD                   SLOUGH TRADING ESTATE LIMITED

     Registered office          234 Bath Road Slough SL1 4EE

     Company Registration No.   1184323

3.   TENANT                     CUBIST PHARMACEUTICALS (UK) LIMITED

     Registered office          545 Ipswich Road, Slough, Berkshire SL1 4EQ

     Company Registration No.   3699468

4.   SURETY                     CUBIST PHARMACEUTICALS INC.

     Registered office          24 Emily Street Cambridge Massachusetts 02139
                                United States of America

5.   DEVELOPMENT                the area of the Estate shown edged blue on the
                                Plan

6.   ESTATE                     the area from time to time comprising the
                                Landlord's estate known as Trading Estate Slough
                                Berkshire of which the Premises and the
                                development form part

7.   PREMISES                   the land and building described in the First
                                Schedule and known as Building 595 (Postal
                                [    ]) Bath Road Slough Berkshire as shown
                                edged red on the Plan but excluding therefrom
                                at ground floor the land shown hatched purple on
                                the Plan where the same is included within the
                                red edging to the Plan

8.   COMMENCEMENT DATE          [                               ] 200[]

9.   TERM                       Fifteen years and six months together with
                                the period of any continuation or extension of
                                the tenancy granted by this Lease

10.  RENT COMMENCEMENT DATE     [                               ] 200[]

11.  RENT                       [As per clause 11 of the Agreement for Lease
                                [      ] per sq ft x Net Internal Floor Area of
                                the[     ] per annum subject to review as
                                provided in this Lease]

12.  REVIEW DATES               [               ] 200[  ] and each fifth
                                anniversary of that date

13.  PERMITTED USE              any use within Class B1 of the Schedule to the
                                Town and Country Planning (Use Classes) Order
                                1987 (as amended or replaced from time to time)
                                save in respect of the Parking Area which shall
                                be used for the parking of motor vehicles in
                                accordance with Clause 4.12.2

<Page>

                                      LEASE

DATE                                                                        2001

PARTIES

(1)  SLOUGH TRADING ESTATE LIMITED (Company Number 1184323) whose registered
     office is at 234 Bath Road Slough SLl 4EE (the "Landlord");

(2)  CUBIST PHARMACEUTICALS (UK) LIMITED (Company Number 3699468) whose
     registered office is at 545 Ipswich Road, Slough, Berkshire, SLl 4EQ (the
     "Tenant"); and

(3)  CUBIST PHARMACEUTICALS INC. (Company Number [    ]) whose registered office
     is at 24 Emily Street Cambridge Massachusetts 02139 United States of
     America (the "Surety").

W1TNESSETH AS FOLLOWS:

1.   DEFINITIONS

     In this Lease the following expressions have the meanings indicated:

     "ACT"

               means the Landlord and Tenant (Covenants) Act 1995

     "AUTHORISED GUARANTEE AGREEMENT"

               has the meaning defined in and for the purposes of Section 16 of
               the Act and the form of such agreement shall be as reasonably
               required by the Landlord

     "BIN STORE"

               means that part of the Premises shown in the position edged red
               on the Plan and marked Bin Store

     "CAR DECK"

               means the two-storey car deck as shown edged dark blue on the
               Plan

                                        1
<Page>

     "CAR PARK"

               means all the car parking areas within the Development including
               and without limitation to the generality of the foregoing the Car
               Deck access ways ramps walls foundations the structure of such
               Car Park and all walls and fencing surrounding the same

     "COMMON PARTS"

               means all parts of the Development not demised nor intended to be
               demised

     "CONDUCTING MEDIA"

               all sewers drains pipes wires watercourses subways cables
               apparatus conduits and any other media or works for the conduct
               or transmission of any service matter or material

     "DECK PARKING AREAS"

               means those parts of the Car Deck that are shown edged red on the
               Plan being demised car parking (being the first floor of the Car
               Deck) but extending only to the top surface of such areas

     "FULL REINSTATEMENT VALUE"

               the costs (including demolition professional fees and any value
               added tax payable) which would be likely to be incurred in
               carrying out repair or reinstatement in accordance with the
               requirements of this Lease at the time when such repair or
               reinstatement is likely to take place having regard to current
               building techniques and materials and all local or planning
               legislation

     "INSURED RISKS"

               fire lightning earthquake explosion aircraft riot storm tempest
               flood burst pipes malicious damage and impact damage and such
               other insurable risks and on such terms and subject to such
               exclusions as the Landlord may from time to time reasonably
               consider necessary but excluding any risks which the Landlord
               shall decide from time to time not to include in any policy
               (whether on the grounds of unavailability of insurance cover for
               that risk or otherwise) but so that the Landlord shall give at
               least fourteen days' prior notice in writing to the Tenant of any
               risk ceasing to be covered by any policy

     "LANDSCAPED AREAS"

               means the areas shown hatched green on the Plan

     "LOSS OF RENT"

               the loss of the rent first reserved by clause 3 for such period
               (being not less than three years) as may reasonably be required
               by the Landlord from time to time having regard to the likely
               period required for reinstatement in the event of both partial
               and total destruction and in an amount which would take into
               account potential increases of rent in accordance with clause 7

                                        2
<Page>

     "PARKING AREA"

               means the areas forming part of the Premises as demised car
               parking including the Deck Parking Area as are designated for the
               parking of motor vehicles and shown edged red on the Plan

     "PERMITTED PART"

               means the whole or part of any floor of the building part of the
               Premises (with a due and proper proportion of the Parking Area)

     "PLAN"

               the plan annexed hereto

     "PLANNING ACTS"

               includes the Town and Country Planning Act 1990 the Planning
               (Listed Buildings and Conservation Areas) Act 1990 the Planning
               (Hazardous Substances) Act 1990 and the Planning (Consequential
               Provisions) Act 1990

     "PRESCRIBED RATE"

               four per centum above the base rate of National Westminster Bank
               Plc from time to time (or such other clearing bank as the
               Landlord shall nominate) or (if such rate shall cease to be
               published) such other reasonable or comparable rate as the
               Landlord shall from time to time designate

     "SERVICE CHARGE"

               means the aggregate of the costs and liabilities referred to in
               Part 1 of the Third Schedule;

     "SERVICE CHARGE PERIOD"

               means the period in respect of which the Service Charge and the
               costs of services to the Building are calculated as determined
               and notified to the Tenant in writing from time to time by the
               Landlord initially in each consecutive period of twelve months
               ending on 31 December;

     "SIDE LETTER"

               means the form of Side Letter in the form of the Sixth Schedule

     "THE SURETY"

               any person so named in the Particulars and also any person who
               may at any time guarantee the performance and observance of the
               Tenant's obligations in this Lease

                                        3
<Page>

[GRAPHIC]

<Page>

     "TENANT'S PROPORTION OF SERVICE CHARGE"

               means the proportionate part of the Service Charge for which the
               Tenant is liable which shall be such fair and reasonable and
               proper proportion as the Landlord shall determine acting
               reasonably;

2.   INTERPRETATION

2.1       The expressions "the Landlord" and "the Tenant" shall wherever the
          context so admits include their respective successors in title

2.2       Where the Landlord the Tenant or the Surety (if any) for the time
          being are two or more persons the terms "the Landlord" "the Tenant" or
          "the Surety" (if any) include the plural number and obligations
          expressed or implied to be made by such party are deemed to be made by
          such persons jointly and each of them severally

2.3       Words importing one gender include all other genders and words
          importing the singular include the plural and vice versa

2.4       References in this Lease to any statute or legislation (whether
          specific or general) include any other statute or legislation
          replacing amending or supplementing the same and any orders
          regulations bye-laws notices permissions approvals or consents
          thereunder

3.   DEMISE

     The Landlord demises to the Tenant with full title guarantee the Premises
     together with the Rights referred to in Part 1 of the Second Schedule but
     subject to the Exceptions and Reservations referred to in Part 2 of the
     Second Schedule to hold to the Tenant for the Term starting on the
     Commencement Date yielding and paying therefor during the Term:

3.1       RENT

          Yearly the Rent and all increases arising from any review pursuant to
          the provisions in this Lease for the review of rent on the Review
          Dates to be paid without any deduction or set off by equal quarterly
          payments in advance on the Twenty-fifth day of March the Twenty-fourth
          day of June the Twenty-ninth day of September and the Twenty-fifth day
          of December in every year the first payment for the period from and
          including the Rent Commencement Date up to and including the day
          immediately preceding the quarter day next after the date of this
          Lease to be made on the Rent Commencement Date

3.2       ADDITIONAL RENT

          As additional rent first the Tenant's Proportion of the Service Charge
          pursuant to and in accordance with the Fifth Schedule including the
          monies due pursuant to paragraph 2.1 to Part 2 of such Schedule
          secondly such amounts (if any) as are referred to in clause 4.15 to be
          paid as there stated and thirdly a sum or sums of money equal to the
          expense incurred by the Landlord in effecting or maintaining insurance
          in accordance with clause 5.2 (including any increased premium payable
          in respect of the Premises or any neighbouring property by reason of
          any act or omission by (or permitted by) the Tenant or an undertenant)
          as the

<Page>

          Landlord shall from time to time effect such insurance for the
          Landlord's benefit in the Full Reinstatement Value against the Insured
          Risks the Loss of Rent and the Landlord's liability to third parties
          (without limitation) such sum or sums to be paid on demand and all
          such sums payable pursuant to this clause 3.2 shall be recoverable by
          distress in the same way as rent in arrear

4.   TENANT'S COVENANTS

     The Tenant covenants with the Landlord as follows:

4.1       PAYMENT OF RENTS

          To pay the respective rents and sums of money reserved and made
          payable at the times and in the manner in which the same are set out
          or referred to in clause 3 without any deduction or set off and to
          make all such payments to the Landlord on the due date through the
          Tenant's bankers by the direct debit system

4.2       INTEREST ON LATE PAYMENTS

          If the Tenant shall fail to pay any rents or any other sum payable
          under this Lease within 7 days of when the same is due (whether
          formally demanded or not) to pay to the Landlord as additional rent
          (but without prejudice to any other rights of the Landlord including
          those under clause 6) interest on all such rents or other sums from
          the due date for payment until the date actually paid at the
          Prescribed Rate current at such due date and any such interest shall
          be recoverable by the Landlord as rent in arrear

