Document:

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                                                                   Exhibit 10.9

                              AGREEMENT OF SUBLEASE

     AGREEMENT OF SUBLEASE (this "AGREEMENT OF SUBLEASE") made as of the 7th day
of March, 2003 (the "EFFECTIVE DATE"), by and between, Optium, Inc., with
offices at 2721 Discovery Drive, Suite 500, Orlando, FL 32826 ("SUBLESSOR") and
Quantum 3D, Inc. with offices at 6330 San Ignacio Avenue, San Jose, CA 95119
("SUBLESSEE").

                                   WITNESSETH:

     WHEREAS, Sublessor is the Lessee under a certain Discovery Lake Office
Lease Agreement dated December 28, 2000 shown in Exhibit "A" (the "LEASE"), with
SV CENTRAL FLORIDA PHASE II LIMITED PARTNERSHIP as Lessor;

     WHEREAS, Sublessee desires to occupy a portion of the space covered by the
Lease, as hereinafter set forth;

     NOW, THEREFORE, the parties hereto, intending to be legally bound, hereby
agree as follows:

     1.   SUBLEASED PREMISES.

          Sublessor hereby sublets to Sublessee, and Sublessee hereby hires and
takes from Sublessor the premises, known as DISCOVERY LAKE COMPLEX, 2721
Discovery Drive, part of Suite 500, Orlando, Florida 32826 consisting of
approximately 8,500 rentable square feet as shown on Exhibit B (the "SUBLEASED
PREMISES"). Sublessor believes that the Subleased Premises contains 8,500
rentable square feet as determined pursuant to the Standard Method for Measuring
Floor Area in Office Buildings published by the Building Owners and Managers
Association International ("BOMA") as revised and readopted June 7, 1996 (the
"STANDARD MEASURE"), Sublessee reserves the right to measure the Subleased
Premises to confirm that the measurement provided by Sublessor is accurate and
conforms to the Standard Measure. Any discrepancy shall be promptly resolved by
the parties through good faith negotiations and, if relevant, all items in this
Sublease which are based upon the square footage of the Subleased Premises (e.g.
Base Rent) shall be promptly adjusted in proportion to the change in square
footage.

     2.   TERM OF SUBLEASE.

          Subject to the prior delivery of Lessor's consent as required under
this Agreement, the term of this Sublease shall commence ("COMMENCEMENT DATE")
on the later of (i) the 15th day of March, 2003, and (ii) delivery of possession
of the Subleased Premises to the Sublessee and shall end the 14th day of June,
2006 (the "INITIAL TERM") or the earlier termination of this Agreement in
accordance with its terms. Provided Sublessee is not in default hereunder beyond
any applicable notice and cure periods, Sublessee may extend this Agreement of
Sublease upon one hundred and twenty (120) days written notice to Sublessor in
advance of the termination of the initial or extended term for two (2)
additional one (1) year terms; provided,

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in the case of any second extended term, for a period expiring April 30, 2008
(the "EXTENDED TERM") at the same rental rates set forth herein for the final
year of the Initial Term.

     3.   THE LEASE.

          (a)     Sublessee acknowledges that it has reviewed and is familiar
with all of the terms, covenants and conditions of the Lease, a copy of which is
attached as Exhibit A hereto and made a part hereof. All of the terms, covenants
and conditions of the Lease are incorporated herein and made a part hereof as if
set forth herein at length except Sublessee is not responsible for any default
of payment of monthly base rent by Sublessor, as described in the Lease.
Sublessee assumes and agrees, except as otherwise provided herein, to perform,
observe and comply with all of the terms, covenants and conditions on the
Lessee's part to be performed, observed and complied with under the Lease as the
same may or shall relate to the occupancy of the Subleased Premises.

          (b)     Notwithstanding the foregoing, the following Sections of the
Master Lease are expressly excluded from this Sublease: Sections 1, 2 and 23(a);
Exhibit E, Sections 1, 2, and 3, Exhibit G and the Improvement Agreement; any
provisions in the Lease allowing or purporting to allow Sublessor any rent
concessions or abatements or construction allowances; and any provisions in the
Lease conferring upon Sublessor any rights, privileges, or options or
reservations in the Building except as may be provided herein.

          (c)     Without limiting the foregoing:

                  (i)   If Sublessee desires to take any other action and the
Lease would require that Sublessor obtain the consent of Lessor before
undertaking any action of the same kind, Sublessee shall not undertake the same
without the prior written consent of Sublessor. Sublessor may condition its
consent on the consent of Lessor being obtained and may require Sublessee to
contact Lessor directly for such consent;

                  (ii)  All rights given to Lessor and its agents and
representatives by the Lease to enter the Premises covered by the Lease shall
inure to the benefit of Sublessor and their respective agents and
representatives with respect to the Subleased Premises;

                  (iii) Sublessor shall also have all other rights, privileges,
options, reservations and remedies granted or allowed to, or held by, Lessor
under the Lease as same pertains to the Subleased Premises;

                  (iv)  Sublessee shall maintain insurance of the kinds and in
the amounts required to be maintained by Sublessor under the Lease. All policies
of liability insurance shall name as additional insureds the Lessor and
Sublessor and any other parties required under the Lease; and

          (d)     Notwithstanding anything contained herein or in the Lease
which may appear to be to the contrary, Sublessor and Sublessee hereby agree as
follows:

                  (i)   Neither rental nor other payments hereunder shall abate
by reason of any damage to or destruction of the Subleased Premises, the
furniture described herein, the

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premises subject to the Lease, or the Building or any part thereof, unless, and
then only to the extent that, rental and such other applicable payments actually
abate under the Lease with respect to the Subleased Premises on account of such
event;

                  (ii)  Sublessee shall not have any right to any portion of the
proceeds of any award for a condemnation or other taking, or a conveyance in
lieu thereof, of all or any portion of the Building, the premises subject to the
Lease or the Subleased Premises by virtue of this Agreement;

                  (iii) Sublessee shall not have any right to exercise or have
Sublessor exercise any option under the Lease, including, without limitation,
any option to extend the term of the Lease or lease additional space; and

                  (iv)  In the event of any conflict between the terms,
conditions and provisions of the Lease and of this Agreement, the terms,
conditions and provisions of this Agreement of Sublease shall, in all instances,
govern and control.

          (e)     Nothing contained in this Agreement shall be construed to
create privity of estate or contract between Sublessee and Lessor, except the
agreements of Sublessee herein in favor of Lessor, and then only to the extent
of the same.

     4.   OCCUPANCY.

          (a)     Sublessee covenants that it will occupy the Subleased Premises
in accordance with the terms of the Lease and will not suffer to be done or omit
to do any act, which may result in violation of or a default under any of the
terms and conditions of the Lease, or render Sublessor liable for any charge or
expense. Sublessee further covenants and agrees to indemnify Sublessor against
and hold Sublessor harmless from any loss or liability arising out of by reason
of, or resulting from Sublessee's failure to perform or observe any of the terms
and conditions of the Lease pertaining to the Subleased Premises. Any other
provision in this Agreement to the contrary notwithstanding, Sublessee shall pay
to Sublessor as additional rent any and all sums which Sublessor may be required
to pay to its Lessor arising out of, by reason of, or resulting from Sublessee's
failure to perform or observe one or more of the terms and conditions of the
Lease pertaining to the Subleased Premises.

          (b)     Sublessee agrees that Sublessor shall not be required to
perform any of the covenants and obligations of Sublessor hereunder that are
required to be performed under the Lease by Lessor thereunder; Sublessee
acknowledges that Sublessor shall be entitled to look to Lessor for such
performance. Sublessor shall take such good faith action as may reasonably be
indicated, under the circumstances, to secure such performance upon Sublessee's
written request therefore, but in no event shall Sublessor be liable for
Lessor's failure to perform or shall Sublessee be entitled to a rent abatement
of any kind (except as provided in Section 3(d)(i) above). Such good faith
action shall be limited to: (a) upon Sublessee's request, immediately notifying
Lessor of its nonperformance under the Lease and request that Lessor perform its
obligations under the Lease and (b) permitting Sublessee to commence a legal
action in its own name to obtain the specific performance required from Lessor
under the Lease; provided, however, that Sublessee shall pay all reasonable
costs and expenses incurred in connection

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therewith and Sublessee shall indemnify and hold Sublessor harmless against all
claims, losses, reasonable costs and expenses incurred by Sublessor in
connection therewith.

          (c)     If any event described in Paragraph 18 (Default and Remedies)
of the Lease shall occur in respect of Sublessee or the Subleased's Premises or
if Sublessee shall default in the payment of Base Rent or additional rent
hereunder or in the performance of observance of any of the terms, covenants or
conditions of this Agreement of Sublease or of the Lease on the part of
Sublessee to be performed or observed, Sublessor shall be entitled to the rights
and remedies herein provided or reserved by Lessor in the Lease.

     5.   RENT.

          Sublessee shall pay to Sublessor rent according to the following rent
schedule ("BASE RENT"):

<Table>
<Caption>
          Effective Date through 3/14/03      Free Rent (the "Free Rent Period")
          ------------------------------      ----------------------------------
                  <S>                       <C>
                  3/15/03-6/14/03           $17.01 per sf     $12,048.75 per month
                  6/15/03-6/14/04           $17.42 per sf     $12,339.17 per month
                  6/15/04-6/14/05           $17.84 per sf     $12,636.67 per month
                  6/15/05-6/14/06           $18.27 per sf     $12,941.25 per month
</Table>

plus applicable Florida State Sales Tax of six and a half percent (6 1/2%). The
rates listed include monthly CAM charges, but exclude electric service.

     The first month's Base Rent in the amount of $12,831.92 inclusive of
Florida State Sales Tax is due at the time of execution of this agreement; in
addition, a Security Deposit in the amount of $13,782.43, is to be paid at the
time this Agreement is executed.

     All monthly Base Rent payments shall be due and payable in advance, without
demand, on or before the first day of each calendar month during the sublease
term. Base Rent payments shall be made payable to Optium, Inc. and sent directly
to the Sublessor at Optium, Inc., 500 Horizon Drive, Suite 505, Chalfont, PA
18914, Attn: Blakely Cherry, 215-712-6200 Suite 326.

     Sublessee agrees to reimburse Sublessor within five (5) days of billing for
electric use, on the Subleased Premises which are paid directly by Sublessor for
the Subleased Premises. As long as Sublessor is paying for those services on a
master bill inclusive of the Subleased Premises, such billing shall be equitably
apportioned based on usage in the office space only as determined in good faith
by both parties. Sublessee agrees to pay for those services directly, if they
are ever separately metered or billed for the Subleased Premises.

     Sublessee agrees to comply with all provisions of this Agreement of
Sublease upon the Effective Date for the Free Rent Period except the payment of
Base Rent.

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     6.   LATE PAYMENTS.

          Sublessee recognized that late payment of any rent or other sum due
hereunder from Sublessee to Sublessor will result in additional expense to
Sublessor. Sublessee therefore agrees that if Base Rent or any other payment due
hereunder from Sublessee to Sublessor remains unpaid fifteen (15) days after
Sublessee receives written notice from Sublessor, the same is overdue, the
amount of such unpaid Base Rent or other payment shall be increased by a late
charge to be paid to Sublessor by Sublessee in an amount equal to five percent
(5%) per month of the delinquent amount.

     7.   SUBLESSOR'S IMPROVEMENTS.

          All alterations, decorations, installations, additions or improvement
in or to the Subleased Premises shall be made at Sublessee's sole cost and
expense and shall comply with all of the terms and conditions of the Lease,
including, without limitation, the Improvement Agreement - Discovery Lake
attached to the Lease, except those listed below which shall be completed at
Sublessor's sole cost and expense (including any supervision fee charged by
Lessor pursuant to Section 6 of the Lease) prior to or during occupancy by
Sublessee:

          (a)     Any costs associated with separating the Sublessee's rented
space from the remaining tenants in the Building, which may be required at
anytime throughout the Initial or any Extended Term of this Agreement

          (b)     A wall and double or oversized door in the rear delivery area
to facilitate oversized deliveries.

          (c)     Door or wall separating the south end of the Sublessee's
usable space.

          (d)     Cover the windows into the lab area from the Sublessee's side
with a solid surface painted to match the wall color.

          (e)     Add kitchen sink and base cabinet in a room to the rear.

          (f)     Construction of a new telephone / computer server room located
near the south end of the usable space, with electrical service inside the room
and a 208 volt circuit outside the room.

          (g)     The source of all computer and telephone cabling to be made
available for installation to Sublessee's new equipment in the added server room
and left intact throughout the usable space.

     8.   FURNITURE

          During the term of this Sublease, Sublessor shall permit Sublessee to
have the use of all of the cubicles and related office furniture currently
installed and located at the Subleased Premises, the components of which are
identified on Exhibit C attached hereto and incorporated herein by reference,
subject to the obligation and liability of Sublessee, at its sole cost and
expense, to maintain the cubicles and office furniture, throughout the term of
this Agreement, in

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the same condition that such items are in at the time of execution of this
Agreement, and, at the expiration or earlier termination of this Agreement of
Sublease or of the Lease, to deliver all of said cubicles and related office
furniture in the same condition that they now are, reasonable wear and tear
excepted, and to repair any damage to said cubicles and related office furniture
that may have occurred prior to the expiration or earlier termination of this
Agreement of Sublease or of the Lease. If Sublessee removes certain of the
cubicles, Sublessee shall be obligated to store the same and, prior to delivery
of the Subleased Premises to Sublessor at the expiration or earlier termination
of this Agreement of Sublease or of the Lease, to reinstall the same, or if
Sublessee changes the configurations restore the same to the same configurations
that they were in at the time of execution of this Agreement.

     9.   CONDITION OF PREMISES; CONSTRUCTION OF IMPROVEMENTS; SURRENDER OF
PREMISES.

          Except as provided herein, Sublessee hereby accepts the Subleased
Premises and the Building "AS-IS, WHERE IS, WITH ALL FAULTS." Sublessee
expressly acknowledges and agrees that neither Sublessor, nor any of its agents,
contractors or employees has made any representation or warranty whatsoever with
respect to the condition of the Subleased Premises or the Building or the
ability of Sublessee to use the Subleased Premises under applicable zoning or
building regulations, but if any such representations and warranties were made,
same are hereby expressly disclaimed by Sublessor and waived by Sublessee hereby
agreeing that it has not and will not rely upon same. Without limiting the
foregoing, Sublessee's taking possession of the Subleased Premises shall be
conclusive evidence as against Sublessor and Lessor that the Subleased Premises
and the Building were in good order and satisfactory condition when Sublessee
took possession and appropriate for Sublessee's intended uses

     10.  DEFAULT BY SUBLESSEE.

          (a)     Upon the happening of any of the following:

                  (i)   Sublessee fails to pay any Base Rent within three (3)
days after Written notice that the same is overdue;

                  (ii)  Sublessee fails to pay any other amount due from
Sublessee hereunder and such failure continues for five (5) days after notice
thereof from Sublessor to Sublessee;

                  (iii) Sublessee fails to perform or observe any other covenant
or agreement set forth in this Sublease Agreement and such failure continues for
fifteen (15) days after notice thereof from Sublessor to Sublessee; or

                  (iv)  any other event occurs which involves Sublessee or the
Subleased Premises and which continues beyond all applicable notice and cure
periods and which would constitute a default under the Lease if it involved
Sublessor or the premises covered by the Lease;

Sublessee shall be deemed to be in default hereunder, and Sublessor may
exercise, without limiting any other rights or remedies available to it
hereunder or at law or in equity, any and all

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rights and remedies of Lessor set forth in the Lease in the event of a default
by Sublessor thereunder.

          (b)     In the event Sublessee fails or refuses to make any payment or
perform any covenant or agreement to be performed hereunder by Sublessee (after
any applicable notice and grace period have been given and expired without
cure), Sublessor may make such payment or undertake to perform such covenant or
agreement (but shall not have any obligation to Sublessee to do so). In such
event, amounts so paid or expended in undertaking such performance, together
with all costs, expenses and attorneys' fees incurred by Sublessor in connection
therewith and interest on such amounts from the date when so paid or expended at
the Default Rate, shall be additional rent hereunder.