4.3       PAYMENT OF RATES

4.3.1          To pay and indemnify the Landlord against all existing and future
               rates or other outgoings whatsoever imposed or charged upon the
               Premises or upon the owner or occupier in respect of the Premises

4.3.2          To pay and be responsible for all electricity gas and other
               services to the Premises

4.4       EXTERIOR MAINTENANCE

          In every third year and in the last year of the Term to prepare and
          paint the outside of the Premises where usually or previously so
          painted in a good and workmanlike manner and otherwise properly to
          clean treat and decorate other parts of the outside of the Premises as
          the same ought to be cleaned treated and decorated (such painting and
          decorating to be carried out in colours and patterns first approved in
          writing by the Landlord) and whenever necessary to renew or replace
          all seals and mastics

4.5       INTERIOR PAINTING

          In every fifth year and in the last year of the Term to prepare and
          paint all the interior of the Premises where usually or previously so
          painted in a good and workmanlike manner (all such painting in the
          last year of the Term to be carried out in colours and patterns first
          approved in writing by the Landlord)

                                        5
<Page>

4.6       REPAIR

          (Save in respect of the Car Park provided for in clause 5.4 hereof)
          well and substantially to repair and maintain the Premises and
          Conducting Media in on or under the Premises (damage by any of the
          Insured Risks excepted unless the insurance moneys are withheld in
          whole or in part or the policy avoided by reason of any act or
          omission on the part of the Tenant or any undertenant or any employee
          contractor or invitee of either of them) and at all times to keep the
          same in good and substantial repair and condition and so repaired
          cleaned painted and maintained and further to keep all parts of the
          Premises clean and tidy and free from rubbish and waste materials

4.7       YIELDING UP

          At the expiration or sooner determination of the Term to yield up the
          Premises in good and substantial repair and consistent with the full
          and due compliance by the Tenant with its obligations under this Lease
          and to remove such tenant's trade fixtures and fittings and any signs
          erected by or at the instance of the Tenant making good any damage
          caused by such removal

4.8       REINSTATEMENT

4.8.1          Before the expiry or sooner determination of the Term (unless or
               to the extent otherwise required in writing by the Landlord) to
               carry out such works as shall be necessary or desirable in order
               to ensure that the Premises or such part or parts of them as may
               be required by the Landlord conform with the description in the
               First Schedule

4.8.2          All such works shall be carried out to the reasonable
               satisfaction of the Landlord and the Tenant shall apply for any
               necessary planning permission or approval which may be required
               under the Planning Acts or other legislation

4.9       LANDLORD'S ACCESS

          To permit the Landlord or its agents at all times during the Term
          during reasonable hours in the day (or at any time in the case of
          emergency) with or without workmen and others who have written
          authority to enter the Premises for the purpose of ascertaining that
          the covenants and conditions of this Lease have been performed and
          observed by the Tenant and examining the state of repair and condition
          of the Premises or for the purpose of taking inventories of the
          Landlord's fixtures or of carrying out works on the adjoining property
          of the Landlord and of exercising any of the Exceptions and
          Reservations referred to in Part 2 of the Second Schedule Provided
          That the Landlord shall make good any damage caused by such entry to
          the reasonable satisfaction of the Tenant and the exercise of such
          rights PROVIDED that such rights of re-entry shall only be effected on
          such part of the Premises as is reasonable and only for such periods
          as are reasonable

4.10      DEFAULT REMEDIES OF THE LANDLORD

          If within two months after service of a notice from the Landlord
          requiring the Tenant to remedy any breach of covenant relating to the
          state of repair or condition of the Premises or otherwise to the
          carrying out of any works or actions that are the responsibility of
          the Tenant (or earlier in case of emergency) the Tenant shall not have
          completed such works or actions

                                        6
<Page>

          then to permit the Landlord to enter upon the Premises and execute all
          or any such works or actions and the Landlord's costs and expenses
          (including the Landlord's reasonable and proper surveyors and other
          professional fees in connection therewith) together with interest
          thereon at the Prescribed Rate current at the date one month after
          service of such notice for the period from that date to the date of
          payment shall be a debt due from the Tenant to the Landlord and be
          forthwith recoverable as rent in arrear

4.11      SIGNS AND AERIALS

          Not to erect any pole mast aerial or satellite dish or erect or
          display any sign noticeboard or advertisement on any part of the
          Premises or the Development except a sign approved by the Landlord
          indicating the name of the Tenant in a position approved by the
          Landlord any such approval to be in writing

4.12      USE

4.12.1         Not to use the Premises or any part thereof otherwise than for
               the Permitted Use and not at any time to store anything on any
               part of the Premises outside the building erected thereon

4.12.2         To use the Parking Area only for the parking of motor cars and
               motor bicycles

4.12.3         To ensure that all refuse rubbish and waste is placed in secure
               and closed containers designed for that purpose and located in
               the Bin Store and to take all reasonable measures to prevent
               escape of rubbish refuse or waste material from such containers

4.12.4         To make and maintain arrangements for the regular removal of all
               rubbish and waste materials from the Premises and Bin Store as
               often as is reasonably necessary

4.12.5         If the Tenant fails to take immediately such steps as is
               reasonably necessary to comply with clauses 4.12.2 and 4.12.3
               after notice from the Landlord requiring it to do so to permit
               the Landlord or other person(s) authorised by the Landlord to
               enter the Premises to carry out removal of such refuse rubbish or
               waste material and to pay the Landlord on demand all costs and
               expenses reasonably and property incurred by the Landlord in
               connection with such removal

4.13      NUISANCE

4.13.1         Not to use the Premises or any part of them for any illegal
               purpose nor to carry out on or from the Premises any noisy
               noxious dangerous or offensive act activity or business nor
               anything which may be or become a nuisance damage annoyance or
               inconvenience to the Landlord or any of its tenants or the
               occupiers of any adjoining premises and in particular not to do
               or permit to be done anything which might cause electronic or
               radio interference with any adjoining or neighbouring premises

4.13.2         Not to do anything which would or might lead to any contamination
               of the Premises or pollution of the environment or lead to the
               pollution obstruction damaging or overloading of the Conducting
               Media and to carry out (or at the Landlord's election to pay to
               the Landlord the proper costs and fees of carrying out) all works
               necessary to remedy any

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               contamination or pollution or to remove the source of the
               contamination or pollution caused by the Tenant

4.13.3         Where the Tenant has failed to observe any of the obligations in
               this clause 4.13 to pay to the Landlord the reasonable and proper
               costs incurred by it in obtaining such reports as the Landlord
               may reasonably require to establish what damage or harm may have
               been caused to the Premises or other property of the Landlord and
               the remedial cleaning or other works necessary

4.13.4         Not to discharge or allow to enter into any underground or other
               waters any poisonous noxious or harmful effluent liquid or
               substance

4.13.5         At the expiry of the fifth year of the Term and each fifth
               anniversary of that date or upon assignment of the Lease of
               change of use to arrange for an environmental/health and safety
               audit (the "Audit") of the Tenant's operations at the Premises
               the Audit to be carried out in accordance with the provision of
               the Side Letter and to be carried out by a firm of
               environmental/health and safety consultants (the "Consultants")
               approved by the Landlord upon terms and conditions approved by
               the Landlord (in each case such approval not to be unreasonably
               withheld or delayed) and for a written report of the Consultant's
               findings to be forwarded to the Landlord within five working days
               of the receipt of the same

4.13.6         Notwithstanding the provisions of Clause 4.13.5 the Landlord
               shall not require an Audit:- (a) upon an assignment of this Lease
               to a Company as defined in Clause 4.21.12 of this Lease and (b)
               following an assignment to an assignee who is a "low risk
               occupier" as determined by the Consultants

4.13.7         The cost of any Audit carried out pursuant to Clause 4.13.5 shall
               be at the expense of the Tenant save where the Consultants make
               no recommendations in their written report as to any measures to
               be undertaken by the Tenant and in which case the Landlord shall
               bear one half of the cost of the relevant Audit.

4.13.8         The Tenant at its own expense will carry out any recommendations
               of the consultant in order to comply with current statute and
               legislation and will take reasonable measures to prevent
               contamination to the Premises

4.14      ESTATE REGULATIONS

          To observe such reasonable regulations as may from time to time be
          made by the Landlord for the purposes of good estate management such
          regulations to be notified by the Landlord to the Tenant in writing

4.15      ROADWAYS

4.15.1         To pay to the Landlord from time to time upon demand a reasonable
               and proper proportion (as certified conclusively by the
               Landlord's surveyor to be proper) of the costs (similarly
               certified) properly and reasonably incurred in the management of
               the roadway known as Aberdeen Avenue being the roadway external
               to the Development and shown hatched brown and hatched purple on
               the Plan including any costs reasonably anticipated by the
               Landlord to be incurred by the Landlord in the future in respect
               of such roadway

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               (but not in respect of a period exceeding one year in advance) in
               respect of any of the matters referred to in this sub-clause

4.15.2         Not to park or permit the parking by employees contractors or
               visitors to the Tenant on any of the roadways or footpaths shown
               respectively hatched brown and hatched purple on the Plan

4.16      ACTS PREJUDICIAL TO INSURANCE

4.16.1         Not to do anything as a result of which any policy of insurance
               against damage to the Premises or to any neighbouring premises
               may be prejudiced or payment of the policy moneys may be withheld
               in whole or in part or whereby the rate of premium in respect of
               any such insurance may be increased and to give notice to the
               Landlord forthwith upon the happening of any event which might
               affect any insurance policy relating to the Premises

4.16.2         In relation to the insurance effected by the Landlord in respect
               of the Premises to pay to the Landlord any excess required by the
               insurers or by the Landlord on demand by the Landlord following
               any damage or destruction by any Insured Risks where such excess
               would be applicable to any claim in respect of such damage or
               destruction

4.17      SAFEGUARDING THE PREMISES

4.17.1         With respect to fire precautions and safeguarding the Premises
               against damage by any of the Insured Risks or otherwise to comply
               with all requirements and recommendations of the insurers of the
               Premises or the relevant insurance brokers or of the fire brigade
               or local authority and the reasonable and proper requirements of
               the Landlord

4.17.2         Not to store or bring on to or allow to remain on the Premises
               any article substance or liquid of a specially combustible
               inflammable or explosive nature or which may be a source of
               contamination without the Landlord's prior written consent (which
               consent not to be unreasonably withheld or delayed) provided that
               the nature and work of the Tenant's business carried out in a
               proper and lawful manner will not be considered a breach of this
               clause.