     11.  NONWAIVER.

          Failure of Sublessor to declare any default or delay in taking any
action in connection therewith shall not waive such default. No receipt of
moneys by Sublessor from Sublessee after the termination in any way of the term
or of Sublessee's right of possession hereunder or after the giving of any
notice shall reinstate, continue or extend the term or affect any notice given
to Sublessee or any suit commenced or judgment entered prior to receipt of such
moneys.

     12.  CUMULATIVE RIGHTS AND REMEDIES.

          All rights and remedies of Sublessor under this Agreement shall be
cumulative and none shall exclude any other rights or remedies allowed by law.

     13.  WAIVER OF CLAIMS AND INDEMNITY.

          Sublessee hereby releases and waives any and all claims against Lessor
and Sublessor and each of their respective officers, directors, partners, agents
and employees for injury or damage to person, property or business sustained in
the Subleased Premises by Sublessee during the term of this Sublease Agreement
other than by reason of gross negligence or willful misconduct of Lessor or
Sublessor and except in any case which would render this release and waiver void
under law.

          Sublessor shall not be released or indemnified from any damages,
liabilities, judgments, actions, claims, attorneys' fees, consultants' fees,
payments, costs or expenses arising from the gross negligence or willful
misconduct of Sublessor or its agents, contractors, licensees or invitees, or a
breach of Sublessor's obligations or representations under the Agreement of
Sublease.

     14.  SECURITY DEPOSIT

          Sublessee has deposited with Sublessor upon the execution of this
Agreement of Sublease the sum of $13,782.43 Dollars as security for the faithful
performance and observance of this Agreement of Sublease including, but not
limited to, the payment of Base Rent and

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additional rent. Sublessor may use, apply or retain the whole or any part of the
security so deposited to the extent required for the payment of any Base Rent
and additional rent or any other sum as to which Sublessee is in default or for
any sum which Sublessor may reasonably expend or may be required to expend by
reason of Sublessee's default in respect of any of the terms, covenants and
conditions of this Agreement of Sublease, including, but not limited to, any
damages or deficiency shall have accrued before or after summary proceedings or
other re-entry by Sublessor or Lessor. Sublessee agrees (a) to restore the
Security Deposit to its initial full amount upon any application of any part or
the whole thereof by Sublessor and (b) Sublessor's rights hereunder are
non-exclusive and cumulative with all rights and remedies of Sublessor under
applicable law and the Lease. Sublessor shall not be required to segregate such
Security Deposit nor pay interest thereon, unless required by applicable law. If
Sublessee shall fully and faithfully comply with all of the terms, provisions,
covenants and conditions of the Agreement, the Security Deposit shall be
returned (within fifteen (15) days) to Sublessee after the date fixed at the end
of this Agreement of Sublease and after delivery of the entire possession of the
Subleased Premises to Sublessor. Sublessee further covenants that it will not
assign or encumber or attempt to assign or encumber the monies deposited herein
as security and that neither Sublessor nor Sublessor's legal representatives,
successors or assigns shall be bound by any such assignment, encumbrance,
attempted assignment or attempted encumbrance.

     15.  EMINENT DOMAIN.

          If the whole or any part of the Subleased Premises shall be taken or
condemned in any manner by and competent authority for any public or
quasi-public use, or if the Lessor under the Lease or Sublessor as Lessee
thereunder, shall terminate the Lease, in any such event, the term of this
Agreement of Sublease shall cease and terminate as of the date of vesting title
of such termination, as the case may be.

     16.  NO ASSIGNMENT OR SUBLETTING.

          Sublessee, for itself, its successors and assigns, expressly covenants
that it shall not assign, mortgage or encumber this Agreement, nor sublet, nor
suffer or permit the Subleased Premises or any part thereof to be used by
others, without the prior written consent of Sublessor in each instance, which
consent shall not be unreasonably withheld. If this Agreement of Sublease be
assigned, or if the Subleased Premises or any part thereof be sublet or occupied
by any person, firm or corporation other than the Sublessee, Sublessor may,
after default by Sublessee, collect rent from the assignee, sub-tenant or
occupant and apply the net amount collected to the Base Rent and additional
rent, but no such assignment, subletting, occupancy, or collection shall be
deemed a waiver of this covenant or the acceptance of the assignee, sub-tenant,
or occupant a tenant, or a release of Sublessee from the future performance by
it of the covenants on the part of it herein contained.

     17.  QUIET ENJOYMENT.

          Sublessor covenants and agrees with Sublessee that upon Sublessee
paying the Base Rent and additional rent and observing and performing all the
terms, covenants and conditions of Sublessee's part to be observed and performed
herein, Sublessee may appreciably

<Page>

and quietly enjoy the Subleased Premises, subject, nevertheless, to the terms
and conditions of this Agreement of Sublease, to the lease and mortgages
mentioned in the Lease.

          Sublessor shall pay the rental and expense amounts set forth in
Section 2 of the Lease.

     18.  INDEMNIFY.

          Each party hereto does hereby indemnify the other, and agrees to hold
the other harmless, of and from any claim, damage, liability cost or expense,
including reasonable attorney's fee, which either may suffer or incur by reason
of the failure of the other to perform, observe and comply with any of the
terms, covenants and conditions of this Agreement of Sublease.

     19.  CONSENT OF LANDLORD UNDER LEASE.

          This Agreement is executed subject to such right as the Lessor under
the Lease has to withhold consent in the manner and to the extent described in
Section 9 (Assignment and Subletting) of the Lease. In the event such consent is
not issued in a form satisfactory to the Sublessor and Sublessee within ____
days of the Effective Date, this Sublease Agreement shall be null and void.

     20.  BROKERAGE.

          Neither Sublessor nor Sublessee has dealt with any broker or agent in
connection with the negotiation or execution of this Agreement, other than CB
Richard Ellis and Carter & Associate - ONCOR International representing the
Sublessor, whose commission shall be paid by Sublessor pursuant to a separate
written agreement. In no event shall Lessor be liable for any leasing or
brokerage commission with respect to the negotiation and execution of this
Agreement of Sublease. Sublessor and Sublessee shall each jointly and severally
indemnify, defend and hold Lessor harmless from and against all costs, expenses,
attorneys' fees and other liability for commissions or other compensation
claimed by any broker or agent claiming the same by, through or under the
indemnifying party with respect to this Agreement.

     21.  NOTICES.

          Any and all notices which are or may be required to be given pursuant
to the terms of this Agreement or the Lease shall be sent by Registered or
Certified Mail, Return Receipt Requested, to the parties hereto at their
respective addresses hereinabove set forth or to such other addresses as either
party shall give notice of in like manner; with a copy

          If to Sublessor:              Optium, Inc.
                                        500 Horizon Drive, Suite 505
                                        Chalfont, PA 18914
                                        Attn: Blakely Cherry
                                        215-712-6200 Ext. 326

<Page>

          And if to Sublessee:          Quantum 3D, Inc.,
                                        6330 San Ignacio Ave.,
                                        San Jose, CA, 95119
                                        Attn: Carmen Cerrelli, 408-361-9999

     22.  BINDING EFFECT.

          The covenants, conditions and agreements contained herein shall be
binding upon and insure to the benefit of Sublessor and Sublessee and their
respective heirs, distributes, executors, administrators, successors, and
assigns, as permitted hereby.

     23.  WAIVER OF SUBROGATION.

          The parties hereto, including Lessor by reason of its consent hereto,
release each other and their respective agents, employees, successors and
assigns from all liability for damage to any property that is caused by or
results from a risk which is actually insured against or which would normally be
covered by the standard form of "all risk" property insurance, without regard to
the negligence or willful misconduct of the entity so released. Each party shall
use its best efforts to cause each insurance policy it obtains to provide that
the insurer thereunder waives all right of recovery by way of subrogation as
required herein in connection with any damage covered by the policy.

     24.  SURRENDER.

          In no event shall Sublessee's obligation to surrender the Subleased
Premises require Sublessee to repair or restore the Subleased Premises to a
condition better than the condition in which the Subleased Premises existed as
of the Commencement Date as modified by the improvements installed by Sublessor
under this Agreement of Sublease, Sublessee shall be responsible for repairing
and, upon surrender, restoring the Subleased Premises damaged during the term of
this Agreement. To the extent the Subleased Premises are not so restored upon
redelivery to Sublessor, Sublessor may so restore at Sublessee's expense and
store any personalty or fixtures of Sublessee at Sublessee's cost and expense
which sums shall be deemed additional rent payable hereunder.

     25.  ENTIRE AGREEMENT.

          This Sublease Agreement contains all the terms, covenants, conditions
and agreements between Sublessor and Sublessee relating in any manner to the
rental, use and occupancy of the Subleased Premises. No prior agreement or
understanding pertaining to the same shall be valid or of any force or effect.
The terms, covenants and conditions of this Agreement cannot be altered,
changed, modified or added to except by a written instrument signed by Sublessor
and Sublessee.

<Page>

     26.  AUTHORITY.

          Each of Sublessor and Sublessee represents and warrants to the other
that this Agreement has been duly authorized, executed and delivered by and on
behalf of such party and constitutes the valid, enforceable and binding
agreement of such party.

     27.  EXAMINATION.

          Submission of this instrument for examination or signature by
Sublessee does not constitute a reservation of or option for the Subleased
Premises or in any manner bind Sublessor, and no lease, sublease or obligation
on Sublessor shall arise until this instrument is signed and delivered by
Sublessor and Sublessee and the consent of Lessor is obtained as described
above; provided, however, that the execution and delivery by Sublessee of this
Agreement of Sublease to Sublessor shall constitute an irrevocable offer by
Sublessee to sublease the Subleased Premises on the terms and conditions herein
contained, which offer may not be revoked unless Sublessor fails to execute this
Agreement of Sublease within thirty (30) days after the date of such delivery by
Sublessee.

     28.  PARKING.

          Subject to the provisions and conditions of Section 12(f) of the Lease
and provided that Sublessee is not in default of any of its obligations
hereunder, during the term of this Agreement, Sublessee shall have the rights
and privileges with respect to parking provided to Sublessor under Section 12(f)
of the Lease as applied to the Subleased Premises only, subject to payment and
performance by Sublessee of the obligations of Sublessor thereunder.

                           [SIGNATURE PAGE TO FOLLOW]

<Page>

[LETTERHEAD]

                                February 5, 2003

          This notice authorizes Alasdair Macpherson to execute the lease
          agreement, as agreed and discussed by and between Curt Steven & Carmen
          Cerrelli on March 5, 2003.

          Please forward a copy of the executed lease to:

                  Ms. Carmen Cerrelli, CFO
                  Quantum3D, Inc.
                  6330 San Ignacio Avenue
                  San Jose, CA 95119

          If you have any questions, give me a call at (408) 361-9931.

                                        Thank you,
                                        Quantum3D, Inc.

                                        /s/ Jeff Edson
                                        Jeff Edson
                                        President & CEO

          et/CC

          cc: Alasdair MacPherson

<Page>

     IN WITNESS THEREOF, Sublessor and Sublessee have caused this Agreement of
Sublease to be executed by their duly authorized partner or officer as of the
day and year first written above.

                                            SUBLESSEE:
WITNESSES:                                  QUANTUM 3D, INC.

/s/ Jeffrey D. Potter                       By: /s/ [ILLEGIBLE]
------------------------------                 -------------------------

    Jeffrey D. Potter                       Its: VP
------------------------------                  ------------------------
Print Name

                                            Date: 3/6/03
------------------------------                 -------------------------

------------------------------
Print Name

                                            SUBLESSOR:
WITNESSES:                                  OPTIUM, INC.

 /s/ Harry Cornell                          By: /s/ [ILLEGIBLE]
------------------------------                 -------------------------

Harry Cornell                               Its: CEO
------------------------------                  ------------------------
Print Name

/s/ [ILLEGIBLE]                             Date: 3/7/03
------------------------------                   -----------------------

[ILLEGIBLE]  03/07/03
------------------------------
Print Name [ILLEGIBLE] 3/7/03

                                            LANDLORD:
WITNESSES:                                  DISCOVERY LAKES, LLC

                                            By:
------------------------------                 -------------------------

                                            Its:
------------------------------                  ------------------------
Print Name

                                            Date:
------------------------------                   -----------------------

------------------------------
Print Name

<Page>

Inventory of office equipment as of January 1, 2003 for Suite 300.

<Table>
<Caption>
                                   Small Cube area  Small conf. room  Large conf. room  Entry  Large cube area  Break room
--------------------------------------------------------------------------------------------------------------------------
<S>                                       <C>               <C>             <C>           <C>         <C>           <C>
Tables and desks

Cubicles                                  7                                                           23
Raindrop tables                           4                                                           10
Round wood top table                                        1
Long wood table                                                              1
Large 2 person wood desk                                                                  1
Small round wood table                                                                    1
Corner desk
Round table
Red top tables                                                                                                      2

Chairs

Adjustable Black chairs                   7
Fixed black chairs                        3                                                            5
Adjustable purple low back chairs                           4
Adjustable mesh chairs                                                      12            2           20
Fixed wire chairs                                                                                      4
Fixed waiting chairs                                                                      6
Fixed multi colored chairs                                                                                          8

Cabinets

2 drawer cabinet
3 drawer cabinet
5 drawer cabinet                          7                                                           18

Misc.

Trash can                                                                                                           1

<Caption>
                                   Office #1  Office #2  Office #3  Office #4  Office #5  Office #6  Office #7  Bay area  Totals
--------------------------------------------------------------------------------------------------------------------------------
<S>                                    <C>        <C>        <C>        <C>        <C>    <C>        <C>        <C>         <C>
Tables and desks

Cubicles                                                                                    Only                            30
Raindrop tables                                                                           furniture                         14
Round wood top table                                                                        is a                             1
Long wood table                                                                           built in       No         No       1
Large 2 person wood desk                                                                    wood     furniture  furniture    1
Small round wood table                                                                    table top                          1
Corner desk                            1          1          1          1          1        with                             5
Round table                            1          1          1          1          1       drawers                           5
Red top tables                                                                                                               2

Chairs

Adjustable Black chairs                                                                                                      7
Fixed black chairs                                                                                                           8
Adjustable purple low back chairs                                                                                            4
Adjustable mesh chairs                 1          1          1          1          1                                        39
Fixed wire chairs                      3          3          3          3          3                                        19
Fixed waiting chairs                                                                                                         6
Fixed multi colored chairs                                                                                                   8

Cabinets

2 drawer cabinet                        1          1          1          1          1                                        5
3 drawer cabinet                        1          1          1          1          1                                        5
5 drawer cabinet                        1                                                                                   26

Misc.

Trash can                                                                                                                    1
</Table>

<Page>

                     AMENDMENT ONE TO AGREEMENT OF SUBLEASE

THIS AMENDMENT TO AGREEMENT OF SUBLEASE (the "SUBLEASE"), made and entered into
by and between OPTIUM, INC. (hereinafter referred to as "SUBLESSOR") and
QUANTUM3D, INC. (hereinafter referred to as "SUBLESSEE")

                                   WITNESSETH:

WHEREAS, Sublessor and Sublessee entered into that certain Agreement of Sublease
dated March 7, 2003 (the "SUBLEASE"), pertaining to the subletting of the
premises known as DISCOVERY LAKE COMPLEX, 2721 Discovery Drive, part of Suite
500, Orlando, Florida 32826 (the "BUILDING") consisting of approximately 8,500
square feet of rentable office area of the building as shown on Exhibit B (the
"SUBLEASED PREMISES") of the Agreement of Sublease, on the conditions and for
the terms and the rental rate set forth therein;

NOW THEREFORE, the parties hereto mutually agree that said Sublease shall be
amended in accordance with the following:

A.)  The Term, as provided in Section 2 of the Sublease, which is scheduled to
     expire June 15, 2006, shall be extended for twenty-two and half (22.5)
     additional, successive months thus expiring April 30, 2008.

B.)  The Base Rental, as provided in Section 5 of the Sublease, shall be
     modified in accordance with the following:

     For the period beginning on June 15, 2006 through April 30, 2008 the
     monthly Base Rental shall be TWELVE THOUSAND NINE HUNDRED FORTY-ONE and
     25/00 Dollars ($12,941.25) being at a rate of ONE HUNDRED FIFTY FIVE
     THOUSAND TWO HUNDRED NINETY FIVE and 00/00 Dollars ($155,295) per annum.

C.)  In accordance with Section 7 of the Sublease, Sublessee has the right at
     their sole cost and expense to make alterations, decorations,
     installations, additions or improvements in or to the Subleased Premises
     including but not limited to the following:

     -    adding, changing, eliminating or combining offices

     -    modifying the power and/or HVAC to accommodate the use of computer
          equipment

     -    modifying the curved wall

     -    modifying the conference rooms

     -    modifying the lighting

     -    modifying the bathrooms

D.)  In the event the terms and provisions of this Amendment conflict with any
     terms and provisions of the Sublease, this Amendment shall control.

E.)  Capitalized terms used herein, unless otherwise defined herein, shall have
     the same meaning as defined in the Sublease.

<Page>

F.)  All other terms and conditions of the Sublease shall remain in full force
     and effect unless expressly modified herein.

IN WITNESS WHEREOF, the parties hereto have set their hands and signatures this
24th day of April, 2006.

                                SUBLESSOR: OPTIUM, INC.

Illegible     4/24/06           BY: /s/ David Renner
------------------------            ------------------------------
Witness                                 David Renner

                                AS ITS: Chief Finpcial Officer

                                DATE: 4/24/06
                                     -----------------------------

                                SUBLESSEE:   QUANTUM3D, INC.

Illegible                       BY: /s/ Tom Kais
------------------------            ------------------------------
Witness                                 Tom Kais

                                AS ITS: Chief Financial Officer

                                DATE: 4/19/06
                                     -----------------------------<Page>

                                                                   Exhibit 10.10

DEED made 22 March 2006

BETWEEN:   AUSTRALIAN TECHNOLOGY PARK PRECINCT MANAGEMENT LIMITED (ACN 060 969
           119) Level 1 Bay 8, Locomotive Workshop, Australian Technology Park,
           Eveleigh, in the State of New South Wales                      ("We")

AND:       ENGANA PTY LIMITED (ACN 098 184 582)
           Suite 9/G01,G02, G03 and G04, Locomotive Workshop, Australian
           Technology Park, Eveleigh, in the State of New South Wales    ("You")

RECITALS

A.   Australian Technology Park Precinct Management Limited is or is entitled to
     be the lease of the Building pursuant to the Head Lease.

B.   Australian Technology Park Precinct Management Limited has agreed to grant
     to You a licence to enter and use the Premises on the terms specified in
     this Deed.

AGREEMENT

1.   The parties agree to enter in to this Deed on the terms specified in:

     1.1  Annexure "A" - Reference Schedule.

     1.2  Annexure "B" - Terms.

     1.3  Annexure "C" - Rules.

     1.4  Annexure "D" - Special Conditions.

2.   The parties have signed this Deed as set out in Annexure "E".

                                                                 8 February 2005

                              DECEMBER 2005 EDITION

<Page>

Annexure "A" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the 22 day of March, 2006

                               REFERENCE SCHEDULE

<Table>
<S>             <C>                      <C>
ITEM 1                             WE:   Australian Technology Park Precinct Management Limited
(Clause 25.1)                            (ACN 060 969 119)

ITEM 2                            YOU:   Engana Pty Limited
(Clause 25.1)                            (ACN 098 184 582)

ITEM 3                       BUILDING:   Locomotive Workshop, Australian Technology Park, Eveleigh
(Clause 25.1)

ITEM 4                       PREMISES:   Suite 9/ G01, G02, G03 and G04
(Clause 25.1)                            (Total Area = 396m(2) as marked in red on the Plan annexed)

ITEM 5                COMMENCING DATE:   15 March 2006          NEW SOUTH WALES DUTY
(Clause 2)                                                      ____-03-2004       ______________
                                                                LEASE - GENERAL

ITEM 6               TERMINATING DATE:   14 September 2007      DUTIABLE AMOUNT $______244,982.00
(Clause 2)                                                      DUTY            $________________.50

ITEM 7                    LICENCE FEE:   One Hundred Forty Six Thousand Five Hundred and Twenty Dollars
(Clause 5.1)                             ($146,520.00) per annum gross

ITEM 8            DATES AND AMOUNTS OR   15 March 2007          Fixed Four percent (4%) increase
(Clause 6)              PERCENTAGES OF
                LICENCE FEE INCREASES:

ITEM 9          LICENCE FEE ADJUSTMENT   Licence Fee Adjustment Dates                   Method
(Clause 6)           DATES AND METHOD:
                                                Not Applicable                        Not Applicable

ITEM 10             PERCENTAGE OF PARK   Not Applicable
(Clause 7)         OUTGOINGS REFERABLE
                      TO THE BUILDING:

ITEM 11          OUTGOINGS PERCENTAGE:   Not Applicable
(Clause 7.1)

ITEM 12                 PERMITTED USE:   Research and Development of telecommunications products,
(Clause 14.1)                            complying at all times with Park Entry Criteria.

ITEM 13          HOURS OF AVAILABILITY   8:00 am to 6:00 pm Monday to Friday, except on public holidays
(Clause 7.7)    OF AIRCONDITIONING AND
                       OTHER SERVICES:

ITEM 14                   REDECORATION   Repaint within three (3) months before Terminating Date (unless
(Clause ____)         REQUIREMENTS AND   You have exercised Your option to take up a new Licence) but at
                                DATES:   least five (5) years from the original Commencing Date.

ITEM 15                OUR ADDRESS FOR   Level 1, Bay 8
(Clause 26)                   SERVICE:   Locomotive Workshop
                                         Australian Technology Park
                                         Eveleigh NSW 1430
                                         Facsimile: (02) 9209 4222

                      YOUR ADDRESS FOR   Suite 9/G04
                              SERVICE:   Locomotive Workshop
                                         Australian Technology Park
                                         Eveleigh NSW 1430
                                         Facsimile:

                   GUARANTOR'S ADDRESS   Not Applicable
                          FOR SERVICE:   Facsimile: Not Applicable
</Table>

                                                                 8 February 2006

                              DECEMBER 2006 EDITION

<Page>

Annexure "B" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the 22 day of March, 2006

                                      TERMS

                                  THIS LICENCE

1.   GRANT OF LICENCE

1.1  We grant to You a licence to enter and use the Premises on the following
     terms.

1.2  This Licence is personal to You and gives You rights in relation to the
     Premises subject to Our rights.

1.3  If a name or ACN is specified in Item 18, this Licence is granted at the
     request of the Guarantor.

1.4  If a word starts with a capital letter You should go to the definitions in
     clause 25 to see if the word is defined.

1.5  You must

     (a)  observe and perform Your obligations under this Licence and keep Us
          indemnified from and against any liability under the Head Lease to the
          extent that You have not performed Your obligations (but not
          applicable is the obligation under the Head Lease to pay any rent or
          outgoings) [but this does not prevent Us from recovering those mories
          through outgoings];

     (b)  not do any thing which would cause Us to be in breach of the Head
          Lease;

     (c)  permit the lessor under the Head Lease to exercise any right or power
          which may be exercised by Us under this Licence; and

     (d)  give to Us notice of any matters of which You are aware which We are
          required under the Head Lease to give notice.

                             LENGTH OF THIS LICENCE

2.   LENGTH OF LICENCE

     This Licence starts on the Commencing Date and ends on the Terminating
     Date.

3.   OPTION FOR A NEW LICENCE

3.1  If there are particulars of a new licence specified in Item 19, clause 3
     applies.

3.2  We must grant You a new licence of the Premises if:

     (a)  You give Us a notice stating that You want a new licence for the term
          first specified in Item 19;

     (b)  We receive that notice not more than six (6) months and not less than
          three (3) months before the Terminating Date;

     (c)  when You give that notice, and on the Terminating Date, You are not in
          breach of this Licence; and

     (d)  You deliver to Us, on or before the Commencing Date of the new
          licence, security in connection with Your obligations under the new
          licence on the same terms as under this Licence.

                                                                 8 February 2006

                              DECEMBER 2005 EDITION

<Page>

Annexure "C" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the 22 day of March, 2006

                                      RULES

Each occupier ("Licensee") must comply with the following rules.

In these rules:

"INVITEES" means the Licensee's officers, employees, clients, customers, agents,
contractors and invitees;

"PARKING AREA" means a part of the Park (including a building) designated as a
Parking Area for Motor Vehicles;

"PREMISES" includes any licensed areas which the Licensee is permitted to use.

1.   OBSTRUCTION OF ACCESS WAYS

1.1  The Licensee or its invitees must not in any way obstruct or permit the
     obstruction of the pavements, driveways, entrances, corridors, lifts,
     stairways, fire doors and escape doors relating to the Building or use them
     for any purpose other than for access to and agress from their respective
     Premises.

2.   OBSTRUCTION OF LIGHT OR AIR

2.1  THE Licensee must not cover or obstruct the skylights, glazed panels,
     ventilators, airconditionlng ducts and outlets or windows that reflect or
     admit light or air into the stairways or corridors or into any part of the
     Building, or cover or obstruct any lights or any other means of
     illumination in the Building.

3.   RECEPTION

3.1  The reception area of the Licensee's Premises must be kept neat and clean
     and attended during Normal Business Hours.

3.2  The Licensee must not permit any goods, structures, shelving or fittings to
     be visible through the glass of any Common Area corridor or dividing
     partition.

4.   WINDOWS

4.1  The windows in the Building must not be opened by the Licensee or its
     invitees.

4.2  No window blind, window screen, awning or floor covering may be erected or
     installed without the prior written approval of the Licensor.

4.3  To ensure the designed performance of the airconditioning equipment the
     Licensee must keep in the proper operational position (as determined by the
     Licensor from time to time) any window, curtains, blinds, awnings or other
     coverings or devices installed or used for the purpose of reflecting or
     excluding solar heat or light.

5.   SIGNS

5.1  The Licensee must not paint, display or affix any sign, advertisement, name
     flagpole, flag or notice on any part of the outside or inside of the
     Building except with the prior written consent of the Licensor and then
     only of a colour, size and style and in a place or places as are first
     approved by the Licensor.

6.   DIRECTORY BOARDS

6.1  The cost of affixing the Licensee's name on directory boards in the main
     foyer and on each floor must be paid by the Licensee.

                                                                 8 February 2006

                              DECEMBER 2005 EDITION

<Page>

Annexure "D" to the Dead of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 080 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, GO3 & GO4, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the 22 day of March, 2006

                               SPECIAL CONDITIONS

1.   COMPLETION OF LICENCE

     We or Our Solicitors must:

     (a)  complete the Licence by Filling in blanks including, without
          limitation, those for the title reference of the land, the
          commencement and termination dates; and

     (b)  do everything necessary to stamp (if not stamped by You) the Licence
          and return Your copy to You or Your solicitor.

2.   PARTIES BOUND

     Both of us are bound by the Licence from and including the Commencement
     Date, even though one of Us may not have executed the Licence or it may not
     have been completed in accordance with Special Condition 1.

3.   FINISHES TO PREMISES PROVIDED BY LICENSOR

     At the Commencement Date of the Original Licence, We will provide the
     following finishes and services to the Premises:

     (a)  painted perimeter walls;

     (b)  forty ounce (40oz) carpet;

     (c)  suspended ceiling and ________ tiles;

     (d)  standard office lighting to an average of three hundred and fifty
          (350) lux (open spaces Standard);

     (e)  fire sprinklers in accordance Building Code of Australia (open spaces
          Standard);

     (f)  airconditioning registers (open spaces Standard);

     (g)  access to hydraulic services all limited distribution points;

     (h)  access to electrical supply at electrical distribution board for
          relevant level;

     (i)  access to telephone and data cabling at distribution board for
          relevant level;

     We do not have to supply carpet to the Premises or to the Common Areas of
     the Building until we are satisfied works in the vicinity of carpeted areas
     have been completed and installed carpet will not be damaged.

4.   LICENSEE'S WORKS

     (a)  Licensee's Works

          Your Works will include:

          (i)  power distribution from electrical distribution board to Premises
               and internal distribution within Premises;

          (ii) hydraulic services (if required) from ground floor distribution
               point to Premises and reticulation within Premises;

          (iii) telephone and data cabling from ground floor distribution point
               to Premises and reticulation within Premises;

          (iv) internal walls and partitions;

          (v)  additional ceiling finishes to suspended ceilings;

                                                                 8 February 2006

                             DECEMBER 2005 EDITION

<Page>

                                                                         Page 40

                                      PLAN
                           SHOWING NET LETTABLE AREAS
                          BAY 9 (NORTH) - GROUND FLOOR
                               LOCOMOTIVE WORKSHOP
                           AUSTRALIAN TECHNOLOGY PARK
                             CITY OF SOUTH SYDNEY

                                     1:250

                                   [GRAPHIC]

AREAS SHOWN HEREON REPRESENT THE NET LETTABLE
AREAS MEASURED & CALCULATED IN ACCORDANCE WITH
THE P.C.A METHOD FOR THE MEASUREMENT OF BUILDINGS
(1997 REVISION)
                                                           P.W. RYGATE & WEST
                                                                SURVEYORS
                                                            SUITE 1, LEVEL 3
                                                            24 MARKET STREET,
                                                                 SYDNEY

P.W. RYGATE & WEST
-------------------------
SURVEYORS
                                                         REF. 66497 DATE 27/2/98

                                                                 8 February 2006

                             DECEMBER 2005 EDITION

<Page>

Annexure "E" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, Dated the 22 day of March, 2006

/s/ Illegible
--------------------------------   AUSTRALIAN TECHNOLOGY PARK PRECINCT
SIGNATURE OF WITNESS               MANAGEMENT LIMITED (ACN 080 969 119) by
                                   its Attorney, Robert Domm, Managing Director,
                                   pursuant to Power of Attorney registered Book
Illegible                          4384 No 581
--------------------------------
NAME (PLEASE PRINT)

4143 _____________  St Stonmore    /s/ Robert Domm
--------------------------------   ---------------------------------------
ADDRESS                            ROBERT DOMM

EXECUTED on  behalf of ENGANA PTY LIMITED   )
(ACN 098 184 582) by the authorised persons )
whose signatures appear below pursuant to   )
section 127 of the Corporation Act 2001:    )

/s/ Illegible                           /s/ Illegible
-----------------------------------     ----------------------------------
SIGNATURE OF THE AUTHORISED PERSON      SIGNATURE OF THE AUTHORISED PERSON

ILLEGIBLE                               ILLEGIBLE
----------------------------------      ----------------------------------
NAME (PLEASE PRINT)                     NAME (PLEASE PRINT)

CEO & DIRECTOR                          DIRECTOR
----------------------------------      ----------------------------------
OFFICE HELD                             OFFICE HELD

                                                                 8 February 2006

                             DECEMBER 2005 EDITION

<Page>

                                TABLE OF CONTENTS

1.    GRANT OF LICENCE.....................................................    4

2.    LENGTH OF LICENCE....................................................    4

3.    OPTION FOR A NEW LICENCE.............................................    4

4.    HOLDING OVER.........................................................    5

5.    LICENCE FEE..........................................................    5

6.    LICENCE FEE ADJUSTMENT...............................................    6
      6.5   MARKET LICENCE FEE ADJUSTMENT..................................    6
      6.6   NOTICE.........................................................    6
      6.7   VALUER TO SETTLE IF DISPUTE....................................    6
      6.8   SUBMISSIONS....................................................    6
      6.9   WRITTEN SUBMISSIONS............................................    7
      6.10  CONFIDENTIALITY................................................    7
      6.11  VALUER'S CRITERIA..............................................    7
      6.12  PAYMENT OF REVIEWED LICENCE FEE................................    7

7.    OUTGOINGS............................................................    7
      7.3   PAYMENTS ON ACCOUNT OF YOUR SHARE..............................    7
      7.4   NOTICE OF ACTUAL OUTGOINGS.....................................    8
      7.5   ADJUSTMENTS....................................................    8
      7.6   VARIATIONS.....................................................    8
      7.7   SERVICES OUTSIDE HOURS.........................................    8
      7.8   CLEANING CHARGE................................................    8
      7.9   ATP COMMUNITY - CORE FACILITIES................................    8
      7.10  ADDITIONAL FACILITIES..........................................    8