4.17.3         To give written notice to the Landlord upon the occurrence of any
               contamination of the Premises and also upon the occurrence of any
               pollution of the environment in breach of any legislative
               provision caused by any use of or action or activity on the
               Premises

4.18      PLANNING APPLICATIONS

          Not without the prior written consent of the Landlord to make any
          application for any consent under the Planning Acts but if such
          application is for consent to do anything which the Tenant is
          permitted to do under this Lease (or where the approval of the
          Landlord is first required and the Landlord has approved the doing of
          such thing) such consent shall not be unreasonably withheld

4.19      ALTERATIONS

          Not to erect or place any new building or structure whatsoever on the
          Premises (including any temporary or moveable building or structure)
          or make any alteration whether structural

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          or otherwise or any addition to the Premises or to the building
          erected thereon Provided That the Tenant may with the written consent
          of the Landlord (such consent not to be unreasonably withheld) carry
          out internal structural and non-structural alterations to the building
          on the Premises and further may erect install or alter demountable
          partitioning not affecting the structure or air conditioning system
          within the said building without the consent of the Landlord subject
          to the Tenant notifying the Landlord of such works within 14 days of
          completion and supplying the Landlord with all relevant drawings and
          specifications applicable thereto

4.20      STATUTORY OBLIGATIONS

4.20.1         At the Tenant's expense to comply in all respects with the
               provisions of all statutes and legislation (whether now or
               subsequently in force) affecting or applicable to the Premises or
               their use and forthwith to give notice to the Landlord of any
               notice direction or order made by any local or competent
               authority

4.20.2         The Tenant shall maintain a health and safety file for any works
               carried out to the Premises and shall comply with the
               Construction (Design and Management) Regulations 1994 in respect
               thereof and provide to the Landlord upon reasonable request a
               copy of such file

4.20.3         Upon any assignment or underlease permitted by this Lease to
               supply to the assignee or sub-tenant any health and safety files
               and/or operating manuals

4.21      ALIENATION

4.21.1         Not to charge or mortgage either the whole or any part of the
               Premises without the prior written consent of the Landlord in the
               case of a bona fide finance, arrangement which relates to the
               true value of the assets (such consent not to be unreasonably
               withheld or delayed) nor to assign underlet (save in respect of a
               Permitted Part) share or part with the possession or occupation
               of any part of the Premises nor to permit any such dealing under
               a permitted underlease

4.21.2         Not to hold or occupy the Premises or any part as nominee trustee
               or agent or otherwise for the benefit of any other person

4.21.3         Not to assign the Premises without the prior consent in writing
               of the Landlord (such consent not to be unreasonably withheld
               where the provisions hereinafter contained are satisfied)
               PROVIDED ALWAYS that where the assignment of the Premises are to
               an assignee of at least the same financial standing or greater
               financial standing as the original Tenant the Landlord will not
               be entitled to withhold its consent (so long as the provisions
               contained in Clauses 4.21.4, 4.21.5 and 4.21.6 are satisfied)

4.21.4         It is agreed that the Landlord will not be deemed to be
               unreasonable in withholding consent to a proposed assignment of
               the whole of the Premises if it is withheld on the ground (and it
               is the case) that one or more of the circumstances mentioned
               below exist (whether or not such withholding is solely on such
               ground or on that ground together with other grounds):

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               (a)  that in the reasonable opinion of the Landlord the effect of
                    the proposed assignment upon the value of the Landlord's
                    reversionary interest in the Premises would be to diminish
                    or otherwise adversely affect such value to a material
                    degree

               (b)  that in the reasonable opinion of the Landlord the effect of
                    the assignment would mean that there is a reduced likelihood
                    of the tenant's covenants and obligations in this Lease
                    being fulfilled

               (c)  that the proposed assignee is an associated company of the
                    Tenant BUT the Landlord will reasonably consider any
                    proposed assignment by the original Tenant under this lease
                    to an associated company PROVIDED the original Tenant's
                    Guarantor remains a Surety and Guarantor in respect of the
                    assignee's performance of the Tenant Covenants in this Lease
                    and remains the sole or principal debtor in respect of all
                    obligations to be owned by the assignee under the Tenant
                    Covenants contained in this Lease

               (d)  that the Surety has not agreed on any assignment to any
                    Company (as defined in Clause 4.21.12) to enter into a deed
                    of guarantee in respect of the obligations on the part of
                    the Tenant contained in an Authorised Guarantee Agreement
                    entered into pursuant to Clause 4.21.5 or the assignee's
                    performance of the Tenant's Covenants (as defined in Section
                    28 of the Act) in this Lease in such form of deed as the
                    Landlord may reasonably require with such deed to include
                    obligations on the part of the Surety similar to those on
                    the part of the Tenant set out in Clause 4.21.5 (i)-(iii)

4.21.5         On any assignment:

               (a)  the Tenant will enter into an Authorised Guarantee Agreement
                    which will be in such form as the Landlord may reasonably
                    request and be prepared by or on behalf of the Landlord and
                    at the cost of the Tenant and under which the assignor will
                    agree (inter alia) with the Landlord:

                    (i)     that it is liable as sole or principal debtor in
                            respect of all obligations to be owed by the
                            assignee under the Tenant Covenants (as defined in
                            Section 28 of the Act) in this Lease

                    (ii)    to be liable as guarantor in respect of the
                            assignee's performance of the Tenant Covenants (as
                            above defined) in this Lease (provided that such
                            liability shall be no more onerous than the
                            liability to which the assignor would be subject in
                            the event of its being liable as sole or principal
                            debtor in respect of the obligations owed by the
                            assignee under the said Tenant Covenants)

                    (iii)   in the event of this Lease being disclaimed to enter
                            into a new lease of the Premises the term of which
                            shall expire simultaneously with the date upon which
                            (but for any disclaimer) this Lease would have
                            expired by effluxion of time (and not by any other
                            means) and the Tenant Covenants shall be identical
                            to (mutatis mutandis but in any event no more
                            onerous than) the Tenant Covenants in this Lease

               (b)  if the Landlord reasonably so requires the Tenant shall
                    obtain acceptable guarantors for any person to whom this
                    Lease is to be assigned who will covenant with the Landlord
                    on the terms (mutatis mutandis) set out in the Third
                    Schedule

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               (c)  if the Landlord reasonably so requires the proposed assignee
                    will prior to the assignment enter into such reasonable rent
                    deposit arrangement and/or provide such additional security
                    for performance by the proposed assignee of its obligations
                    under this Lease as the Landlord may reasonably require

               (d)  the proposed assignee shall enter into a covenant with the
                    Landlord to pay the rents reserved by and perform and
                    observe the covenants on the part of the Tenant contained in
                    this Lease

4.21.6         Clauses 4.21.4 and 4.21.5 shall operate without prejudice to the
               right of the Landlord to impose any further conditions upon a
               grant of consent where such imposition is reasonable

4.21.7

               (a)  Not to underlet the whole or a Permitted Part of the
                    Premises without the prior consent in writing of the
                    Landlord (such consent not to be unreasonably
                    withheld) otherwise than at a rent which is not less than
                    the open market rental value of the Premises without a fine
                    or premium and with provision for upwards only rent reviews
                    coinciding with the reviews under this Lease and in other
                    respects with materially the same covenants and conditions
                    as are contained in this Lease

               (b)  Not to vary the terms of any underlease permitted under this
                    clause 4.21.7 without the Landlord's written consent such
                    consent not to be unreasonably withheld or delayed and
                    throughout the term of any underlease to require the
                    undertenant at all times to perform and observe the Tenant's
                    covenants (except as to the payment of rent) and the
                    conditions contained in this Lease

               (c)  Not to grant any underlease of a Permitted Part without
                    first obtaining an Order of the Court excluding the
                    provisions of Sections 24-28 of the Landlord and Tenant Act
                    1954 (as amended) in respect of the tenancy to be created

4.21.8         The Landlord may as a condition for giving its consent for any
               permitted underletting require the proposed underlessee to enter
               into a direct covenant with the Landlord to perform and observe
               the Tenant's covenants and the conditions contained in this Lease
               (save as to payment of rent)

4.21.9         Upon the Landlord consenting to an underletting of the Premises
               procure that the underlessee covenants with the Landlord:

               (a)  not to assign (or agree to do so) any part of the Premises
                    (as distinct from the whole) and not to charge or underlet
                    or share or (save by way of an assignment of the whole) part
                    with possession of or permit any person to occupy the whole
                    or any part of the Premises and

               (b)  not to assign (or agree to do so) the whole of the Premises
                    without the prior consent in writing of the Landlord (such
                    consent not to be unreasonably withheld)

4.21.10        To notify the Landlord in writing with relevant details within
               fourteen days of any rent payable under an underlease being
               reviewed

4.21.11        In the event that any circumstances or conditions specified in
               clauses 4.21.4 and 4.21.5 above are framed by reference to any
               matter falling to be determined by the Landlord (or by any other
               person) if the Tenant disputes such determination then either the
               Landlord

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               or the Tenant shall be entitled to require the matter or matters
               in question to be referred to an independent expert who in the
               absence of agreement between the parties shall be appointed on
               the application of either party by the President of the Royal
               Institution of Chartered Surveyors and the determination of such
               independent expert shall be conclusive as to the matter or
               matters in question and shall be final and binding on the parties
               and his costs shall be met by the parties in such proportions as
               the independent expert shall determine

4.21.12        The Tenant shall be entitled without obtaining any consent from
               the Landlord to permit another company or companies (in this
               clause 4.21.12 called a "Company") to occupy as licensee part or
               parts of the Premises if and so long as that Company is a member
               of the same group of companies as the subsidiary or the holding
               company or a company who has the same holding company as the
               Tenant (the terms subsidiary and holding company as being defined
               in accordance with Section 736 of the Companies Act 1985) and the
               conditions set out in the remainder of this clause 4.21.12
               continue to be fulfilled

               (a)  No relationship of Landlord and Tenant shall arise out of
                    such occupation