8.    COSTS CHARGES AND EXPENSES...........................................    9

9.    BANK GUARANTEE.......................................................    9

10.   SECURITY DEPOSIT.....................................................    9

11.   PAYMENT REQUIREMENTS.................................................    9
      11.6  GOODS AND SERVICES TAX.........................................   10
      11.7  INTEREST ON OVERDUE MONEY......................................   10

12.   INSURANCES...........................................................   11

13.   EXCLUSION OF WARRANTIES, INDEMNITIES AND RELEASES....................   11
      13.1  NO REPRESENTATION OR WARRANTY..................................   11
      13.2  YOU ACKNOWLEDGE BUILDING AND PREMISES MAY CONTAIN HAZARDS......   12
      13.3  HERITAGE AND OTHER DISCLOSURES.................................   12
      13.4  YOUR LIABILITY.................................................   12
      13.5  YOU RELEASE US.................................................   12
      13.6  HEAD LEASE INDEMNITY...........................................   13

14.   USE AND CARRYING ON BUSINESS.........................................   13

15.   YOUR ADDITIONAL OBLIGATIONS..........................................   13
      15.3  LICENSEE'S ENVIRONMENTAL WARRANTY..............................   15

16.   REPAIR, REDECORATION AND YOUR WORKS..................................   15
      16.1  OUR APPROVAL...................................................   15
      16.2  YOUR WORKS.....................................................   16
      16.3  FIRE REGULATIONS...............................................   16
      16.4  AIRCONDITIONING................................................   16
      16.5  REPAIR OF ITEMS................................................   16
      16.6  REPAIR, REPLACE AND REDECORATE.................................   16
      16.7  STRUCTURAL WORK................................................   16

17.   TRANSFER AND OTHER DEALINGS..........................................   17
      17.1  TRANSFER.......................................................   17
      17.2  CHANGE IN YOUR CONTROL IF YOU ARE A COMPANY....................   17
      17.3  CHANGE IN YOUR CONTROL IF YOU ARE A COMPANY, WITH OUR
            APPROVAL.......................................................   17
      17.4  OTHER DEALINGS.................................................   17
      17.5  SECURITIES.....................................................   17

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                       ii

18.   OUR ADDITIONAL OBLIQATIONS AND RIGHTS................................   17
      18.1  QUIET ENJOYMENT................................................   17
      18.2  CONSENTS.......................................................   18
      18.3  TO ENTER.......................................................   18
      18.4  INSPECTIONS....................................................   18
      18.5  ACCESS TO BUILDING.............................................   18
      18.6  ENFORCING RIGHTS AND NO EXCLUSIVE BUSINESS.....................   18
      18.7  TO DEAL WITH THE LAND..........................................   18
      18.8  CHANGE OF OWNER................................................   18
      18.9  WE MAY RECTIFY.................................................   19
      18.10 AGENTS.........................................................   19
      18.11 COMMON AREAS...................................................   19
      18.12 FACILITIES.....................................................   19
      18.13 RULES..........................................................   19
      18.14 CAR PARKING....................................................   19

19.   OBLIGATIONS AT THE END OF THIS LICENCE...............................   19
      19.1  YOU MUST VACATE................................................   19
      19.2  REMOVAL OF YOUR PROPERTY.......................................   19
      19.3  YOUR PROPERTY NOT REMOVED......................................   20
      19.4  REINSTATEMENT..................................................   20

20.   DEFAULT..............................................................   20
      20.1  ESSENTIAL TERMS................................................   20
      20.2  OUR RIGHT TO END THIS LICENCE..................................   20

21.   DAMAGE TO BUILDING OR PREMISES AND RESUMPTION........................   21
      21.3  ABATEMENT OF PAYMENTS..........................................   21
      21.4  RESUMPTION.....................................................   21

22.   RELOCATION...........................................................   21
      22.1  RELOCATION NOTICE..............................................   21
      22.2  REJECTION OR ACCEPTANCE........................................   21
      22.3  NEW LICENCE....................................................   22
      22.4  REASONABLE COSTS TO BE PAID BY US..............................   22
      22.5  STAMP DUTY REFUND..............................................   22
      22.6  RIGHTS AND OBLIGATIONS.........................................   22
      22.7  SURRENDER OF LICENCE...........................................   22
      22.8  RELEASE........................................................   22

23.   DEMOLITION...........................................................   22
      23.1  TERMINATION NOTICE.............................................   22
      23.2  YOU CAN END LICENCE............................................   22

24.   GUARANTEE AND INDEMNITY..............................................   23
      24.1  CONSIDERATION..................................................   23
      24.2  GUARANTEE......................................................   23
      24.3  INDEMNITY......................................................   23
      24.4  INTEREST.......................................................   23
      24.5  ENFORCEMENT OF RIGHTS..........................................   23
      24.6  CONTINUING SECURITY............................................   23
      24.7  GUARANTEE NOT AFFECTED.........................................   23
      24.8  SUSPENSION OF GUARANTOR'S RIGHTS...............................   23
      24.9  REINSTATEMENT OF GUARANTEE.....................................   24
      24.10 COST...........................................................   24

25.   MEANING OF WORDS IN LICENCE..........................................   24

26.   NOTICES AND APPROVALS................................................   31

27.   MISCELLANEOUS........................................................   31
      27.1  WAIVER AND VARIATION...........................................   31
      27.2  APPROVALS......................................................   32
      27.3  PRIOR BREACHES.................................................   32
      27.4  CAVEATS........................................................   32
      27.5  WARRANTIES AND UNDERTAKINGS....................................   32
      27.6  COUNTERPARTS...................................................   32
      27.7  SEVERABILITY...................................................   32
      27.8  GOVERNING LAW..................................................   32
      27.9  DEED...........................................................   32

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

DEED made

BETWEEN:   AUSTRALIAN TECHNOLOGY PARK PRECINCT MANAGEMENT LIMITED (ACN 060 969
           119) Level 1 Bay 8, Locomotive Workshop, Australian Technology Park,
           Eveleigh, in the STATE of New South Wales                      ("We")

AND:       ENGANA PTY LIMITED (ACN 098 184 582)
           Suite 9/G01, G02, G03 and G04, Lomotive Workshop, Australian
           Technology Park, Eveleigh, in the State of New South Wales    ("You")

RECITALS

A.   Australian Technology Park Precinct Management Limited is or is entitled to
     be the lessee of the Building pursuant to the Head Lease.

B.   Australian Technology Park Precinct Management Limited has agreed to grant
     to You a license to enter and use the Premises on the terms specified in
     this Deed.

AGREEMENT

1.   The parties agree to enter in to this Deed on the terms specified in:

     1.1  Annexure "A" - Reference Schedule.

     1.2  Annexure "B" - Terms.

     1.3  Annexure "C" - Rules.

     1.4  Annexure "D" - Special Conditions.

2.   The parties have signed this Deed as set out in Annexure "E".

                                                                     2 June 2006

                             DECEMBER 2006 EDITION

<Page>

Annexure "A" to the Deed of License between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01 & G02 G03 and G04, Lomotive Workshop, Australian Technology Park,
Eveleigh, dated the _______________ day of June, 2006

                               REFERENCE SCHEDULE
<Table>
<S>             <C>                      <C>
ITEM 1                             WE:   Australian Technology Park Precinct
(Clause 25.1)                            Mnangement Limited (ACN 060 969 119)

ITEM 2                            YOU:   Engana Pty Limited
(Clause 25.1)                            (ACN 096 184 582)

ITEM 3                       BUILDING:   Locomotive Workshop, Australian
(Clause 25.1)                            Technology Park, Eveleigh

ITEM 4                       PREMISES:   Suite 9/ G01, G02 G03 and G04
(Clause 25.1)                            (Total Area = 396m(2) as marked in red
                                         on the Plan annexed)

ITEM 5                COMMENCING DATE:   15 March 2006
(Clause 2)

ITEM 6               TERMINATING DATE:   14 September 2007
(Clause 2)

ITEM 7                    LICENCE FEE:   One Hundered Forty Six Thousand Five
(Clause 5.1)                             Hundred and Twenty Dollars
                                         ($146,520.00) per annum gross

ITEM 8            DATES AND AMOUNTS OR   15 March 2007 Fixed Four percent (4%)
(Clause 6)      PERCENTAGES OF LICENCE   increase
                        FEE INCREASES:

ITEM 9          LICENCE FEE ADJUSTMENT   Licence Fee Adjustment Dates       Method
(Clause 6)           DATES AND METHOD:   ----------------------------       ------
                                               Not Applicable           Not Applicable

ITEM 10             PERCENTAGE OF PARK   Not Applicable
(Clause 7)       OUTGOING REFERABLE TO
                             BUILDING:

ITEM 11           OUTGOING PERCENTAGE:   Not Applicable
(Clause 7.1)

ITEM 12                 PERMITTED USE:   Research and Developement of
(Clause 14.1)                            telecommunications products, complying
                                         at all times with Park Entry Criteria.

ITEM 13          HOURS OF AVAILABILITY   8:00 am to 6:00 pm Monday to Friday,
(Clause 7.7)    OF AIRCONDITIONING AND   except on public holidays.
                       OTHER SERVICES:

ITEM 14                   REDECORATION   Repaint within three (3) months before
(Clause 16.6)   REQUIREMENTS AND DATES   Terminating Date (unless You have
                                         exercised Your option to take up a new
                                         Licence) but at least five (5) years
                                         from the original Commencing Date.

ITEM 15                OUR ADDRESS FOR   Level 1, Bay 8
(Clause 26)                   SERVICE:   Locomotive Workshop
                                         Australian Technology Park
                                         Eveleigh NSW 1430
                                         Facsimile: (02) 9209 4222

                      YOUR ADDRESS FOR   Suite 9/G04
                              SERVICE:   Locomotive Workshop
                                         Australian Technology Park
                                         Eveleigh NSW 1430
                                         Facsimile:

                  GUARANTORS'S ADDRESS   Not Applicable
                          FOR SERVICE:   Facsimile: Not Applicable
</Table>

                                                                     2 June 2006

                             DECEMBER 2006 EDITION

<Page>

                                                                          Page 3

<Table>
<S>             <C>                      <C>
ITEM 16                BANK GUARANTEE:   Three (3) months' Licence Fee plus GST,
(Clause 9)                               but nil if Security Deposit held
                                         (Estimated for the 1st year at
                                         $40,293.00)

ITEM 17              SECURITY DEPOSIT:   Three (3) months' Licence Fee plus GST,
(Clause 10)                              but nil if bank Guarantee held
                                         (Estimated for the 1st year at
                                         $40,293.00)

ITEM 18                     GUARANTOR:   Not Applicable
(Clause 24)

ITEM 19             PARTICULARS OF NEW
(Clause 3)                    LICENCE:

                                 TERM:   One (1) Year and Six (6) Months

                ITEM 5      COMMENCING
                                 DATE:   15 September 2007

                ITEM 6     TERMINATING
                                 DATE:   14 March 2009

                ITEM 7    LICENCE FEE:   One Hundred Fifty Two Thousand Three
                                         Hundred and Eighty-Eight Dollars and
                                         Eighty Cents ($152,380.80) per annum
                                         gross

                ITEM 8       DATES AND   15 March 2008 Fixed Four percent (4%)
                            AMOUNTS OR   increase
                        PERCENTAGES OF
                           LICENCE FEE
                            INCREASES:

                ITEM 9     LICENCE FEE   Licence Fee Adjustment Dates       Method
                      ADJUSTMENT DATES   ----------------------------       ------
                           AND METHOD:          Not Applicable          Not Applicable

                ITEM 14   REDECORATION   Repaint within three (3) months before
                      REQUIREMENTS AND   Terminating Date (unless You have
                                DATES:   exercised Your option to take up a new
                                         Licence) but at least five (5) years
                                         from the original Commencing Date.

                ITEM 16           BANK   Three (3) months' Licence Fee plus GST,
                            GUARANTEE:   but nil if Security Deposit held
                                         (Estimated for the 1st year at
                                         $41,905.00)

                ITEM 17       SECURITY   Three (3) months' Licence Fee plus GST,
                              DEPOSIT:   but nil if Bank Guarantee held
                                         (Estimated for the 1st year at
                                         $41,905.00)
</Table>

                                                                     2 June 2006

                             DECEMBER 2006 EDITION

<Page>

Annexure "B" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the _____________ day of June, 2006

                                      TERMS

                                  THIS LICENCE

1.   GRANT OF LICENCE

1.1  We grant to You a licence to enter and use the Premises on the following
     terms.

1.2  This Licence is personal to You and gives You rights in relation to the
     Premises subject to Our rights.

1.3  If a name or ACN is specified in Item 18, this Licence is granted at the
     request of the Guarantor.

1.4  If a word starts with a capital letter You should go to the definitions in
     clause 25 to see if the word is defined.

1.5  You must

     (a)  observe and perform Your obligations under this Licence and keep Us
          indemnified from and against any liability under the Head Lease to the
          extent that You have not performed Your obligations (but not
          applicable is the obligation under the Head Lease to pay any rent or
          outgoings) [but this does not prevent Us from recovering those monies
          through outgoings];

     (b)  not do any thing which would cause Us to be in breach of the Head
          Lease;

     (c)  permit the lessor under the Head Lease to exercise any right or power
          which may be exercised by Us under this Licence; and

     (d)  give to Us notice of any matters of which You are aware which We are
          required under the Head Lease to give notice.

                             LENGTH OF THIS LICENCE

2.   LENGTH OF LICENCE

     This Licence starts on the Commencing Date and ends on the Terminating
     Date.

3.   OPTION FOR A NEW LICENCE

3.1  If there are particulars of a new licence specified In Item 19. clause 3
     applies.

3.2  We must grant You a new licence of the Premises if:

     (a)  You give Us a notice stating that You want a new licence for the term
          first specified in Item 19;

     (b)  We receive that notice not more than six (6) months and not less than
          three (3) months before the Terminating Date;

     (c)  when You give that notice, and on the Terminating Date, You are not in
          breach of this Licence; and

     (d)  You deliver to Us, on or before the Commencing Date of the new
          licence, security in connection with Your obligations under the new
          licence on the same terms as under this Licence.

                                                                     2 June 2006
                              DECEMBER 2005 EDITION

<Page>

                                                                          Page 5

3.3  (a)  Within one (1) month after You give Us notice under clause 3.2(a) We
          must give to You a notice specifying the amount of the Licence Fee
          which will be payable on the Commencing Date of the new licence. The
          amount will be:

          (i)  the Licence Fee specified in item 19; or

          (ii) the current market Licence Fee if Item 19 specifies "market".

     (b)  If Item 19 specifies "market then within one (1) month after We give
          You notice under clause 3.3(a) You may give Us a notice disputing the
          amount of the Licence Fee we have nominated. In that case the Licence
          Fee will be determined by a Valuer pursuant to clauses 6.6 to 6.12(a)
          inclusive on the basis that the first day of the new licence is a
          Licence Fee Adjustment Date.

     (c)  If You do not give Us notice under clause 3.3(b) You must accept the
          new licence in accordance with clause 3.4.

3.4  The new licence is to be similar to this Licence except that:

     (a)  if the particulars of the new licence are the only particulars
          specified In Item 19, clause 3 and Item 19 are deleted;

     (b)  if particulars of more than one new licence are specified in Item 19
          the particulars of the first new licence specified are deleted from
          Item 19;

     (c)  the Commencing Date, the length of the licence, the Terminating Date,
          the dates and amounts or percentages of set Licence Fee increases, the
          Licence Fee Adjustment Dates and method and the amount of the bank
          guarantee and security deposit are to be those first specified in Item
          19;

     (d)  the licence fee on the Commencing Date of the new licence is to be the
          fee specified in the notice under clause 3.3(a) or the current market
          Licence Fee if You have given Us a notice under clause 3.3(b), if it
          applies;

     (e)  the new licence must reflect any variations to this Licence during the
          term of this Licence and Our standard licence terms for the Building
          at the Commencing Date of the new licence.

4.   HOLDING OVER

4.1  IF You continue to enter and use the Premises after the Terminating Date
     with Our approval otherwise than under clause 3 You do so under a monthly
     licence commencing on the day after the Terminating Date;

     (a)  which either of us may terminate on one (1) month's notice ending on
          any date; and

     (b)  at a licence fee which is one twelfth (1/12) of the Licence Fee
          increased by ten per centum (10%) payable in advance.

4.2  Subject to clause 4.1 the monthly licence is on the same terms as this
     Licence including payment of outgoings except for those charges which:

     (a)  are necessary to make this Licence appropriate for a monthly licence
          (but any bank guarantee or security required under this Licence may
          not be reduced); or

     (b)  We require as a condition of giving Our approval for Your continued
          licence.

                              WHAT YOU MUST PAY US

5.   LICENCE FEE

5.1  You must pay the Licence Fee by equal monthly instalments in advance on
     each Licence Fee Day.

5.2  If an instalment is for a period of less than one (1) month that instalment
     is the Licence Fee divided by three hundred and sixty-five (365) multiplied
     by the number of days in that period.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                          Page 6

5.3  (a)  You must pay the Licence Fee and all monies due to Us by authorising
          Us to debit your bank account using the Direct Debit System
          administered by Australian Payments Clearing Association.

     (b)  For Licence Fee and Outgoings we will debit your bank account on the
          Licence Fee Day or the next business day after the relevant Licence
          Fee Day ("ACCESS DATE").

     (c)  On each Access Date we will also debit your bank account for all other
          monies due to us which we have billed you prior to the Access Date and
          which have not yet been paid.

     (d)  Whenever we have debited your bank account using the Direct Debit
          System we will give you particulars of those debits to your bank
          account.

5.4  If We do not use the Direct Debit System then clause 11.1 applies.

6.   LICENCE FEE ADJUSTMENT

6.1  If Licence Fee Adjustment Dates and Method are specified in Item 9, clause
     6 applies.

6.2  If dates and amounts or percentages are specified in Item 8, the Licence
     Fee increases from and including each of those dates by the amount or the
     percentage specified for the relevant Licence Fee Adjustment Date.

6.3  Where Item 9 specifies Consumer Price Index, the Licence Fee from and
     including each CPI Adjustment Date is the Licence Fee immediately before
     that CPI Adjustment Date multiplied by the Current CPI and divided by the
     Previous CPI.

6.4  On the first Licence Fee Day after the information is available to make the
     calculation in clause 6.3, You must pay the difference between what You
     have paid on account of Licence Fee and the licence fee for the period from
     and including the relevant CPI Adjustment Date to but excluding that
     Licence Fee Day.

6.5  MARKET LICENCE FEE ADJUSTMENT

     Where Item 9 specifies "market" the Licence Fee from and including each
     Licence Fee Adjustment Date is the current market Licence Fee determined in
     accordance with clauses 6.6 to 6.12 following.

6.6  NOTICE

     We will notify You of the amount that We consider is the current market
     Licence Fee within three (3) months before and three (3) months after a
     Licence Fee Adjustment Date. If We do not give a notice, the Licence Fee
     will be recalculated under clause 6.3.

6.7  VALUER TO SETTLE IF DISPUTE

     (a)  If You and We have not agreed on the current market Licence Fee within
          thirty (30) days after service of the notice under clause 6.6, then
          there is a dispute about the current market Licence Fee. The dispute
          must be referred for determination by a Valuer to be nominated by the
          President of the Australian Institute at the request of either party.

     (b)  The appointed Valuer must determine the current market Licence Fee at
          the particular Licence Fee Adjustment Date acting as an expert and not
          as an arbitrator and give a written determination with reasons within
          sixty (60) days of his appointment.

     (c)  The Valuer's determination is final and binding on You and Us.

     (d)  The Valuer's costs must be paid by You and Us equally. Either party
          may pay the Valuer's costs and recover one half of the amount paid
          from the other party.

6.8  SUBMISSIONS

     (a)  A Valuer who accepts appointment under clause 6.7 may confer with Us
          and You and may require either party to supply information relevant to
          the determination.

     (b)  Any request for information must be complied with promptly by the
          party to whom it is directed, who must provide a copy of that
          information to the other party.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                          Page 7

6.9  WRITTEN SUBMISSIONS

     (a)  Each of us may make written submission or supply other relevant
          information to the Valuer in relation to the current market Licence
          Fee within fourteen (14) days of the Valuer's appointment. A party
          making a written submission or supplying other relevant information
          must at the same time make a copy of it available to the other party.

     (b)  The Valuer must not determine the current market Licence Fee until the
          expiration of that period of fourteen (14) days.

6.10 CONFIDENTIALITY

     All information given to the Valuer is confidential and must not be used
     other than for the purposes of this clause 6.

6.11 VALUER'S CRITERIA

     In determining the current market Licence Fee as at a License Fee
     Adjustment Date, the Valuer may take into account any matters the Valuer
     considers relevant but, in making the determination, the Valuer must:

     (a)  determine the current market Licence Fee:

          (i)  on the basis of the licence fee that would be reasonably expected
               to be paid for the Premises if they were unoccupied and offered
               for licence for the use for which the Premises may be used under
               this Licence or a substantially similar use; and

          (ii) on the basis of Licence Fee and Outgoings payable by You under
               the Licence; and

          (iii) having regard to the licence fee value of comparable premises in
               comparable locations;

     (b)  not have regard to:

          (i)  the value of the goodwill of Your business or Your Property; and

          (ii) any deleterious condition of the Premises if such condition
               results from any work carried out on the Premises by You or any
               breach of any term of this Licence by You; and

     (c)  receive submissions from either of us about the market licence fee of
          the Premises and may have regard to those; and

     (d)  make no reduction on account of any period of rent abatement or any
          reduction or concession otherwise required or likely to be required to
          secure a licensee of the Premises (such as the cost and value of any
          fitout undertaken by Us) or any actual period of rent abatement,
          reduction or concession granted to You to secure Your occupancy the
          subject of this Licence; and

     (e)  assume the Premises have been reinstated, if they are damaged or
          destroyed.

6.12 PAYMENT OF REVIEWED LICENCE FEE

     (a)  (i)  Until the Valuer has determined the Licence Fee, You must
               continue to pay the Licence Fee payable at the date of the notice
               given to You under clause 6.

          (ii) Any variation in Licence Fee under this clause 6 takes effect on
               the Licence Fee Adjustment Date, and within fourteen (14) days of
               the determination You must pay any shortfall.

     (b)  No review of licence fee under this clause 6 shall reduce the Licence
          Fee payable immediately prior to the Licence Fee Adjustment Date.

7.   OUTGOINGS

7.1  If an Outgoings percentage is specified in Item 11 clauses 7.2 to 7.6
     apply.

7.2  You must pay Your Share of the Outgoings for each Outgoings Year.

7.3  PAYMENTS ON ACCOUNT OF YOUR SHARE

     (a)  We may give You a notice stating Our estimate of Outgoings and Your
          Share.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                          Page 8

     (b)  You must pay instalments in advance on each Licence Fee Day on account
          of Your Share of Outgoings. Each instalment is Our estimate of Your
          Share for Outgoings Year divided by the number of Licence Fee Days in
          that Outgoings Year.

     (c)  In each Outgoings Year after the first You must pay on each Licence
          Fee Day on account of Your Share an instalment equal to that payable
          on the previous Licence Fee Day unless We vary it by a further notice.

7.4  NOTICE OF ACTUAL OUTGOINGS

     As soon as possible after the end of an Outgoings Year We must give You a
     notice of the actual Outgoings.

7.5  ADJUSTMENTS

     On the next Licence Fee Day after We give You a notice of either estimated
     or actual Outgoings You must pay Us (or We must credit You with) the
     difference between what You have paid on account of Your Share for the
     Outgoings Year to which the notice applies and what the notice says is
     payable.

7.6  VARIATIONS

     (a)  From and including the date or dates that the Lettable Area either of
          the Building or of the Park or of both are varied or We are satisfied
          in Our absolute discretion that it is otherwise appropriate to do so
          the percentages in Items 10 and 11 will be varied accordingly.

     (b)  If the percentages in Items 10 and 11 are varied We will give You a
          notice stating the new percentage, the reason or reasons for the
          variation and the date from which the variation applies.

7.7  SERVICES OUTSIDE HOURS

     If at Your request We make Airconditioning or other non-24 hour Services
     available to the Building or the Premises other than during the hours set
     out in Item 13, then within seven (7) days after We ask You must pay Our
     reasonable costs charges and expenses of making the Services available.

7.8  CLEANING CHARGE

     You must exclusively use the cleaning service We have made available for
     the Building and pay the cost of the cleaning service at the rates
     negotiated by Us with the cleaning contractor on a competitive tender basis
     ("CLEANING CHARGE"). Your Premises must be cleaned to the minimum standard
     set out In Our cleaning specification. If You want extra cleaning You must
     notify the cleaning contractor of Your additional requirements and pay for
     that extra cleaning. You must pay all Cleaning Charges directly to Our
     cleaning contractor.

     We regularly and, at least annually, review the cleaning contractor and
     negotiated rates and We may change the cleaning contractor and rates at any
     time. You must ensure that any contract You make with the cleaning
     contractor can be cancelled by You if the cleaning contractor is not
     reappointed or is terminated.

7.9  ATP COMMUNITY - CORE FACILITIES

     You will be required to participate in the Park community by using:

     (a)  a minimum of one telephone line and one fibre connection to the Park
          infrastructure communications network;

     (b)  Smart Card technology; and

     (c)  other Park provided infrastructure;

     ("COMMUNICATION AND INFRASTRUCTURE FACILITIES").

     You will be charged for the provision of and Your use of Communications and
     Infrastructure Facilities ("CIF CHARGES"). CIF Charges will be calculated
     at the same rates We charge other licensees. We will bill You for Your CIF
     Charges and You must pay them on the next Licence Fee Day by the Direct
     Debit System.

7.10 ADDITIONAL FACILITIES

     We may provide additional services, infrastructure and new technologies
     ("ADDITIONAL FACILITIES") which We will offer to You. If You use the
     Additional Facilities We will charge You for providing, and Your use of,
     the Additional Facilities and include those charges in CIF Charges.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                          Page 9

8.   COSTS CHARGES AND EXPENSES

     In connection with this Licence and any document or matter arising by
     virtue of it You must pay promptly;

     (a)  for every thing You must do;

     (b)  all stamp duty;

     (c)  on demand, Our reasonable legal costs and other costs, charges and
          expenses including those for negotiating, preparing, executing and
          stamping this Licence including obtaining any consents We must obtain
          before giving approvals, considering requests for approvals and
          exercising rights; and

     (d)  all reasonable costs, charges and expenses in connection with works
          You carry out including, but not limited to, those incurred by Us in
          considering, approving and supervising the works and those of
          modifying or varying the Building because of the works. We will give
          You an estimate of those costs, charges and expenses before You
          commence Your works.

9.   BANK GUARANTEE

9.1  If there is an amount specified in Item 16 clause 9 applies.

9.2  On or before the Commencing Date You must deliver the Bank Guarantee to Us.

9.3  If You do not comply with any of Your obligations under this Licence
     (including any extension or holding over) We may call on the Bank Guarantee
     without notice to You.

9.4  If We call on the Bank Guarantee no later than seven (7) days after We give
     You a notice asking for it You must deliver to Us a replacement or
     additional Bank Guarantee so that the amount guaranteed is the amount
     specified in Item 16.

9.5  When this Licence ends We may call on the Bank Guarantee for outstanding
     amounts payable by You under this Licence and then after You vacate the
     Premises must return the Bank Guarantee to You.

9.6  Your obligations under clause 9 are essential terms of this Licence.

10.  SECURITY DEPOSIT

10.1 If there is an amount specified in Item 17 clause 10 applies.

10.2 On or before the Commencing Date You must pay the Security Deposit to Us by
     cash or unendorsed bank cheque.

10.3 If You do not comply with any of Your obligations under this Licence
     (including any extension or holding over) We may draw on the Security
     Deposit without notice to You.

10.4 If We draw on the Security Deposit no later than seven (7) days after We
     give You a notice asking for it You must pay that amount to Us by cash or
     unendorsed bank cheque so that the amount of the Security Deposit is
     reinstated to the amount specified in Item 17.

10.5 When this Licence ends We may draw on the Security Deposit for outstanding
     amounts payable by You under this Licence and then after You vacate the
     Premises We must refund any balance of the Security Deposit to You.

10.6 Your obligations under clause 10 are essential terms of this Licence.

11.  PAYMENT REQUIREMENTS

11.1 You must make payments under this Licence to Us (or to a person nominated
     by Us in a notice to You) by the method We reasonably require without
     set-off, counterclaim, withholding or deduction.

11.2 If You pay an amount and it is found later that the amount was not correct
     even if We have given You a receipt You must pay Us (or We must credit You
     with) the difference between what We have been paid and what You should
     have paid within seven (7) days after either party gives the other a notice
     about the mistake.

11.3 We need not make demand for any amount payable by You unless this Licence
     says that demand must be made.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 10

11.4 If You must pay an amount on the next Licence Fee Day and there is no next
     Licence Fee Day You must pay that amount within seven (7) days after We
     demand it.

11.5 Expiry or termination of this Licence does not effect:

     (a)  Your obligations to:

          (i)  make payments under this Licence; or

          (ii) give Us information so that We can calculate those payments; or

     (b)  Our obligations to account to You for any overpayment.

11.6 GOODS AND SERVICES TAX

     (a)  "GST" means any goods and services or any tax applying to this Licence
          in a similar way and any additional tax, penalty tax, fine, interest
          or other charge under a law for that tax (not referable to the
          taxpayer's failure to pay on time).

     (b)  Payment of GST

          (i)  You must pay to Us, or reimburse Us for, any GST We must pay:

               (A)  on any supply made by Us under this Licence; and

               (B)  in relation to any aspect of this Licence;

          (ii) You must pay to Us, or reimburse Us for, GST on:

               (A)  the same day as the due date for the consideration in
                    respect of the relevant supply; or

               (B)  if there is no due date, within seven (7) days of a written
                    request from Us.

          (iii) We must provide You with an invoice which shows the price of the
               supply and the GST amount within seven (7) days after payment by
               You.

     (c)  Operation of Indemnities

          (i)  Each indemnity in this Licence survives the expiry or termination
               of this Licence;

          (ii) A party may recover a payment under an indemnity under this
               Licence before it makes the payment in respect of which the
               indemnity is given;

          (iii) If a payment under an Indemnity gives rise to a liability to pay
               GST, the payer must pay, and indemnify the payee against, the
               amount of that GST;

          (iv) If a party has an indemnity for a cost on which that party must
               pay GST, the indemnity is for the cost plus all GST (except any
               GST for which that party can obtain an input tax credit).

     (d)  Your obligations under clause 11.6 are essential terms of this
          Licence.

11.7 INTEREST ON OVERDUE MONEY

     If You do not pay any amount payable by You under this Licence on time, You
     must pay interest on that amount on demand by Us from when it becomes due
     for payment until it is paid. Interest is calculated on daily balances at
     the Default Rate.

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                               INSURANCE AND RISK

12.  INSURANCES

12.1 You must:

     (a)  maintain with insurers and on terms approved by Us in Your and Our
          names and in the name of any other person nominated by Us:

          (i)  Public Liability insurance in respect of the Premises (including
               without limitation any risk associated with or arising directly
               or indirectly from the Premises or the condition of the Premises)
               for an amount of at least twenty million dollars ($20,000,000.00)
               or a greater amount which in Our reasonable opinion You should
               Insure;

          (ii) Industrial Special Risks Insurance of Your Property for Its full
               insurable value against all usual risks; and

          (iii) other insurances relating to the Premises which are required by
               law or which in Our reasonable opinion You should take out
               including but not limited to insurance in connection with Your
               works on the Premises and insurance of property owned by You or
               in Your care in the Premises;

     (b)  ensure that insurance under this clause contains a clause providing
          that each insured person will be treated as if each has a separate
          policy and the acts of one will not affect the rights of another and a
          clause by which the insurer gives up any rights it may have because it
          has paid a claim to stand in the place of an Insured person to take
          action against another insured person;

     (c)  give Us a copy of each insurance policy no later than the Commencing
          Date;

     (d)  give Us annually a copy of the certificate of renewal of each of those
          insurance policies; and

     (e)  notify Us immediately if an insurance policy required by this clause
          is cancelled or an event occurs which may allow a claim or affect
          rights under an insurance policy in connection with the Premises the
          Building or property in them.