               (b)  Written notice shall be given to the Landlord no later than
                    14 days after such occupation commences:

                    (i)  of the identity of such Company and

                    (ii) of the part of the Premises concerned

               (c)  The Tenant shall provide such reasonable and proper evidence
                    as the Landlord may reasonably require from time to time to
                    satisfy itself that the relationship of Landlord and Tenant
                    does not arise or has not arisen out of such occupation

4.21.13        The Tenant indemnifies the Landlord against all reasonable and
               proper losses damages costs and expenses suffered or incurred by
               the Landlord as a result of any breach by the Tenant of the
               provisions of clause 4.21.12

4.22      REGISTRATION OF DEALINGS

          Within one month after the execution of any assignment or underlease
          permitted under this Lease or any assignment of such underlease or
          after any devolution by will or otherwise of the Term or after any
          other dealing with this Lease to supply a certified copy of the deed
          or instrument effecting the same to the Landlord and to pay such
          reasonable and proper fee as the Landlord may require for registration

4.23      RELETTING AND SALE BOARDS

          To permit the Landlord or its agents within the last six months of the
          Term after reasonable written notice has been given to the Tenant to
          enter upon the Premises and to affix upon any suitable part a notice
          board for reletting or selling the same and not to remove or obscure
          the same and to permit all persons authorised in writing by the
          Landlord or its agents to view the Premises during reasonable hours in
          the daytime

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4.24      COSTS OF LICENCES AND NOTICES AS TO BREACH OF COVENANT

          To pay on demand and indemnify the Landlord against all reasonable and
          proper costs charges and expenses (including professional fees (and
          for the avoidance of doubt the costs of any environmental reports or
          audits)) incurred by the Landlord arising out of or incidental to any
          application made by the Tenant for any consent or approval of the
          Landlord or any breach of the Tenant's covenants or the preparation
          and service of a schedule or interim schedule of dilapidations or any
          notice which the Landlord may serve on the Tenant whether served
          before or after the determination of this Lease (including a notice
          under Section 146 of the Law of Property Act 1925) requiring the
          Tenant to remedy any breach of any of its covenants or arising out of
          or in connection with any proceedings referred to in Section 146 or
          147 of that Act notwithstanding that forfeiture may be avoided
          otherwise than by relief granted by the Court

4.25      INDEMNITY

          To be responsible for and to indemnify the Landlord against:

4.25.1         all damage loss or injury occasioned to the Premises or any
               adjoining premises or to any Conducting Media or to any person or
               chattel (whether or not upon the Premises) caused by any act
               default or negligence of the Tenant or any undertenant or the
               servants agents licensees or invitees of either of them or by
               reason of any defect in the Premises and

4.25.2         all reasonable and proper losses damages costs expenses claims
               and proceedings incurred by or made against the Landlord arising
               out of any breach by the Tenant of any of its obligations arising
               by virtue of this Lease

4.26      VAT

          To pay to the Landlord upon demand any value added tax chargeable
          upon:

4.26.1         any supply made by the Landlord to the Tenant pursuant to this
               Lease so that all consideration for any such supply is exclusive
               of value added tax

4.26.2         any supply where pursuant to this Lease the Tenant is required to
               pay to the Landlord any sum in respect of any costs fees expenses
               or other expenditure or liability (of whatever nature) in
               connection with that supply except to the extent that any such
               value added tax may be recoverable by the Landlord from H M
               Customs & Excise PROVIDED that where the VAT supply relates
               partly to the Premises and partly to other property then the
               Tenant's covenant is a covenant to pay to the Landlord a proper
               proportion of that sum

4.27      DEFECTS

          To inform the Landlord immediately in writing of any defect in the
          Premises which might give rise to a duty imposed by common law or
          statute on the Landlord and to indemnify the Landlord against all
          actions costs claims and liabilities suffered or incurred by or made
          against the Landlord in respect of the Premises under the Defective
          Premises Act 1972

4.28      FLOOR LOADING

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          Not to overload the flooring of the Premises or impose upon any part
          of the structure a strain greater than that which it is designed or
          able to maintain

4.29      COSTS OF PARTY ITEMS

          In so far as the Tenant is not obliged to contribute to the costs of
          the same under any other provision of this Lease to pay a fair and
          proper proportion of the expense (including any professional fees) of
          repairing rebuilding painting maintaining cleaning and lighting all
          party structures and all roofs conducting media boundary structures
          forecourts yards roads ways entrances passages staircases balconies
          and other amenities or things the use or benefit of which is common to
          the Premises and any adjoining or neighbouring premises such
          proportion to be determined by the Landlord's Surveyor whose
          determination shall (save in the case of manifest error) be final and
          binding on the Tenant

4.30      PROHIBITED USES

          Not to use or carry out from the Premises or any part thereof any
          electroplating panel beating or spray painting

5.   LANDLORD'S COVENANTS

     The Landlord covenants with the Tenant (but so that no liability shall
     attach to the Landlord in respect of any breach by the Landlord of its
     obligations under this Lease after the reversion immediately expectant on
     the determination of the Term has ceased to be vested in the Landlord):

5.1       QUIET ENJOYMENT

          That the Tenant performing and observing the covenants conditions and
          agreements contained in this Lease shall and may peaceably and quietly
          hold and enjoy the Premises during the Term without any lawful
          interruption or disturbance by the Landlord or any person rightfully
          claiming through or under it

5.2       INSURANCE

          At all times during the Term to keep the Premises insured together
          with 3 years Loss of Rent for the Landlord's benefit in the Full
          Reinstatement Value against the Insured Risks and its liability to
          third parties and if the Premises are damaged or destroyed by any of
          the Insured Risks the Landlord will as soon as reasonably possible
          expend the insurance proceeds which it receives to repair or reinstate
          the Premises using such materials as are then appropriate subject to
          all necessary consents and licences being obtained and will make up
          any deficiency in the insurance proceeds out of its own monies

          Provided that:

5.2.1          the Landlord's obligations under this covenant shall cease if the
               insurance shall be rendered void or voidable or the policy moneys
               withheld in whole or in part by reason of any act or default of
               the Tenant or any undertenant or any of their respective
               employees contractors licensees or invitees

                                       15
<Page>

5.2.2          if the Premises are destroyed or so seriously damaged by any
               Insured Risk as to require (in the opinion of the Landlord's
               surveyor whose decision shall be final and binding upon the
               parties) substantial reconstruction then the Landlord may at any
               time within six months give notice in writing to determine this
               Lease and immediately upon the expiry of that notice this demise
               shall determine but without prejudice to the rights and remedies
               of any party against any other in respect of any antecedent claim
               or breach of covenant and all insurance money shall be the
               absolute property of the Landlord

5.2.3          if the Premises following any destruction or damage shall not
               have been repaired reinstated or replaced in accordance with the
               foregoing covenants so as to render the Premises it for
               occupation or use within a period of two years eleven months from
               the date of destruction or damage the Tenant may thereafter by
               giving one month's notice in writing determine this Lease but
               without prejudice to the rights of either party in respect of any
               antecedent claim or breach of covenant and all insurance money
               shall be the absolute property of the Landlord

5.3       INSURANCE DETAILS

          To provide upon written request from the Tenant but not more than once
          in any twelve month period details of the policy under which the
          Premises are insured including sufficient details of the Insured Risks

5.4       SERVICES

          Subject to payment by the Tenant of the Tenant's Proportion of the
          Service Charge in respect of the matters referred to in Part 1 of the
          Fifth Schedule and the sums payable in accordance with Part 2 of the
          Fifth Schedule the Landlord shall use all reasonable endeavours to
          provide the services as specified in the Fifth Schedule as it
          considers desirable or necessary in accordance with good estate
          management and notwithstanding the provisions of clause 4.6 of this
          Lease subject as aforesaid the Landlord shall maintain and repair the
          Parking Area and subject to payment by the Tenant of the sums payable
          pursuant to clause 4.15 of this Lease the Landlord shall maintain the
          roadway known as Aberdeen Avenue to the extent referred to in clause
          4.15

6.   CONDITIONS

     Provided always and it is hereby agreed and declared as follows:

6.1       RE-POSSESSION ON TENANT'S DEFAULT

          If at any time during the Term:

6.1.1          the rents reserved by this Lease or any of them or any part of
               them shall be in arrear for fourteen days after the same shall
               have become due (whether legally demanded or not) or

6.1.2          the Tenant shall at any time fail or neglect to perform or
               observe any of the covenants conditions or agreements on its part
               to be performed and observed contained in this Lease or in any
               licence approval or consent given by the Landlord to the Tenant
               in relation to

                                       16
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               the Premises or in any other deed supplemental to this Lease or
               by which this Lease may be varied

6.1.3          the Tenant either shall (being a corporation) have an application
               made for an administration order (whether or not at its instance)
               or enter into liquidation whether compulsory or voluntary (not
               being a voluntary liquidation for the purpose of reconstruction
               only) or (being an individual) become bankrupt or

6.1.4          the Tenant shall make any arrangement or composition with
               creditors or suffer any distress or execution to be levied on
               property of the Tenant or have an encumbrancer take possession or
               a receiver appointed in respect of the same

          then and in any such case it shall be lawful for the Landlord (or any
          person or persons duly authorised by it in that behalf) to re-enter
          into or upon the Premises and thereupon the Term shall absolutely
          cease and determine but without prejudice to the rights and remedies
          of the Landlord in respect of any antecedent breach by the Tenant of
          any of the covenants conditions or agreements contained in this Lease

6.2       BENEFIT OF INSURANCE AND ABATEMENT OF RENT

6.2.1          The benefit of all insurance effected by the Landlord under this
               Lease or otherwise in respect of the Premises shall belong solely
               to the Landlord but if the Premises or any part of them shall at
               any time be destroyed or damaged by any of the Insured Risks so
               as to be unfit for occupation or use then and in every such case
               (unless the Landlord's policy of insurance in relation to the
               Premises shall have been rendered void or voidable or the policy
               moneys withheld in whole or in part by reason of the act default
               or omission of the Tenant or any undertenant or any of their
               respective employees contractors licensees or invitees) the rent
               first reserved by this Lease or a fair and just proportion
               thereof according to the nature and extent of the damage
               sustained shall be suspended and cease to be payable until the
               Premises shall have been repaired or reinstated and made fit for
               occupation or use in accordance with clause 5.2

6.2.2          No account shall be taken of damage in relation to any alteration
               or improvement to the Premises carried out otherwise than by the
               Landlord unless such alteration or improvement has in fact been
               taken into account in effecting both the insurance of the
               Premises and the insurance in respect of the Loss of Rent

6.2.3          Any dispute between the Landlord and the Tenant concerning the
               proportion or duration of the suspension or cesser shall be
               determined by an arbitrator appointed in default of agreement
               between the Landlord and the Tenant on the application of either
               of them by the President of the Royal Institution of Chartered
               Surveyors and any such reference shall be a submission to
               arbitration within the Arbitration Act 1996

6.3       NOTICES

          The provisions of Section 196 Law of Property Act 1925 (as amended)
          shall apply to the giving and service of all notices and documents
          under or in connection with this Lease;

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6.4       CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999

          Unless expressly stated nothing in this Lease will create any rights
          in favour of any person pursuant to the Contracts (Rights of Third
          Parties) Act 1999

6.5       TEMPORARY CLOSURE OF SERVICES AND RIGHTS

          Upon forty-eight hours' prior written notice (except no notice shall
          be required in the case of emergency) the Landlord may temporarily
          withdraw any of the services referred to in Part 1 to the Fifth
          Schedule or close the rights contained in paragraphs 1 and 3 of Part 1
          of the Second Schedule (provided always the Landlord uses all
          reasonable endeavours to maintain access to the Premises at all
          relevant times and will use all reasonable endeavours to ensure that
          such repair or maintenance work is confined to the weekends and not
          carried out during normal business hours Monday to Friday) to permit
          the carrying out of any repairs maintenance or works by it or any
          person authorised by it and in such circumstances the Tenant shall
          have no claim against the Landlord in connection with any such
          withdrawal the Landlord procuring that the person carrying out such
          works endeavouring to keep such closure or withdrawal to the minimum
          reasonably required but the Landlord shall use its reasonable
          endeavours to restore such services as soon as practicable;

6.6       LIMITATION OF LIABILITY OF LANDLORD

          Notwithstanding anything contained in this Lease the Landlord shall
          not be liable for

6.6.1          any interruption in the Services referred to in Part 1 of the
               Fifth schedule to this Lease by reason of any lack of repair or
               maintenance of any plant equipment or other machinery or
               apparatus or any damage or destruction thereof due to a cause
               beyond the reasonable control of the Landlord by reason of
               mechanical or other defect or breakdown or freezing or other
               inclement conditions or shortage of fuel labour or materials but
               the Landlord shall use its reasonable endeavours to restore such
               services as soon as practicable

6.6.2          any injury or loss of or damage to the goods and chattels of the
               Tenant or lawful occupier of the Premises by reason of any act
               omission or negligence of any servant or agent of the Landlord or
               of any other person where such person is not under the control or
               direction of the Landlord

6.7       ENGLISH LAW

          This deed shall be governed by and construed in all respects in
          accordance with English law and its parties submit themselves to its
          jurisdiction of the English Courts. Nothing contained in this deed
          shall limit the rights of any party to take proceedings against any
          other party in any other court of competent jurisdiction nor shall the
          taking of proceedings in one jurisdiction preclude its taking of
          proceedings in any other jurisdiction whether concurrently or not.

7.   RENT REVIEW

7.1       In this clause:

     "ASSUMPTIONS"

               means the assumptions that:

               (a)  the Premises are in good and substantial repair and
                    condition

               (b)  the Landlord the Tenant and any sub-tenant have complied
                    with all their respective covenants and obligations imposed
                    by this Lease on each of them

               (c)  all parts of the Premises are fit and ready for use for the
                    Permitted Use

                                       18
<Page>

               (d)  the rent at which the Premises could reasonably be expected
                    to be let is that which would be payable after the expiry of
                    any rent free period or after the receipt of such other rent
                    concession or inducement (in each case for fitting out
                    purposes) as may be negotiated in the open market between a
                    landlord and a tenant upon a letting of the Premises

               (e)  no work has been carried out on the Premises during the Term
                    which has diminished the rental value of the Premises and

               (f)  any damage to or destruction of the Premises or any means of
                    access to them has been fully reinstated

     "CURRENT RENT"

               means the yearly rent reserved by this Lease (disregarding any
               suspension of rent under any other provision of this Lease) as
               varied from time to time pursuant to this clause

     "MATTERS TO BE DISREGARDED"

               means each of the following matters so far as they may affect
               rental value:

               (a)  the fact that the Tenant or any sub-tenant has previously
                    been in occupation of the Premises

               (b)  any goodwill attaching to the Premises by reason of the
                    carrying on of the business of the Tenant or any sub-tenant
                    at the Premises and

               (c)  any improvement to the Premises carried out during the Term
                    by the Tenant or any sub-tenant other than improvements
                    effected at the expense of the Landlord or pursuant to any
                    obligation to the Landlord whether under the provisions of
                    this Lease or any other deed or document

               (d)  the provisions of clause 4.6

               (e)  the Tenant's obligation to reinstate

     "NEW RENT"

               as at any Review Date means the higher of:

               (a)  the Current Rent immediately before that Review Date and

               (b)  the Rental Value as at that Review Date

     "PRESIDENT"

               means the President for the time being of the Royal Institution
               of Chartered Surveyors or any other body reasonably specified by
               the Landlord

     "RENTAL VALUE"

               as at any Review Date means the open market rental value of the
               Premises as described in the First Schedule at that Date:

               (a)  as agreed by the Landlord and the Tenant or

               (b)  as determined by a Valuer pursuant to the provisions of this
                    clause

                                       19
<Page>

     "VALUER"

               means a chartered surveyor who has at least five years'
               experience of practice in property of the nature and type of the
               Premises and who is acquainted with the market in the area in
               which the Premises are located

7.2       The New Rent shall be payable from and including each Review Date

7.3       If the Landlord and the Tenant do not agree upon the amount of the
          Rental Value by a date being three months before the relevant Review
          Date either the Landlord or the Tenant may require the Rental Value to
          be determined by a Valuer

7.4       Both the Landlord and the Tenant may require the Rental Value to be
          determined by a Valuer even if no attempt has been made to agree the
          Rental Value

7.5       Where the Rental Value is to be determined by a Valuer and the
          Landlord and the Tenant do not agree as to his appointment within
          seven days of either of them putting forward a nomination to the other
          such Valuer shall be appointed at the request of either party by the
          President

7.6.1          The Valuer shall act as an expert and not as an arbitrator and
               his decision (including any decision as to the costs of such
               determination) shall be final and binding on the parties. The
               costs of appointment and fees of the Valuer shall be paid in such
               proportion as the Valuer directs or if no direction is made then
               equally by the Landlord and the Tenant

7.6.2          The Valuer shall upon appointment either by the parties or the
               President be required upon his determination to provide a
               reasoned award to the Landlord and the Tenant

7.7       Notwithstanding that the Valuer shall act as an expert the Landlord
          and the Tenant shall each be entitled to make representations and
          counter-representations to such Valuer a copy of which shall be
          supplied by the Valuer to the other of them and in making an award as
          to costs the Valuer shall have regard to the representations and
          counter-representations made to him

7.8       The Valuer shall determine the Rental Value as the yearly open market
          rack rental value at which the Premises might reasonably be expected
          to be let with vacant possession in the open market by a willing
          lessor to a willing lessee for a term of years equal in length to the
          balance unexpired of the Term as at the relevant Review Date and on
          the terms and conditions of a lease which are otherwise the same as
          this Lease except as to the actual amount of the Current Rent and the
          date on which the term commences and making the Assumptions but taking
          no account of the Matters to be Disregarded

7.9       If by the relevant Review Date the New Rent has not been ascertained
          (whether or not negotiations have commenced) the Tenant shall continue
          to pay the Current Rent on each day appointed by this Lease for
          payment of Rent until the New Rent has been ascertained and upon such
          ascertainment of the New Rent the Tenant will pay to the Landlord as
          arrears of rent an amount equal to the difference between the New Rent
          and the Current Rent actually paid for the period since the relevant
          Review Date together with interest on the difference at four per
          centum below the Prescribed Rate

                                       20
<Page>

7.10      In no event shall the yearly rent payable by the Tenant to the
          Landlord after the relevant Review Date be less than the yearly rent
          payable by the Tenant to the Landlord immediately before such relevant
          Review Date

7.11      A memorandum in the form set out in the Fourth Schedule of any
          increased rent determined pursuant to this clause 7 shall as soon as
          may be after such determination be prepared in duplicate and signed by
          or on behalf of the Landlord and Tenant and attached to this Lease
          with each party bearing their own costs

8.   SURETY

     In consideration of this demise being made at the Surety's request the
     Surety covenants with the Landlord in the terms set out in the Third
     Schedule

IN WITNESS of which this Lease has been executed and is delivered as a deed on
the date appearing as the date of this Lease

                                 FIRST SCHEDULE

                    Description of the Building and Fixtures

The schedule annexed to this Lease headed "The First Schedule"

                                       21
<Page>

                                 SECOND SCHEDULE

                               Part 1 - The Rights

1.   The right in common with the Landlord and all other persons now or at any
     time after the date of this Lease similarly entitled to pass at all times
     and for all purposes connected with the proper use of the Premises in
     accordance with this Lease:

1.1       with or without vehicles over the land shown hatched brown on the Plan
          and

1.2       on foot only over the land shown hatched purple on the Plan

2.   The free and uninterrupted passage and running of water soil gas
     electricity and telephone or any other service or supply through the
     Conducting Media now or which hereafter serve the Premises and which run
     through under or over the Estate or the neighbouring land of the Landlord

3.   The right of support and protection for the benefit of the Premises as is
     now enjoyed from all other parts of the Estate

4.   The right in common with the Landlord and all other persons to use (subject
     to available capacity) the cycle parking areas on the ground floor of the
     Car Deck marked "cycles" on the Plan for the purposes of parking pedal
     cycles

                    Part 2 - The Exceptions and Reservations

1.   To the Landlord and all others authorised by it the free and uninterrupted
     passage and running of water soil gas electricity and telephone or any
     other service or supply from the other buildings and land of the Landlord
     and its tenants adjoining or near the Premises and from the land and
     premises of others so authorised as aforesaid through the Conducting Media
     which are now or may hereafter be in through under or over the Premises