12.2 You may enforce, conduct, settle or compromise claims under any insurance
     policy required by this Licence if You obtain Our prior approval (which We
     may not unreasonably withhold).

12.3 You may not do any thing which may affect rights under any Insurance or
     which may increase an insurance premium payable in connection with the
     Building or Our Property.

12.4 Insurance proceeds of policies under clause 12.1(a) must be paid into a
     separate joint bank account in the names required by the clause. The money
     must be used to settle claims in connection with the event insured against
     or to replace or reinstate the insured item.

13.  EXCLUSION OF WARRANTIES, INDEMNITIES AND RELEASES

13.1 No REPRESENTATION OR WARRANTY

     You acknowledge that no promise, representation, warranty or undertaking
     has been given by Us in respect to:

     (a)  the suitability or adequacy of the Premises (including the existence,
          suitability or adequacy of any Services) for any purpose;

     (b)  the suitability or adequacy of the Building (including the existence,
          suitability or adequacy of any Services) for any purpose;

     (c)  the Park;

     and to the full extent permitted by law such promises, representations,
     warranties or undertakings as to suitability and as to adequacy are
     expressly negatived.

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13.2 YOU ACKNOWLEDGE BUILDING AND PREMISES CONTAIN HAZARDS

     You acknowledge We have told You the Park and the Building were previously
     used for railway and associated services and may have had on or in them
     dangerous goods, hazardous chemicals, substances, contaminated materials
     ("Hazards") and although they have been remediated You can not because of
     any Hazards:

     (a)  make any claim against Us;

     (b)  rescind or terminate this Licence.

13.3 HERITAGE AND OTHER DISCLOSURES

     (a)  You acknowledge We have told You:

          (i)  the Building is an Item of Heritage significance and Heritage
               Laws (including a Conservation Plan) apply to it; require it to
               be conserved and preserved; and do not permit it to be used or
               altered, except in compliance with Heritage Laws;

          (ii) the machinery collection contained in or about the Building is
               also an item of Heritage significance and Heritage Laws
               (including the Machinery Conservation Plan) apply to it; require
               it to be conserved and preserved; and exhibited to and accessible
               by the Public;

          (iii) in providing public exhibition and public access We will have a
               functioning blacksmith foundry operation; operate the machinery
               collection from time to time; carry out works to the machinery
               collection, which may cause noise, vibration and disturbance to
               occupiers of the Building;

          (iv) the Building will have significant public user because its
               operations will include use function and convention centre and
               those operations may affect Your Business and Your use of the
               Premises.

     (b)  You will not:

          (i)  make any claims against Us;

          (ii) rescind or terminate this Licence;

          with respect to the matters disclosed in this clause 13.3.

13.4 YOUR LIABILITY

     You are liable for and indemnify Us against liability or loss arising from
     and cost incurred in connection with:

     (a)  damage loss injury or death caused or contributed to by Your act
          omission negligence or default except to the extent it is contributed
          to by Our act omission negligence or default;

     (b)  any thing We do which You must do under this Licence but which You
          have not done or have not done properly.

13.5 YOU RELEASE US

     (a)  You release Us from, and agree that We are not liable for, liability
          or loss arising from and cost incurred in connection with:

          (i)   damage loss injury or death except to the extent it is
                contributed to by Our act omission negligence or default;

          (ii)  any thing We are permitted or required to do under this Licence;
                and

          (iii) (A) a Service not being available, being interrupted or not
                    working properly;

                (B) Our plant and equipment not working properly; or

                (C) the Common Areas not being clean.

     (b)  You release Us from and agree that We are not liable for damage to or
          loss of any property or equipment (including sensitive electrical
          equipment) or loss including any amount for consequential loss or
          damage, loss of profits, loss of revenues, loss of data or any
          special, speculative, indirect or contingent losses arising from and
          costs incurred in connection with:

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                                                                         Page 13

          (i)  the unauthorised use in or removal from the Premises of Your
               confidential Information designs inventions or trade secrets;

          (ii) the quality of any Service, including without limit, electricity
               supply (including non-supply).

     (c)  Each indemnity is independent from Your other obligations and
          continues during and after the end of this Licence. We may enforce an
          indemnity before incurring expense.

13.6 HEAD LEASE INDEMNITY

     You indemnify the lessor under the Head Lease and the other specified
     persons in the terms set out in Part 11 of the Head Lease.

                               USE OF THE PREMISES

14.  USE AND CARRYING ON BUSINESS

14.1 You must use the Premises only for the Permitted Use.

14.2 In carrying out the Permitted Use You must at all times conform to and
     comply with the Park Entry Criteria. If You fail to do so We can exercise
     Our rights under Part 20 of this Licence.

14.3 You must obtain approval(s) from the Authorities for Your use of the
     Premises and always;

     (a)  Keep the approval(s) current;

     (b)  comply with all conditions of the approval(s).

                             ADDITIONAL OBLIGATIONS

15.  YOUR ADDITIONAL OBLIGATIONS

15.1 You must

     (a)  keep the Premises and everything in them tidy and free of vermin and
          comply with Our directions about refuse removal and recycling;

     (b)  give Our cleaners access to clean the Premises at reasonable times:

     (c)  comply on time with all laws and the requirements of Authorities in
          connection with the Premises, Your Business, Your Property and the use
          or occupation of the Premises (including obtaining all permits)
          including the Occupational Health and Safety Act, the Factories, Shops
          and Industries Act, Environmental Laws and regulations made under
          those Acts and Laws;

     (d)  install all equipment necessary to condition the Services including,
          without limit, electricity supply to the Premises to protect Your
          equipment;

     (e)  promptly pay the relevant authorities for all services consumed on the
          Premises which are separately metered;

     (f)  Inform Us of damage to the Building or the Premises or of a faulty
          Service immediately You become aware of it;

     (g)  observe the maximum load weights throughout the Building;

     (h)  promptly, when asked by Us acting reasonably, do everything necessary
          to enable Us to exercise Our rights under this Licence;

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     (i)  comply with Our security arrangements;

     (j)  If We approve Your use of a business name which is connected with the
          Building, terminate any right You have to use that business name on
          the date You must vacate the Premises;

     (k)  if We approve Your storage and use of inflammable, volatile or
          explosive substances (including without limitation compressed gasses)
          or potentially dangerous equipment (including without limitation
          lasers) provide containment measures for them as approved by Us;

     (l)  participate in any emergency drill and cooperate in all fire and
          safety procedures;

     (m)  evacuate the Building immediately and in accordance with Our
          directions when informed of any actual or suspected emergency;

     (n)  Secure the Premises when they are unoccupied and comply with Our
          directions about Building security;

     (o)  give Us a list of the names and work telephone numbers of all Your
          employees and contractors on the Premises and give Us an updated list
          whenever changes to those details occur;

     (p)  give Us one (1) copy of all access devices to all internal locks on
          the Premises and give Us replacements whenever those locks are
          changed;

     (q)  if there are directory boards, submit the form in which You require
          Your name and description to appear on them to Us for Our approval,
          make whatever changes We reasonably require and pay Us on demand the
          cost of placing that information on the directory boards;

     (r)  notify Us of all Key Visitors to the Premises and give Us suitable
          opportunity to meet them; and

     (s)  comply with all Rules.

15.2 You must not:

     (a)  alter the Premises (including without limitation repainting) or alter
          or remove Our Property, in whole or in part, from the Premises;

     (b)  store or use inflammable volatile or explosive substances (including
          without limitation compressed gasses) or potentially dangerous
          equipment (including without limitation lasers) on the Premises
          without giving Us prior notice;

     (c)  do any thing in or around the Building which in Our reasonable opinion
          may be annoying dangerous or offensive;

     (d)  do any thing to overload the Building's facilities or Services nor use
          them for anything other than their intended purpose;

     (e)  smoke in the Building;

     (f)  put up signs notices or advertisements visible from outside the
          Premises, blinds or awnings, antennae or receiving dishes or install
          vending or amusement machines without Our approval;

     (g)  hold auction, bankrupt, fire or other sales in the Premises;

     (h)  use a business name which includes words or use a logo or any sort of
          identification connecting You with the Building or the Park other than
          in the manner We authorise;

     (i)  remove floor coverings from where they were originally laid in the
          Premises without Our approval;

     (j)  dispose of rubbish in the Building in bins provided for common use;

     (k)  use any method of heating cooling or lighting the Premises other than
          those provided or approved by Us;

     (l)  use the passenger lifts to carry goods or equipment;

     (m)  operate a musical instrument, radio, television or other equipment
          that can be heard outside the Premises;

     (n)  throw anything out of any part of the Building or down lift wells;

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                                                                         Page 15

     (o)  move heavy or bulky objects through the Building without Our approval;

     (p)  obstruct:

          (i)  windows, glass panels or glass partitions in the Premises except
               by internal blinds or curtains approved by Us;

          (ii) any air vents air conditioning ducts or skylights in the
               Premises;

          (iii) emergency exits from the Building or the Premises; or

          (iv) the Common Areas;

     (q)  place anything near windows, glass panels or glass partitions in the
          Premises which in Our opinion is unpleasant unsightly or inappropriate
          when viewed from outside the Premises;

     (r)  Interfere with directory boards;

     (s)  keep any animal on the Premises; or

     (t)  use any explosive power driven means of fixing objects to ceilings,
          walls or floors.

15.3 LICENSEE'S ENVIRONMENTAL WARRANTY

     You agree with and warrant to Us that You will not at any time, and You
     will ensure that each and all Your employees, agents, contractors, sub
     contractors and invitees, will not at any time:

     (a)  use the premises for or carry on upon the premises any business,
          method or manner of manufacture or fabrication, means of production or
          other activity which creates or leads to the creation of any Hazardous
          Materials contrary to a provision of any Environmental Law or accepted
          industry practice in respect to Hazardous Materials; or

     (b)  allow any Hazardous Materials to escape from or be emitted from the
          Premises; or

     (c)  contaminate or pollute the Premises or any other property real or
          personal, or any part of the Environment with any Hazardous Materials;
          or

     (d)  do or cause to be done any thing on the Premises which would result in
          any Government Agency issuing any notice, direction or order requiring
          any cleanup, decontamination, remedial action or making good under any
          Environmental Law; or

     (e)  do or cause to be done any thing on the Premises which would
          constitute a violation or contravention of any Environmental Law; or

     (f)  permit any emission from the Land or any activity undertaken in order
          to implement the Permitted Business to exceed any emission quota
          prescribed under any Environmental Law; or

     (g)  fail to comply with any direction, order or notice issued under any
          Environmental Law with respect to the Premises concerning
          Contamination, or alleged breaches of Environmental Law.

     And You agree to, and do hereby indemnity and will keep indemnified Us,
     Sydney Harbour Foreshore Authority, Her Majesty Queen Elizabeth II, the
     State of New South Wales and Our agents, employees, contractors, sub
     contractors (other than You) Licensees and other invitees against all
     claims, demands, suits, proceedings, losses, costs, expenses, penalties or
     damage which are brought, claimed, issued or assessed against Us or any
     property of Ours or payable or suffered by Us as a result of a breach by
     You of the warranty set out in this clause 15.3.

     This warranty shall survive the termination of this Licence and any
     renewal.

16.  REPAIR, REDECORATION AND YOUR WORKS

16.1 OUR APPROVAL

     You must not carry out works to the Premises without Our approval. If We
     give approval We may impose conditions.

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                                                                         Page 16

16.2 YOUR WORKS

     You must ensure that any works You do including works under clause 16.4 are
     done:

     (a)  by contractors approved by Us;

     (b)  in a proper and tradesmanlike manner;

     (c)  in accordance with any plans specifications and schedule of finishes
          required and approved by Us;

     (d)  In accordance with all laws and the requirements of Authorities; and

     (e)  in accordance with Our reasonable requirements and directions.

16.3 FIRE REGULATIONS

     You must:

     (a)  comply with insurance, sprinklers and fire alarm regulations in
          respect of any works You do in the Premises; and

     (b)  pay to Us all costs of any alterations to the sprinkler and fire alarm
          installation in respect of any:

          (i)  non-compliance by You with paragraph (a); or

          (ii) the requirements of:

               (A)  the insurance Council of Australia; or

               (B)  Our insurer.

16.4 AIRCONDITIONING

     You must pay for all alterations that have to be made to the Air
     Conditioning System because of any works (including Your partitions) You do
     in the Premises.

16.5 REPAIR OF ITEMS

     You acknowledge, except for possible latent defects of which You could not
     be aware, the Premises were in good repair at the Commencing Date.

16.6 REPAIR, REPLACE AND REDECORATE

     You must:

     (a)  keep the Premises and Your Property in good repair excluding fair wear
          and tear;

     (b)  promptly replace worn or damaged items in the Premises being Your
          Property with items of similar quality; and

     (c)  redecorate the Premises and Your Property in accordance with Item 14.

16.7 STRUCTURAL WORK

     You do not have to carry out structural work unless it is required because
     of Your use of the Premises (including the number, sex or disability status
     of Your employees) or Your act, omission, negligence or default, or to
     reinstate the Premises.

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17.  TRANSFER AND OTHER DEALINGS

17.1 TRANSFER

     You may not transfer this Licence.

17.2 CHANGE IN YOUR CONTROL IF YOU ARE A COMPANY

     If You are a company which is neither listed nor wholly owned by a company
     which is listed on the Australian Stock Exchange You must not make any
     change in Your shareholding or that of Your holding company so that a
     different person or group of persons will control the composition of the
     board of directors or more than fifty per centum (50%) of the shares giving
     a right to vote at general meetings.

17.3 CHANGE IN YOUR CONTROL IF YOU ARE A COMPANY, WITH OUR APPROVAL

     If You want to change:

     (a)  Your shareholding or that of Your holding company; or

     (b)  the control of Your board of directors;

     and You obtain Our prior written approval (which may be granted, granted
     conditionally or withheld in Our sole discretion) to that change, then
     clause 17.2 does not apply to that change which We have approved.

17.4 OTHER DEALINGS

     You may not let or licence or otherwise part with possession of the
     Premises. Using subcontractors or consultants in Your business
     ("ENGAGEMENT") is permissible but You can not make a legally binding
     agreement with that person which gives a right to use the Premises (or
     part) after Engagement has ended.

17.5 SECURITIES

     You may not create or allow to come into existence;

     (a)  a security over Your interest in this Licence;

     (b)  a licence or security affecting Your Property.

18.  OUR ADDITIONAL OBLIGATIONS AND RIGHTS

18.1 QUIET ENJOYMENT

     (a)  Subject to this Licence while You comply with Your obligations under
          this Licence:

          (i)  You may enter and use the Premises during the term of this
               Licence without interference from Us. The legal right to
               possession of the Premises remains with Us;

          (ii) We will observe and will continue to observe all of the covenants
               contained in the Head Lease and will not permit Your interest in
               this Licence to be determined by reason of any breach by Us of
               any obligation in or arising out of the Head Lease express or
               implied.

     (b)  We must take all reasonable action to keep:

          (i)  the Services provided by Us available to the Premises during the
               hours specified in Item 13 and, if We have agreed to do so at
               Your request, other than during the hours in Item 13;

          (ii) Our plant and equipment in the Building in good working order;
               and

          (iii) the Common Areas clean.

     (c)  You may not terminate this Licence or stop or reduce payments under it
          because a Service is not available or is interrupted or fails or Our
          plant or equipment breaks down or the Common Areas are not clean.

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18.2 CONSENTS

     (a)  If We have agreed to obtain a person's consent in connection with this
          Licence We must do everything reasonably necessary to obtain that
          consent and inform You in writing within seven (7) days after
          receiving consent or having it refused.

     (b)  We may:

          (i)  carry out any works in the Building or the Premises (including
               but not limited to alterations and redevelopment) or limit access
               to or close the Common Areas if We take reasonable steps (except
               in emergencies) to minimise interference with Your Business;

          (ii) exclude or remove any person from the Building;

          (iii) restrict access to delivery and pick-up areas if We take
               reasonable steps (except in emergencies) to minimise interference
               with Your Business;

          (iv) permit functions displays parades and other activities in the
               Building (including without limitation the Common Areas and the
               atrium);

          (v)  install and use a public address system throughout the Common
               Areas;

          (vi) change the direction or flow of pedestrian or vehicular traffic
               in to, out of, or through the Building; and

          (vii) change the name or logo of the Building or the Park.