2.   To the Landlord and all others authorised by it the right at all times to
     enter the Premises with all necessary equipment for the purposes of:

2.1       carrying out repairs maintenance or works in relation to the Parking
          Area

8.1       laying constructing installing replacing repairing maintaining or
          altering any Conducting Media now or hereafter in through under or
          over the Premises or any adjoining property or making connections to
          any such Conducting Media

2.3       carrying out inspections of or tests to any such Conducting Media and
          doing such other things in relation to any Conducting Media which
          directly or indirectly serve or are connected to other premises or the
          Landlord considers proper to ensure such Conducting Media are in good
          working order and condition

2.4       exercising any of the rights of the Landlord contained in this Lease

                                       22
<Page>

     the Landlord making good any damage caused by the exercise of this right
     and in accordance with clause 4.9 of this Lease

3.   To the Landlord full right and liberty at any time hereafter or from time
     to time to execute works and erections upon or to alter or rebuild any of
     the buildings erected on any neighbouring property of the Landlord and to
     use such property and each part of it in such manner as the Landlord may
     think fit notwithstanding that the access of light and air to the Premises
     may thereby be interfered with

4.   To the Landlord and all others the tenants and other occupiers of other
     parts of the Estate the right of support and protection from the Premises

                                 THIRD SCHEDULE

                            Obligations of the Surety

1.   If at any time during the Term the Tenant shall not pay any of the rents or
     other sums payable under this Lease or perform and observe any of the
     covenants conditions or other terms of the Lease the Surety shall pay such
     rents or other sums or observe or perform such covenants conditions or
     other terms

2.   By way of separate and additional liability and notwithstanding that the
     guarantee in paragraph 1 may be unenforceable or invalid for any reason the
     Surety indemnifies the Landlord against all reasonable and proper losses
     damages costs and expenses suffered or incurred by the Landlord arising out
     of or in connection with any failure by the Tenant to pay any of the rents
     and sums or to perform and observe any of the covenants conditions or other
     terms referred to in paragraph 1

3.   If:

3.1       the Tenant shall be wound up or (being an individual) become bankrupt
          and its liquidator or trustee in bankruptcy shall disclaim this Lease
          or

3.2       the Tenant shall cease to exist or shall die or

3.3       this Lease shall be forfeited

     (the date on which such event occurs being called the "Relevant Date") the
     Landlord may within three months after the Relevant Date by notice in
     writing require the Surety to accept a lease of the Premises for a term
     commencing on the Relevant Date and continuing for the residue then
     remaining of the Term at the same rents and with the same covenants and
     conditions as are reserved by and are contained in this Lease and in such
     case the Surety shall take such lease accordingly and execute a counterpart
     of it and pay all costs and duties in relation to it

                                       23
<Page>

4.      The Surety undertakes with the Landlord that;

4.1       its obligations to the Landlord are primary obligations and it is
          jointly and severally liable with the Tenant (both before or after any
          disclaimer by a liquidator or trustee in bankruptcy) for the
          fulfilment of all the Tenant's covenants and obligations

4.2       the Surety shall not claim in any liquidation bankruptcy
          administration receivership composition or arrangement of the Tenant
          in competition with the Landlord and that the Surety shall remit to
          the Landlord the proceeds of all judgements and all distributions
          which the Surety may receive from any liquidator trustee in bankruptcy
          administrator administrative receiver or supervisor of the Tenant and
          shall hold for the benefit of the Landlord all security and rights the
          Surety may have over assets of the Tenant while any liabilities of the
          Tenant or the Surety to the Landlord remain outstanding and

4.3       if the Landlord shall not require the Surety to take a new lease of
          the Premises the Surety shall nevertheless upon demand pay to the
          Landlord a sum equal to the rent first reserved under this Lease and
          all other sums that would have been payable under this Lease in
          respect of the period from and including the Relevant Date until the
          expiry of twelve months after such date or until the Landlord shall
          have granted a lease of the Premises to a third party (whichever shall
          first occur) in addition and without prejudice to the Surety's other
          obligations to the Landlord

5.   The Surety waives any right to require the Landlord to proceed against the
     Tenant or to pursue any other remedy of any kind which may be available to
     the Landlord before proceeding against the Surety

6.   The liabilities of the Surety under this Schedule shall not be affected by:

6.1       the granting of time or any other indulgence or concession to the
          Tenant or any compromise or compounding of the Landlord's rights

6.2       the Tenant being in liquidation or (as the case may be) declared
          bankrupt

6.3       any variation in the terms and conditions of this Lease

6.4       any delay in exercising or failure to exercise or other exercise
          (including re-entry under clause 6.1) of any of the Landlord's rights
          against the Tenant

6.5       any refusal by the Landlord to accept rent tendered by or on behalf of
          the Tenant following a breach by the Tenant of its obligations under
          this Lease

6.6       any legal limitation or any immunity disability or incapacity of the
          Tenant (whether or not known to the Landlord) or the fact that any
          dealings with the Landlord by the Tenant (including the acceptance by
          the Tenant of this Lease) may be outside or in excess of the powers of
          the Tenant or

6.7       any other thing (including the expiration or sooner determination of
          the Term or any such disclaimer or the death of the Surety (or any of
          the persons comprising the Surety) or (in relation to one or more of
          such persons) the discharge of the other person or persons)

                                       24
<Page>

          whereby (but for this provision) the Surety or any of them would be
          exonerated either wholly or in part from any of the Surety obligations
          hereunder

                                 FOURTH SCHEDULE

                             Rent Review Memorandum

                                   [Premises]

                        Lease dated [          ] between

                          [                          ]

Pursuant to the above Lease [            ] as Landlord and [     ] as Tenant
record that the yearly rent has been increased to the sum of L[         ] with
effect from [relevant Review Date]

Dated:  [                  ]

Signed
        --------------------------------
           Landlord/Tenant

                                 FIFTH SCHEDULE

                   Part 1 - Service Charge for the Development
                              Heads of Expenditure

All reasonable and proper costs and liabilities which the Landlord (which in
this Schedule shall where the context admits include any other company which is
a member of the same group of companies as the Landlord) incurs or becomes
liable to pay or discharge in connection with the Development in respect of:

1.        The repair decoration maintenance renewal rebuilding cleaning upkeep
          of the Common Parts and roadways and footpaths respectively shown
          hatched brown and hatched purple on the Plan but excluding the roadway
          known as Aberdeen Avenue being situate external to the Development

2.        The lighting of the Common Parts or other parts of the Development as
          determined from time to time by the Landlord

3.        Repairing maintaining and renewing any Conducting Media in or for any
          part of the Estate to the extent that they are not the responsibility
          of any tenant of the Landlord on the Estate or of a statutory
          undertaker or do not exclusively serve premises occupied by a tenant

                                       25
<Page>

4.        The payment of rates taxes charges duties assessments impositions and
          outgoings of any kind whether parliamentary parochial local or of any
          other description now or hereafter imposed or charged upon or payable
          in respect of the Common Parts or the Estate

5.        Compliance with all statutes bye-laws regulations and the requirements
          of all competent authorities and of the insurers in relation to the
          Development in force from time to time insofar as the same are not the
          responsibility of the Tenant under this Lease or any other tenant by
          reason of the demise to it of any other part of the Development

6.        The inspection of the Development by the Landlord's Surveyor as may be
          reasonably necessary

7.        The periodical carrying out of works or provision of services of any
          kind which the Landlord may reasonably deem desirable or necessary in
          accordance with good estate management for the purpose of maintaining
          the Development and of the provision of any services not specifically
          set out in this Part reasonably provided by the Landlord from time to
          time for the better enjoyment or use of the Development by the Tenant
          and any other tenant of any other part of the Development PROVIDED
          ALWAYS that the Landlord may at any time add to any expenditure any
          reasonable depreciation or other allowance or provision for future
          anticipated expenditure in connection with the services set out in
          this Schedule

8.        Any removal of refuse from time to time from the Development (not the
          responsibility of the Tenant) and pest control provided always the
          Tenant shall be responsible for all refuse in respect of the Premises

9.        Employing such reasonable numbers of staff and contractors whether
          directly or otherwise in connection with the performance of the
          Landlord's obligations under this Lease and the provision of services
          to the Development and all other proper incidental expenditure in
          relation to such employment including (but without limitation) the
          making of statutory and other reasonable insurance health pension and
          welfare payments contributions and premiums and other reasonable
          payments that the Landlord may at its reasonable discretion deem
          desirable or necessary and the reasonable costs of provision of
          uniforms working clothes tools appliances cleaning and other materials
          and equipment for the proper performance of their duties

10.       The reasonable and proper fees charges and expenses and commissions
          payable to any solicitor accountant valuer architect surveyor engineer
          and managing agent who the Landlord may from time to time employ in
          connection with the management repair and maintenance of the
          Development and the provision of services including (but not by way of
          limitation) and the preparation of service charge accounts in relation
          to the services listed in this Part PROVIDED THAT where the Landlord
          undertakes any function which could or would normally be undertaken by
          a managing agent the Landlord shall be entitled to a reasonable fee
          which shall not exceed 12% of the Service Charge in any Service Charge
          Period

11.       Providing and maintaining fire fighting equipment as the Landlord may
          from time to time consider reasonably appropriate

12.       The provision of security and security devices as the Landlord may
          from time to time consider reasonably appropriate

13.       The provision of upkeep of and tending and stocking of any of the
          Landscaped Areas

                                       26
<Page>

14.       The provision at the discretion of the Landlord of a fund or funds to
          cover future costs in carrying out repairs renewals decorations
          replacements and all other work to the Development and also in respect
          of all plant equipment fixtures and fittings and the like

15.       The provision and replacement of signage within the Common Parts

16.       The rates gas electricity water drainage telephone charges the cost of
          fuel and all other incidental expenses of the provision of the
          services to the Development

17.       All insurances of whatsoever nature relating to the Common Parts and
          all plant and equipment therein or thereon

18.       Any Value Added Tax payable on any of the costs referred to in this
          Schedule in accordance with clause 4.26 of this Lease

19.       Carrying out works or services of any kind whatsoever for the purposes
          of maintaining or improving the services in or for the Premises and/or
          the Development and/or the Common Parts

 Part 2 - Calculation of the Service Charge and the costs of services provided
          to the Development

1.1       The Landlord shall as soon as practicable after the end of each
          Service Charge Period:

          (1)  prepare an account or accounts giving particulars of the Service
               Charge and the costs of services provided to the Building for
               that Period and showing the Tenant's Proportion of the Service
               Charge and of the Tenant's part the costs of services provided to
               the Building; and

          (2)  supply to the Tenant a copy of such account or accounts

1.2       Upon such account or accounts being certified by the Landlord's
          Surveyor acting in good faith it shall be conclusive evidence for the
          purposes of this Lease of all matters of cost referred to in it save
          in the case of manifest error.