18.3 TO ENTER

     (a)  We may enter the Premises at reasonable times on reasonable notice to
          see if You are complying with Your obligations under this Licence or
          to do anything We must or may do under this Licence.

     (b)  If We decide there is an emergency We may enter the Premises at any
          time without notice.

18.4 INSPECTIONS

     After giving reasonable notice We may:

     (a)  enter the Premises to show persons through the Premises; and

     (b)  display for a reasonable time from the Premises a sign indicating that
          the Premises are available for licence.

18.5 ACCESS TO BUILDING

     If We decide there is an emergency We may stop You from entering the
     Building at any time.

18.6 ENFORCING RIGHTS AND NO EXCLUSIVE BUSINESS

     We may:

     (a)  enforce Our rights against You whether or not We enforce Our rights
          against other occupiers of the Building; and

     (b)  licence any part of the Building for a business which competes with
          Your Business.

18.7 TO DEAL WITH THE LAND

     Subject to clause 18.1(a) We may subdivide the Building or other premises
     in it or grant easements or other rights over the Building or the Premises.

18.8 CHANGE OF OWNER

     If We deal with Our interest in the Building We can transfer Our rights and
     obligations under this Licence and We are released from any obligation
     under this Licence arising after another person acquires Our interest in
     this Licence end You will do everything to transfer the benefit of the
     security to that person. In that event We must at

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                                                                         Page 19

     Our own cost procure from that other person a deed with and in Your favour
     whereby that other person agrees to observe, perform and be bound by this
     Licence.

18.9 WE MAY RECTIFY

     After giving You reasonable notice of what is to be done We may do at Your
     cost anything which You should have done under this Licence but which You
     have not done or which We consider You have not done properly.

18.10 AGENTS

     We may appoint agents or others to exercise any of Our rights or perform
     any of Our duties under this Licence. Communications from Us override those
     from the agents or others if they are inconsistent.

18.11 COMMON AREAS

     (a)  Subject to this Licence and the Rules You may use the Common Areas for
          the purposes for which they are intended.

     (b)  We may use the Common Areas for any purpose including special events
          and occasions at which time You will not be permitted to use them
          unless We permit You.

18.12 FACILITIES

     If We provide facilities in the Building such as lecture theatres seminar
     and conference rooms and associated equipment and services You may book
     these facilities in accordance with Our standard booking procedure upon
     payment of Our standard charges, both as determined by Us from time to
     time.

18.13 RULES

     We may delete, add to or vary the Rules which have effect with respect to
     the operation, use, safety, management and occupation of the Building. We
     must give You a notice about Rules We delete, add to or vary.

18.14 CAR PARKING

     This Licence does not grant to You any rights to motor vehicle parking in
     the Park. The limited parking areas within the Park are accessible:

     (a)  casual : daily fee (subject to availability);

     (b)  non-casual : separate Deed of Licence for Parking of Motor Vehicles.

19.  OBLIGATIONS AT THE END OF THIS LICENCE

19.1 YOU MUST VACATE

     You must cease to use the Premises by 6:00 pm on the earlier of the
     Terminating Date and the date this Licence ends and subject to clause
     19.2(a) leave them in a satisfactory condition having regard to Your
     obligations under this Licence.

19.2 REMOVAL OF YOUR PROPERTY

     (a)  When this Licence ends You must remove Your Property from the Premises
          unless We permit it to remain, and promptly make good any damage
          caused by that removal.

     (b)  Title to any items of Your Property permitted to remain and which You
          leave will vest in Us when this Licence ends.

     (c)  You must not remove Your Property which:

          (i)  We have stated (as a condition of giving approval to
               installation) may not be removed; or

          (ii) Is part of structural work done by You to the Premises unless We
               give You a notice requiring You to remove that part of Your
               Property.

     (d)  Subject to clauses (c)(i) and (c)(ii) You must remove Your Property
          from the Premises during the seven (7) days immediately before the
          date You have to cease to use the Premises.

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19.3 YOUR PROPERTY NOT REMOVED

     (a)  If We terminate this Licence by re-entry You must give Us a notice
          within seven (7) days after termination that You will remove Your
          Property which You may or must remove from the Premises.

     (b)  Within seven (7) days after You give Your notice We must give You a
          notice stating which items of Your Property You may remove in
          accordance with clause 19 and when and how Your Property is to be
          removed from the Premises and by whom.

     (c)  We may treat Your Property as abandoned and deal with it in any way We
          see fit at Your expense if You do not:

          (i)  give Your notice on time; or

          (ii) remove Your Property in accordance with clause 19 or a notice
               given under it.

     (d)  Your Property is at Your risk at all times.

     (e)  On the date You must cease to use the Premises You must give Us the
          keys access cards and similar devices for the Building and the
          Premises held by You and any other person You have given them to.

19.4 REINSTATEMENT

     When this Licence ends You must reinstate the Premises to their condition
     on the Commencing Date including removal of any works which You have
     carried out to the Premises unless under clause 19 We state that You must
     not remove the works or that You need not reinstate.

20.  DEFAULT

20.1 ESSENTIAL TERMS

     Each of Your obligations to pay money and Your obligations under clauses 5,
     6, 7, 8, 9, 10, 12, 13, 14, 16 and 17 are essential terms of this Licence.
     Other obligations under this Licence may become essential terms including
     those clauses in Annexure "D" which are also specified as essential terms.

20.2 OUR RIGHT TO END THIS LICENCE

     (a)  We may end this Licence by giving You notice or by re-entry if You:

          (i)  repudiate Your obligations under this Licence;

          (ii) do not comply with an essential term of this Licence; or

          (iii) do not comply with an obligation under this Licence (which is
                not an essential term) and in Our reasonable opinion:

               (A)  the non-compliance can be remedied but You do not remedy it
                    within a reasonable time after We give You notice to remedy
                    it;

               (B)  the non-compliance can not be remedied or compensated for;
                    or

               (C)  the non-compliance can not be remedied but We can be
                    compensated and You do not pay Us compensation for the
                    breach within a reasonable time after We give You notice to
                    pay it;

          (iv) assign Your Property for the benefit of Your creditors;

          (v)  if You are a corporation, You become an externally administered
               body corporate under the Corporations Act 2001;

          (vi) fail to pay any money (including licence fee, Your Share of
               Outgoings and other payments) within fourteen (14) days of the
               due date for payment of those monies.

     (b)  We may end this Licence if the Head Lease is terminated for any
          reason.

     (c)  If this Licence ends under clause 20:

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                                                                         Page 21

          (i)  You indemnify Us against any liability or loss arising and any
               cost incurred (whether before or after termination of this
               Licence) in connection with Your breach or the end of this
               Licence including Our loss of the benefit of You performing Your
               obligations under this Licence from the date that it ended until
               the Terminating Date; and

          (ii) We must take reasonable steps to mitigate Our loss.

21.  DAMAGE TO BUILDING OR PREMISES AND RESUMPTION

21.1 If the Building is damaged so that Your use of the Premises is
     substantially adversely affected We must give You a notice within a
     reasonable time after the damage occurs either:

     (a)  terminating this Licence on a date not less than two (2) weeks after
          the date We give the notice; or

     (b)  stating that We intend to make the Premises fit for Your use.

21.2 If We do not make the Premises fit for Your use within a reasonable time
     after giving Our notice that We intend to do so, You may give Us a notice
     stating that You will terminate this Licence if We do not make the Premises
     fit within a reasonable time after You give Your notice.

21.3 ABATEMENT OF PAYMENTS

     (a)  You may reduce Your payments under this Licence from the date the
          damage occurs to the date this Licence is terminated or to the date
          before the Premises are made fit for Your use. Any reduction must be
          proportionate to the loss of amenity caused by the damage.

     (b)  You may not terminate this Licence or reduce payments under clause 21
          if;

          (i)  the damage is caused or contributed to by; or

          (ii) rights under an insurance policy in connection with the Building
               are prejudiced or a policy is cancelled or payment of a premium
               or a claim is refused by the insurer because of;

          Your act omission negligence or default.

     (c)  Clause 21 does not oblige Us to restore or reinstate the Building or
          the Premises.

     (d)  Any dispute under clause (a) will be referred to arbitration.

21.4 RESUMPTION

     If the Building or any substantial part of it is resumed or otherwise
     permanently taken for public purposes We may give You a notice terminating
     this Licence with effect from whatever date is stated in the notice.

22.  RELOCATION

22.1 RELOCATION NOTICE

     For any reason We may give You a relocation notice:

     (a)  requiring You to surrender this Licence and vacate the Premises on a
          specified surrender date which is at least three (3) months after We
          give You the relocation notice; and

     (b)  giving details of new premises within the Park to be made available to
          You and offering to enter in to a new licence of those premises on
          terms determined by Us in Our absolute discretion.

22.2 REJECTION OR ACCEPTANCE

     You are taken to have accepted the offer of a new licence unless You give
     Us notice of termination of this Licence within one (1) month after We give
     the relocation notice. If You give a termination notice on time, this
     Licence is ended and You must vacate the Premises on the date that is three
     (3) months after the date We gave the relocation notice.

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                              DECEMBER 2005 EDITION

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                                                                         Page 22

22.3 NEW LICENCE

     Unless You have given a termination notice on time We may give You a form
     of surrender of this Licence and the form of new licence. The new licence
     must be:

     (a)  for a term beginning on the date after the surrender date and ending
          on the Terminating Date; and

     (b)  otherwise similar to this Licence and with those changes necessary to
          make it appropriate to the new premises including but not limited to
          licence fee, or as required by clause 22.1(b) and by clause 3.4(e).

22.4 REASONABLE COSTS TO BE PAID BY US

     Unless You have given a termination notice on time. We must pay Your
     reasonable Costs of Relocation, stamp duty and reasonable legal costs and
     disbursements in connection with Your execution of the surrender of this
     Licence and the new licence.

22.5 STAMP DUTY REFUND

     You must do everything reasonably necessary to ensure that any stamp duty
     refundable on this Licence is paid to Us.

22.6 RIGHTS AND OBLIGATIONS

     In connection with any fit-out or other works which You do under clause 22,
     We have the same rights and You have the same obligations as those in
     clause 16 except that We must pay those costs which We must pay under
     clause 22.4.

22.7 SURRENDER OF LICENCE

     If You do not give Us a termination notice on time on or before the
     surrender date You must vacate the Premises and give Us:

     (a)  the surrender of this Licence executed by You;

     (b)  Your counterpart of this Licence;

     (c)  the new licence executed by You; and

     (d)  a guarantee and Indemnity in connection with Your obligations under
          the new licence by the same person or another person acceptable to Us
          on the same terms as any given in connection with Your obligations
          under this Licence.

22.8 RELEASE

     You release Us from and agree that We are not liable for liability or loss
     arising from and cost incurred in connection with You relocating to new
     premises (except for those costs We agree to pay under clause 22.4).

23.  DEMOLITION

23.1 TERMINATION NOTICE

     If We want to demolish, substantially repair, renovate or reconstruct the
     Building or the part of it containing the Premises, We must give You:

     (a)  details of the proposed works; and

     (b)  at least six (6) months' notice of termination unless this Licence is
          for twelve (12) months or less, In which case the notice of
          termination must be at least three (3) months.

23.2 YOU CAN END LICENCE

     After We have given a termination notice under clause 23.1 You may end this
     Licence at any time within six (6) months before the termination date in
     Our notice by giving Us at least seven (7) days' notice of termination
     (unless this Licence is for twelve (12) months or less in which case You
     may give Your notice at any time within three (3) months before the
     termination date in Our notice).

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                              DECEMBER 2005 EDITION

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24.  GUARANTEE AND INDEMNITY

24.1 CONSIDERATION

     (a)  If there is a name or an Australian Company Number specified in Item
          18, clause 24 applies.

     (b)  The Guarantor gives this guarantee and indemnity in consideration of
          You agreeing to enter in to this Licence. The Guarantor acknowledges
          the receipt of valuable consideration from You for the Guarantor
          incurring obligations and giving rights under this guarantee and
          indemnity.

24.2 GUARANTEE

     The Guarantor unconditionally and irrevocably guarantees to Us the due and
     punctual performance and observance by You of Your obligations:

     (a)  under this Licence (including any extension or holding over); and

     (b)  In connection with Your occupation of the Premises including the
          obligations to pay money.

24.3 INDEMNITY

     As a separate undertaking the Guarantor unconditionally and irrevocably
     indemnifies Us against all liability or loss arising from and any costs
     charges or expenses incurred in connection with a breach by You of this
     Licence (including any extension or holding over) including a breach of the
     obligations to pay money. It is not necessary for Us to incur expense or
     make payment before enforcing that right of indemnity.

24.4 INTEREST

     The Guarantor agrees to pay interest on any amount payable under this
     guarantee and Indemnity from when the amount becomes due for payment until
     it is paid in full. Accumulated interest is payable at the end of each
     month. The interest rate to be applied to each daily balance is the Default
     Rate.

24.5 ENFORCEMENT OF RIGHTS

     The Guarantor waives any right it has of first requiring Us to commence
     proceedings or enforce any other right against You or any other person
     before claiming under this guarantee and indemnity.

24.6 CONTINUING SECURITY

     This guarantee and Indemnity is a continuing security and is not discharged
     by any one payment.

24.7 GUARANTEE NOT AFFECTED

     The liabilities of the Guarantor under this guarantee and indemnity as a
     guarantor, indemnifier or debtor and Our rights under this guarantee and
     indemnity are not affected by anything which might otherwise affect them at
     law or in equity including but not limited to one or more of the following:

     (a)  Our granting time or other Indulgence to, compounding or compromising
          with or releasing You;

     (b)  acquiescence, delay, acts, omissions, or mistakes on Our part;

     (c)  any transfer of one of Our rights;

     (d)  any variation extension or renewal of this Licence or holding over;

     (e)  the Invalidity or unenforceability of an obligation or liability of a
          person other than the Guarantor;

     (f)  any change in Your use of the Premises;

     (g)  this Licence not being effective as a licence during its term; or

     (h)  any disclaimer by a liquidator of Your obligations under this Licence
          (or any extension or holding over).

24.8 SUSPENSION OF GUARANTOR'S RIGHTS

     Until all money payable to Us in connection with this Licence is paid the
     Guarantor may not without Our approval:

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                              DECEMBER 2005 EDITION

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                                                                         Page 24

     (a)  raise a set-off or counterclaim available to it or You against Us in
          reduction of Your liability under this guarantee and indemnity;

     (b)  claim to be entitled by way of contribution indemnity subrogation
          marshalling or otherwise to the benefit of any security or guarantee
          held by Us in connection with this Licence;

     (c)  make a claim or enforce a right against You or Your Property; or

     (d)  prove in competition with Us if a liquidator provisional liquidator
          receiver administrator or trustee in bankruptcy is appointed in
          respect of You or You are otherwise unable to pay Your debts when they
          fall due.

24.9 REINSTATEMENT OF GUARANTEE

     If a claim that a payment to Us in connection with this Licence or this
     guarantee and indemnity is void or voidable (including but not limited to a
     claim under laws relating to liquidation administration insolvency or
     protection of creditors) is upheld conceded or compromised then We are
     entitled immediately as against the Guarantor to the rights to which it
     should have been entitled under this guarantee and indemnity if the payment
     had not occurred.

24.10 COST

     The Guarantor agrees to pay or reimburse Us on demand for:

     (a)  Our costs charges and expenses in making enforcing and doing anything
          in connection with this guarantee and indemnity including but not
          limited to legal costs and expenses on a full indemnity basis; and

     (b)  all stamp duties fees taxes and charges which are payable in
          connection with this guarantee and indemnity or a payment receipt or
          other transaction contemplated by it.

     Money paid to Us by the Guarantor must be applied first against payment of
     costs charges and expenses under clause 24.10 then against other
     obligations under this guarantee and indemnity.