2.1       Advance payments on account of the Tenant's Proportion of the Service
          Charge or the Tenant's part of the costs of services provided to the
          Development in respect of a Service Charge Period shall be paid to the
          Landlord by the Tenant according to the reasonable estimate made by
          the Landlord's Surveyor acting as expert of the amount of the Service
          Charge or the amount of the costs of services to be provided to the
          Development for that Service Charge Period.

2.2       Written notice of such estimate shall be promptly given to the Tenant.

2.3       Such payments shall be made by equal instalments on each of the
          quarter days occurring during the relevant Service Charge Period or
          (if the estimate is notified to the Tenant after such a quarter day)
          on such of them as occur after such notification.

2.4       The first advance payment shall be:

                                       27
<Page>

          (1)  in respect of the period from the Commencement Date until the
               next quarter day after the date of this Lease;

          (2)  paid by the Tenant on the date of this Lease; and

          (3)  calculated according to an estimate of the Service Charge or the
               amount of the costs of services to the Development made in
               accordance with paragraph 2.1 of this Part and notified in
               writing to the Tenant.

3.        If the Tenant's Proportion of the Service Charge or the Tenant's part
          of the costs of services to the Development for a Service Charge
          Period;

          (1)  exceeds any amounts paid by the Tenant to the Landlord as advance
               payments on account thereof the amount of the excess (or the
               whole proportion if no advance payments have been made) shall
               (notwithstanding the expiration or sooner determination of the
               Term) be paid by the Tenant to the Landlord within twenty-one
               days of the supply to the Tenant of the account or accounts
               pursuant to paragraph 1 of this Part; or

          (2)  is less than such amounts so paid the amount of the difference
               shall be credited to the Tenant against the next payments of
               rents due.

4.        In respect of each of the Service Charge Periods in which occur the
          Commencement Date and the date of the expiration or sooner
          determination of the Term the Tenant shall only be obliged to pay the
          Tenant's Proportion of the Service Charge and the Tenant's part of the
          costs of services to the Development in respect of that part of the
          Service Charge and the costs of services to the Development for that
          Period as bears to the whole of that Service Charge or of the costs of
          services to the Development (as appropriate) the same proportion that
          the number of days of the Term occurring in the relevant Period bears
          to 365

                                 SIXTH SCHEDULE

Cubist Pharmaceuticals UK Limited
545 Ipswich Road
Slough
Berkshire
SL1 4EQ

                                                        2002

Dear Sirs

BUILDING 595 (POSTAL [   ]) BATH ROAD TRADING ESTATE SLOUGH

With regard to Clause 4.13.5 of the Lease of even date herewith, it is confirmed
that the aim of the Audit is to ensure that the occupier has complied with
statutory regulations in order that the potential for:-

1.   Environmental damage to the building, land and ground water is eliminated.

2.   Environmental liability is avoided.

                                       28
<Page>

3.   Nuisance to any adjoining occupier is minimised.

The Audit will comprise a site walk over inspection, an audit of sample
documentation with discussions with on site personnel, but it will not include
any testing or intrusive investigations.

The aspects to be covered by the Audit include the delivery storage and disposal
of any potentially contaminative materials and compliance with statute and
licensing regulations/consents.

The report to be provided shall summarise the survey findings and specifically
identify any concerns and the measures required to rectify them in order of
importance and priority. Any measures identified shall be carried out pursuant
to clause 4.13.8 of the Lease

Please confirm acceptance of the provisions of this side letter, by signing and
returning the duplicate copy herewith.

Yours faithfully

Director
For and on behalf of
Slough Trading Estate Limited

                                       29
<Page>

                              DRAFT FIRST SCHEDULE

                                BUILDING NO. 595      ALL SUBJECT TO MEASUREMENT
                                    BATH ROAD         AND AMENDMENT UPON
                                 TRADING ESTATE       COMPLETION OF WORKS
                                     SLOUGH

A three storey office building with roof top plant room measuring overall
approximately m ( ' ") x m ( ' ") with approximate floor to floor heights of
4.25 m (13' 11") and providing net internal floor areas of:

<Table>
     <S>                              <C>
     GROUND FLOOR OFFICES             m (POWER OF 2)   (SQ. FT.)
     FIRST FLOOR OFFICES              m (POWER OF 2)   (SQ. FT.)
     SECOND FLOOR OFFICES             m (POWER OF 2)   (SQ. FT.)
     -----------------------------------------------------------------
     TOTAL                            m (POWER OF 2)   (SQ. FT.)
</Table>

FRAME

Structural steel framework or in situ reinforced concrete with all steel columns
and beams fire protected with intumescent paint where supporting floors. Painted
finish where exposed.

All to structural engineer's design and specification

ROOF

Comprising twin skin insulated metal decking of embossed aluminium, raised seam
external sheet on metal spacers on dense acoustic board on coated galvanised
steel profiled inner sheets. Mineral wool insulation between sheets and inner
sheets with all joints sealed. All on galvanised steel purlins.

Canopy with underlining of feature profiled colour coated metal sheeting.

Roof drained via uPVC or galvanised steel rainwater pipes with rodding access.

Safety access systems are provided to all roof areas.

EXTERNAL WALLS

General: South elevation consists of curtain walling framing containing glazed
vision areas, and mill finish aluminium faced insulated spandrel panels covered
with aluminium rainscreen feature panels with a natural anodised finish. North,
east and west elevations consist of glazed vision areas and reconstituted stone
cladding panels.

Schuco or similar curtain walling/windows consisting of aluminium framing which
is self draining, thermally broken and pressure equalised. All exposed aluminium
has a natural anodised finish. Sealed unit double glazing to vision areas
consist of clear glass outer pane, cavity and clear glass inner panel. Glazing
incorporates ceramic fritting modesty areas and is toughened as required. The
curtain walling to the main entrance area is double glazed with low 'E' clear
glass in an aluminium framing system and steel sub-frame.

                                                                          Page 1
<Page>

Reconstituted stone cladding of modular reinforced concrete construction with an
exposed aggregate surface, integral insulation and stainless steel fixings.
Painted steel support column to canopy.

Plant room screening consists of a louvre cladding system on steel posts with
blockwork backup walls where required.

The main entrance door to front is a proprietary single glazed revolving door
housed in a glazed drum and canopy with security locking. Matching glazed in
letter plate adjacent. Secondary escape door to front and 1 1/2 leaf escape door
from rear consist of sealed unit double glazing in matching aluminium framework.
Internal statutory signage and panic release furniture/security locking.

ATRIUM

The curtain walling to the main entrance area reception atrium space internally
and externally consists of Schuco (or similar) structural glazing system double
glazed with clear glass. All toughened glass heat soaked and with low 'E' clear
coating.

EXTERNAL AREAS

Access roads and car parks generally in bituminous macadam with suitable
sub-base to lorry access areas. x no. car park spaces and access road to the
front (south) of the building finished in concrete block paving. x no. car
spaces and access to north. Car park spaces to rear marked with white
thermoplastic lining and with contrasting colour pavers to the front.

An insitu concrete frame deck car park is provided to the rear with stone mastic
asphalt surfacing and reconstituted stone cladding, silver kassette panel
cladding or good quality insitu concrete finish with galvanised steel or Armco
barrier protection within. Lighting column mounted luminaires to top level
providing average 20 lux and vapour proof fluorescent batten fittings to lower
level providing average 50 lux.

Pedestrian access by 2 no. galvanised steel spiral stairs. Vehicle access to the
upper level by a reinforced concrete ramp at approximately 1 in 7 slope with
mastic asphalt surface. Clear height to underside of deck car park approximately
2300mm. Common cycle parking located under the deck parking complete with
galvanised steel bike hoops for approximately 60 cycles (total).

The access road to the Bath Road frontage will be finished in block paving.
Access road to the rear car park area will be finished in bituminous macadam
capable of accepting refuse lorry loading.

The paths around the building will be paved with Marshalls mistral block paving
(or similar). Feature stone or similar paving will be laid around front
courtyard landscaped piazza.

Foul drainage is taken to the existing foul sewer system. Surface water drainage
is taken to existing surface water system and or soakaways with petrol
interceptors to car park areas as required.

1.5m high coated galvanised steel centinal fencing to boundaries. Automatic
barriers with access control to car park.

Hard and soft landscaping of shrub, tree and lawn planting, paved and gravel
areas provided around the site.

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Free standing signage to front provided for tenant's use.

1 no. enclosed bin store to west, clad and roofed with plastic coated profiled
steel with matching double door access.

Electricity sub-station and switch gear room to west of block construction clad
to match main building with steel deck roof. Concrete floor. Designated area and
duct provision for possible tenant's generator or compactor.

INTERNAL

FLOORS

Ground floor reinforced concrete slab to the office areas designed to carry a
uniformly distributed load of 15KN/m (POWER OF 2). Float finish with applied
dust sealant.

Upper floors designed to carry 3KN/m (POWER OF 2) plus 1KN/m (POWER OF 2)
allowance for partitions. Concrete beam floors with grouted joints and applied
dust sealant.

Roof plant areas of concrete floor designed for 7.5KN/m (POWER OF 2).

Office areas complete with PSA medium grade 600 x 600 steel encapsulated raised
access floor finished with commercial quality carpet tiles. Raised floor zone
approximately 250mm over all.

Toilet areas with ceramic tile finish and matching skirtings.

Cleaners cupboards floors finished with safety sheet vinyl flooring.

Reception area floor finished with reconstituted marble tiling with honed finish
dirt barrier matting (recessed) to entrance doors.

STAIRS

The main atrium feature staircase is enamel paint coated steelwork with steel
treads. Balustrading is coated steel balusters with polished stainless steel mid
rails. Alternatively toughened glass panels and polished tubular stainless steel
handrail.

The secondary staircases are of precast concrete construction

CEILINGS

The reception/atrium area has a plasterboard finish including bulkheads with
emulsion paint finish.

Office and core areas provided with proprietary suspended ceiling system with
600 x 600mm white Rockfon Plano fibre glass or similar tegular tiles in an
exposed polyester powder coated micro-look Tee grid.

INTERNAL WALLS

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Internal partition walls to office, staircases, toilets and plant duct areas of
concrete block/studwork, drylined and emulsion painted. Full height ceramic
tiling to toilets, tiled splashbacks to cleaner cupboard sinks. Matt gloss
paint/intumescent paint to steel columns.

Internal doors comprise maple veneered lacquer finish solid core flush faced
doors, fire resisting where required and complete with vision panels to
circulation areas. Ironmongery is stainless steel with matching door closers.
Statutory and gender signage to doors as necessary. Door frames, architraving
and skirtings of solid maple.

Feature wall to ground floor reception desk back drop area is finished with acid
etched or ceramic coated frameless glass walling with silicone joints.

Riser cupboard doors and frames are matt gloss painted softwood flush with dry
lined walls. Door sets are fire resisting as necessary and with appropriate
ironmongery.

Internal aluminium framed full height clear glazed doors and screens with
stainless steel ironmongery.

WC partitions, doors and duct walling comprising proprietary plastic laminated
panel system, complete with indicator bolts, coat hook buffer and fittings as
necessary.

ACCOMMODATION

Toilet cores are identical layout on each floor and each consisting of:-

Disabled Person W.C.  -  1 no. Low level disabled person w.c.
                      -  1 no. Low level wall mounted wash hand basin.
                      -  1 no. Mirror.
                      -  1 no. Full set of stainless steel grab rails.

Shower Room           -  1 no. Shower tray in glazed cubicle with hardwood
                               slatted seat.

Cleaner's cupboard    -  1 no. cleaner's sink.

Male Toilet           -  2 no. Low level w.c. suites with concealed cisterns in
                               cubicles.
                      -  2 no. Wash hand basins inset in vanity tops.
                      -  1 no. Full width mirror behind vanity top.
                      -  2 no. Wall mounted bowl urinals with automatic flushing
                               cistern at high level.

Female Toilet         -  2 no. Low level w.c. suites with concealed cisterns in
                               cubicles.
                      -  2 no. Wash hand basins inset in vanity tops.
                      -  1 no. full width mirror behind vanity top.

All sanitaryware is in white glazed vitreous china of commercial standard
complete with hot and cold water services and connection to soil drainage as
appropriate. Plastic seats and toilet roll holder to each w.c.

Vanity units are post formed laminate faced with inset wash hand basins complete
with chrome mixer taps and fittings and full width mirrors behind.

LIFT INSTALLATION

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2 no. 10 person 800 Kg Kone Monospace and 1 no. 13 person 1000Kg Kone Monospace
lifts or equal are provided.

LIGHTNING PROTECTION

A lightning protection system is provided comprising horizontal tapes, down
conductors via steel frame and earth terminations in concrete or PVC chambers.
All roof mounted plant and fixed metallic abutments are bonded to the system.

FIRE ALARM INSTALLATION

A comprehensive, fully addressable, manual and automatic fire alarm system is
provided in accordance with BS5839 Part 1. Cat. L1 upgradeable to Cat. L2 for
open plan office layout and including break glass points, automatic detectors
and sounders and analogue alarm panel located at the main entrance. All designed
so that the tenant can extend the system to suit his own partition layout.

ELECTRICAL INSTALLATION

A 500KVA L.V. electricity supply is provided.

Main control and protection by:-

Main low voltage distribution switchboard consisting of a cubicle panel
conforming to Form 4 type 2 and complying with BS:5486 Part 1 with rear access.
This is housed in the external electrical switchroom. Space provision within the
switchroom is made for tenant's installation of suitable switchgear for a
standby generator if required.

XPLE/SWA/LSF cables emanate from the main LV switchboard via underground cable
ducts to serve the building's electrical power requirements. Space provision for
installation of additional cables for generator support and for check metering
per floor plate is provided.

A rising electrical service provides vertical LV distribution to tenant's and
landlord's plant. Duct provision for an additional generator-support.

OFFICE AREA DISTRIBUTION

A distribution board is provided to each floor plate with spare ways for future
small power fit-out by the tenant. The distribution board also feeds a lighting
busbar in the ceiling void, from which lighting control boxes and fan-coil units
are fed. Spare ways over and above those allowed for small power fit-out
(typically 25% minimum) are provided within each distribution board and the main
switch board.

Lighting is provided throughout as follows:-

Atrium feature lighting comprising of metal halide downlighters.

Offices with 600 x 600mm recessed fluorescent luminaires withLG3 Category 2 vee
bladed reflectors providing 350-400 lux at desk top level. Controlled by
multi-gang switch plates.

                                                                          Page 5
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Cleaner's Cupboard with surface mounted fluorescent luminaire, toilets with
circular recessed fluorescent downlighters with PIR control, stairs with
combination of circular, recessed fluorescent downlighters and surface mounted
wall lights, all providing 200 lux at floor level.

Plant rooms with surface mounted bulkhead or fluorescent tube luminaires
providing 100 lux at floor level.

Fluorescent surface mounted sealed bulkhead luminaires provided to lift shaft
and ducts as necessary for servicing access illumination.

External quality general illumination and security flood lighting provided by
column mounted luminaires with photocell and time clock control. 10 lux average
at ground level, minimum 5 lux.

Soffit lighting to roof overhanging main entrance.

The courtyard landscape area has feature lighting.

Bin Store with external quality fluorescent tube luminaries with sealed
diffusers. Common cycle area with external quality fluorescent tube luminaires
with sealed diffusers. Sub-station, switchroom and meter cupboards with external
quality fluorescent sealed bulkhead luminaires.

Emergency lighting is provided for means of escape to BS5266 by way of self
contained maintained units to Building Regulations and Fire Officer
requirements.

Small power consisting of twin flush switched socket outlets on core walls for
general cleaning purposes only. Flush switched fused spur units for water
heaters and tenant's hand dryers. Shaver socket to male toilets.

HEATING, COOLING AND VENTILATION

GENERAL OFFICE AREAS

The heating and cooling to the general office areas is provided by chassis type
ceiling void mounted fan coil units. The fan coil units supply heated/cooled air
into the office space via a ducted system through ceiling mounted 600 x 600mm
diffusers.

Low temperature hot water is supplied to the fan coil units from gas-fires
boilers and a dual head low temperature hot water pump.

Chilled water is supplied to fan coil units from packaged air cooled liquid
chiller(s) located on the roof.

FRESH AIR

Tempered fresh air is provided to the office areas by an air handling unit
located in the roof plant room. The tempered air is ducted to terminate adjacent
to each fan coil unit air intake via uninsulated ductwork.

Vitiated air passes from high level in the office through the ceiling void and
extract ductwork to the roof plant room where it is extracted to atmosphere.

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Constant temperature low temperature hot water is circulated to the air handling
units from the boilers via a pump set.

RECEPTION/ATRIUM

An air handling unit at roof level supplies heated/cooled air via insulated
ductwork to linear diffusers at first floor level to ventilate the reception
space. Extract air is drawn from the reception ceiling void back to the AHU.

Trench heaters underneath the reception facade glazing provide heating to
counteract draughts.

CENTRAL CHILLER PLANT

The central chiller plant comprises of packaged air-cooled chiller located on
the roof. A twin head pump distributes the chilled water through the chiller.
The chiller uses HFC refrigerants.

The pump circulates chilled water to the local fan coil units via insulated and
vapour-sealed metal pipework. Pipework is installed in prefabricated modules.

CENTRAL BOILER PLANT

The central boiler plant comprises two cast iron gas fired boilers.

A twin head duty/standby pump set circulates low temperature hot water from the
boilers to air handling plant and fan coil units via insulated metal pipework.

The boilers and pumps are located in a rooftop packaged plantroom.

HUMIDITY CONTROL

Space is designated within the fresh air supply air handling unit for
humidification lances to be installed by the tenant is required.

TOILETS

Toilets and showers - Each provided with dedicated twin fan extract ventilation
system. Supply air taken from the office space via ceiling mounted transfer
ducts or door grills.

AUTOMATIC CONTROLS

A BMS system monitors and controls the Mechanical Engineering Systems.

The system comprises a number of outstations and intelligent FCU controllers,
which will be connected via a LAN to a central outstation with LCD display
located in the main plantroom.

The BMS has the capability to provide the following:-

Control and fault monitoring functions provided to all central plant items. Fan
coil units are provided with stand alone direct digital controls. Mechanical
services control panels to Form 2 construction with separate sections for power
and control.

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Dedicated control of each item of plant, timed on/off switching and optimum
start control. PID valve control, high/low level alarms, trip alarms and status
conditions. A fireman's switch panel is provided for remote operation of
mechanical plant.

WATER MAINS

Incoming water main to the meter position with copper pipework connections to
water heater/boiler, sanitaryware and any mechanical services plant. Pipework
insulated as necessary and gloss painted where exposed.

Hot water is provided by a central gas fired unit located in the main plant
room.

GAS MAINS

Incoming gas main to the meter position, steel and copper pipework connection to
all gas appliances, pipework gloss painted where exposed.

TELECOMMUNICATIONS

6 no. uPVC ducts are provided entering the building at side to riser ducts for
tenant's data and telecommunication lines.

SECURITY

Wireways with draw wires are provided to all external doors for installation of
tenant's electronic locking/door release.

Ducting is provided for installation of tenant's CCTV.

                                                                          Page 8
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THE COMMON SEAL of                           )
SLOUGH TRADING ESTATE LIMITED                )
was affixed to this deed in the presence of: )

                                             Director

                                             Director/Secretary

<Page>

EXECUTED as a DEED by CUBIST                 )
PHARMACEUTICALS (UK) LIMITED                 )
acting by:                                   )

                                             Director

                                             Director/Secretary

EXECUTED as a DEED by                        )
CUBIST PHARMACEUTICALS INC.                  )
acting by:                                   )

                                             Director

                                             Director/Secretary

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