                        INTERPRETATION AND OTHER MATTERS

25.  MEANING OF WORDS IN LICENCE

25.1 In this Licence:

     "ATP" means the Park;

     "AUSTRALIAN INSTITUTE" means the Australian Property Institute (Inc) New
     South Wales Division;

     "AUTHORITY" means any Government or Governmental, semi-Governmental, local
     Government, administrative, fiscal or judicial body, Department,
     Commission, Authority, Tribunal, agency or entity which has jurisdiction
     with respect to the Land, the Building, or anything You do or propose doing
     in the Premises including the conduct of Your Business;

     "BANK GUARANTEE" means an unconditional undertaking (or any replacement or
     addition to it under clause 9) by a bank on terms acceptable to Us acting
     reasonably to pay on demand the amount in Item 16;

     "BUILDING" means Our Building described in Item 3 which Includes;

     (a)  the Land and any adjoining or nearby land which We use or include for
          the purposes of Our Building or other undertaking related to Our
          Building; and

     (b)  all buildings structures and property (other than Your Property) on
          the Land and the other land;

     "COMMENCING DATE" means the date in Item 5;

     "COMMERCIAL AREAS OF THE BUILDING" means those parts that are or are
     intended to be licensed to a person for the separate occupation of that
     person at a commencement licence fee but Commercial Areas do not include
     common areas; function and exhibition spaces; theatres; dining facilities;
     workshop and machine display areas;

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                              DECEMBER 2005 EDITION

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                                                                         Page 25

     "COMMON AREAS" means those parts of the Building which We intend for common
     use which include loading docks entrances footpaths access ways stairs
     elevators and toilets and those parts of the Park necessary to gain access
     to the Building;

     "CONSUMER PRICE INDEX" means the Consumer Price Index - All Groups for
     Sydney published by the Australian Bureau of Statistics or the index
     officially substituted for it;

     "CONTAMINATION" means a solid, liquid, gas, odour, heat, sound, vibration,
     radiation, substance or other material which makes or may make any part or
     the whole of the Premises or the surrounding Environment;

     (a)  unsafe or unfit for habitation or occupation by persons or animals
          (including fish and insects);

     (b)  degraded in its capacity to support plant or animal (including fish
          and insects) life; or

     (c)  otherwise environmentally degraded;

     "COSTS OF RELOCATION" MEANS:

     (a)  the cost of removing to new premises Your Property which is movable
          and not a fixture;

     (b)  the lower of:

          (i)  the written-down value in Your books; or

          (ii) the fair market value;

          of that part of Your Property which You installed in the Premises
          which is built in and which can not reasonably be moved to and
          reinstated in that new Premises;

     BUT Costs of Relocation does not include Your Property which:

     (c)  We have stated (as a condition of giving approval to installation) may
          not be removed;

     (d)  is part of structural work done by You to the Premises;

     "CPI ADJUSTMENT DATE" means each date in Item 9;

     "CURRENT CPI" means the Consumer Price Index number for the quarter ending
     immediately before the relevant CPI Adjustment Date;

     "DEFAULT RATE" means the rate which is two per centum (2%) per annum above
     the rate quoted on the date of demand by Our nominated banker on unsecured
     overdraft accommodation over one hundred thousand dollars ($100,000.00);

     "ENVIRONMENT" includes all aspects of the surroundings of human beings
     including:

     (a)  the physical characteristics of those surroundings such as the land,
          the waters, the air, the atmosphere and/or indoor workspaces;

     (b)  the biological characteristics of those surroundings such as the
          animals (including fish and insects), plants and other forms of life;
          and

     (c)  the aesthetic characteristics of those surroundings such as their
          appearance, sounds, smells, tastes and textures;

     "ENVIRONMENTAL LAW" means all laws (including without limitation, statutes,
     regulations, orders, notices, ordinances, directions, notices, or other
     requirements) relating to the environment including but not limited to
     planning, heritage, environmental assessment, health, safety, toxic or
     hazardous materials waste, disposal, contamination or pollution and all
     licenses, approvals, consent, permission or other permits issued or
     required to be issued thereunder;

     "GUARANTOR" means a person in Item 18;

     "HAZARDOUS MATERIALS" means any material, substance, gas, liquid, chemical,
     biological, mineral or other physical matter which is toxic, flammable or
     inflammable, harmful to the environment (including but not limited to any
     life form) or causes or potentially may cause pollution, contamination, or
     any hazardous or toxic spill, leak or discharge

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

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                                                                         Page 26

     or otherwise causes damage (including but not limited to asbestos or any
     similar material or compound or similarly hazardous material or compound);

     "HEAD LEASE" means the lease of the Land between Us as tenant and City West
     Development Corporation as landlord granted or to be granted pursuant to
     the Agreement for Lease between the same parties dated on or about 21
     December 1995;

     "INDUSTRIAL SPECIAL RISKS INSURANCE" means a policy of insurance which
     provides a cover no less extensive than that to be found in Industrial
     Special Risks Industry Advisory Wording Mark IV or Mark V which typically
     provides comprehensive insurance;

     by Covering:                property (Including employees' effects)
                                 belonging to You or held in trust or on
                                 commission or for which You may be responsible;

     against Perils:             causing physical loss or damage or destruction
                                 (material damage) and causing loss of gross
                                 profit and increased cost of working and claim
                                 preparation costs (consequential loss);

     with Limits of Liability:   stated with respect to:

                                 -    burglary and theft;

                                 -    money;

                                 -    accidental damage;

                                 -    plate glass;

                                 -    directors' and employees' personal
                                      effects;

                                 -    fusion;

                                 -    removal of debris;

     and with Basis of
     Loss/Settlement:            for plant, machinery and other contents at
                                 reinstatement/ replacement value and extra
                                 costs of reinstatement;

     within the limits of the sum insured;

     "ITEM" means an item referred to in the Reference Schedule;

     "KEY VISITOR" means;

     (a)  a senior executive or a body corporate unincorporated association firm
          or authority which We consider to be significant;

     (b)  a person of national or international standing;

     (c)  a politician at any level of any government; and

     (d)  a person whom We otherwise consider important or a dignitary;

     "LAND" means the land on which the Building is situated;

     "LETTABLE AREA" means the "Net Lettable Area - Office Buildings" (NLA)
     calculated by Our surveyor using the Method of Measurement for Lettable
     Area - March 1997 of the Property Council of Australia applicable at the
     Commencing Date;

     "LICENCE FEE" means the yearly amount in Item 7 as varied under this
     Licence;

     "LICENCE FEE ADJUSTMENT DATE" means the date(s) referred to in Item 8 or
     Item 9 of this Licence;

     "LICENCE FEE DAY" means the Commencing Date and, for each month, the first
     day in each month;

     "NETWORK" means the data and communications (internet and intranet) network
     at the ATP and comprises extensive fibre-optic computer network with a
     backbone of Cisco 5000/4000 data switches and a microwave Internet
     connection;

     "NETWORK SERVICES" means the services as described in Annexure "C" and
     "Network Service" shall have a corresponding meaning;

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

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                                                                         Page 27

     "OUR PROPERTY" means all plant equipment fixtures and Our other property
     within the Premises;

     "OUTGOINGS" means:

     (a)  all amounts paid payable or incurred by Us for an Outgoings Year in
          connection with the Land and the operation, repair and maintenance of
          the Building including:

          (i)  rates and assessments and usage and consumption and other charges
               (including Service charges) imposed by any Authority and levies
               and charges imposed under strata community title or similar
               legislation;

          (ii) land taxes on the basis that the Land included in the Building is
               the only land We own and:

               (1)  is not subject to a special trust; and

               (2)  that We are not a non-concessional company under the Land
                    Tax Management Act 1956;

          (iii) taxes (except income or capital gains tax) levies imposed
               deductions charges withholdings and duties imposed by any
               Authority;

          (iv) insurance which We reasonably consider is appropriate including
               building public liability plate glass Industrial special risks
               and loss of licence fees insurance;

          (v)  cleaning the Building including Common Areas and keeping it free
               of vermin and refuse;

          (vi) Indoor and outdoor gardening and landscaping;

          (vii) caretaking services security and regulating traffic;

          (viii) management and administration fees and costs including
               salaries, wages, superannuation, pension payments, payroll taxes,
               and workers' compensation insurance premiums;

          (ix) supplying maintaining and repairing including comprehensive
               maintenance contracts and replacing parts and components
               associated with repair, Services;

          (x)  the supply of Services which are not separately metered to an
               occupier;

          (xi) repairs redecoration maintenance and upkeep of the Common Areas;

          (xii) repair, maintenance, renovation and upkeep of the Building;

          (xiii) rent, outgoings, costs and charges, payable under the Head
               Lease;

          (xiv) accounting and audit costs incurred in calculating outgoings;

     (b)  the proportion specified in Item 10 (as varied) of all amounts (not
          already included in (a)) paid payable or incurred by Us for an
          Outgoings Year in connection with Our estate in and the operation
          repair and maintenance of the Park in respect of:

          (i)  the Park Common Areas;

          (ii) the control, management and maintenance of the Park Common Areas;

          (iii) the provision of services, facilities and infrastructure to the
               Park as a whole where there is no direct expense recoupment for
               the provision of such services, facilities or infrastructure from
               any occupier of the Park;

          and without limiting the generality of the foregoing shall include:

          (iv) all local authority rates, taxes, charges and assessments paid or
               payable to the appropriate municipal, shire or local authority;

          (v)  all rates, taxes, charges, assessments, outgoings and impositions
               relating to the provision and operation of all water and sewerage
               services;

          (vi) land taxes and taxes in the nature of a tax on land;

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                              DECEMBER 2005 EDITION

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                                                                         Page 28

          (vii) rates, charges and other levies payable to any local or other
               authority other than such of those charges as are payable by a
               Tenant or occupier in the terms of a Lease or Licence;

          (viii) all other rates, taxes, charges, assessments, outgoings and
               impositions whatsoever (whether parliamentary, municipal or
               otherwise and whether assessed charged or imposed by or under
               Federal or State law or by Federal, State or local authorities
               and whether of a capital or revenue or any other basis and even
               though of a novel character) which may be assessed charged or
               imposed;

          (ix) all head lease rent payable under a head lease(s) of the Park
               Common Areas;

          (x)  all insurance premiums payable in respect of the Park Common
               Areas Including any Building and structures thereon and Our
               fittings and fixtures therein for their full insurable
               reinstatement value against fire, flood, lightning, storm and
               tempest, mechanical breakdown, public liability and plate glass
               and against such other risks (referable to a Building or to Us or
               Our ownership or interest in a Building) as We may deem necessary
               or desirable;

          (xi) the cost of operating and maintaining (including maintenance
               contracts) of all Services supplied to any Building on the Park
               Common Areas including, but without limiting the generality of
               the foregoing, all charges for electricity, gas, excess water,
               oil, telephone and sewerage services, air conditioning plant and
               equipment, lighting, Fire services, cleaning, glass cleaning,
               rubbish removal and toilet requisites;

          (xii) all costs for or in connection with the maintenance, renovation
               and upkeep of any Building on the Park Common Areas including the
               cost of exterior painting and any structural work;

          (xiii) all reasonable management control and security costs In
               connection with the Park Common Areas including, but without
               limiting the generality of the foregoing, salaries, wages,
               superannuation and pension payments and workers' compensation
               insurance premiums;

          (xiv) all costs incurred for or in connection with the Park Common
               Areas including but without limiting the generality of the
               foregoing:

               (1)  services (including lighting) supplied to the Park Common
                    Areas;

               (2)  maintenance and upkeep (including re-establishment) of
                    roads, pathways, plazas, ovals, landscaped areas and all
                    other active and passive recreation areas;

               (3)  fencing and security;

               (4)  all other costs properly incurred with respect to the Park
                    Common Areas;

               (5)  accounting and audit costs incurred in calculating Park
                    Outgoings;

               or such part of an expense aforesaid as We, acting reasonably,
               determine is properly chargeable as a Park Outgoing.

     BUT Park Outgoings will not include any services, facilities or
     infrastructure provided at the request or for the specific benefit of an
     occupier;

     "OUTGOINGS YEAR" means the twelve (12) month period ending on 30 June in
     each year or on another date specified in a notice We give to You;

     "PARK" means the Australian Technology Park Eveleigh and includes;

     (a)  the land on which the Park is located;

     (b)  the buildings from time to time erected on the land; and

     (c)  any other Improvements from time to time erected on the land;

     "PARK ENTRY CRITERIA" means the entry requirement for organisations wishing
     to locate at the ATP as listed below:

     (a)  RESEARCH, DEVELOPMENT AND INNOVATION

          -    Research and development, or education intensive, measured by the
               proportion of turnover generated at the ATP which Is spent on
               these activities. This Is generally set at around 80%.

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                              DECEMBER 2005 EDITION

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                                                                         Page 29

          -    The approach taken by the ATP to the allowable activities on the
               Park; revolves around the definition of what constitutes R&D. As
               with all our activities, our role is to be as flexible as we
               possibly can while maintaining our primary Focus of developing a
               world class technology park. As such we generally describe the
               various activities to encompass, but not necessarily be limited
               to the following:

               Definitions

          -    You must have a record of innovation, or a strong potential to
               establish such a record.

     (b)  ATP UNIVERSITIES (DASIRABLE BUT NOT MANDATORY)

          -    Existing relationship with one or more of the sponsoring
               universities, or a capacity and Interest to build such a
               relationship.

          -    Technology focused on the Integrated Research Strengths of the
               participating universities or relevant to emerging technologies
               around which the sponsoring universities have expressed an Intent
               to build expertise.

     (c)  ATP CITIZENSHIP

          -    Interest in and/or capability to participate in Joint research
               and development projects with sponsoring universities and/or
               other park residents, or potential park residents.

          -    Interest in establishing linkages with other park residents; and
               in sharing non-proprietary, non-competitive Information and
               resources with other park residents.

          -    Preparedness to contribute to an ATP operated data base of key
               issues, outcomes, personnel, and methodologies used to promote
               the tenant and the ATP nationally and internationally.

          -    Preparedness to participate in ATP sponsored functions wherein
               results of developments and dissemination of information across
               technology disciplines is the primary focus. Intended for the
               park community.

          -    A preparedness to make use of park-provided services and
               facilities where appropriate, in order to generate a sense of
               community and cohesion within the park.

          -    Predisposition towards the use of Australian resources in
               manufacturing or human resource requirements,

     (d)  ENVIRONMENTAL SUSTAINSABILITY

          -    Non-polluting, or demonstrated capacity to contain pollution and
               sympathy towards ecologically sound practices.

          -    A positive approach to, and support for energy management and
               conservation.

     (e)  Education

          -    Interest in shaping educational curriculum, and preparedness to
               participate in formal education skills based programs to promote
               technological Involvement in industry.

     (F)  MARKETING

          -    Willingness to credit the ATP where appropriate in written or
               other submissions to promote the ATP as a centre of pre-eminent
               development and research.

          -    Commitment to contribute in a meaningful way to a newsletter (in
               written, electronic, or other form) published by the ATP from
               time to time for local, national or international distribution.

          -    Interest in maintaining and enhancing the park's reputation and
               image.

          -    Interest in marketing the park, including welcoming park visitors
               (by appointment).

          -    Interest in facilitating the attraction of other organisations to
               the park, particularly those where a relationship already exists.

          -    Acceptance that "Australian Technology Park" will form part of
               the address of the tenant;

     "PARK COMMON AREAS" includes those parts of the Park denoted "PUBLIC
     RECREATION"; "PUBLIC OPEN SPACES AND SHARED ZONES"; "ROADS"; and "POSSIBLE
     COMMUNITY FACILITIES" on the Plan "Land Uses" annexed to the Agreement for
     Lease between Us as tenant and City West Development Corporation dated 21
     December 1995, that are not or are not intended to be leased or licensed to
     a person for the separate occupation of that person as tenant or licensee;

----------
(1)  IT SHOULD BE NOTED THAT FOR SOME PRODUCT CATAGORIES THERE IS LITTLE
     DIFFERENCE BETWEEN PILOT OPERATIONS AND FULL SCALE COMMERCIAL PRODUCTION.
     SUCH CASES WILL BE ASSESSED ON THEIR INDIVIDUAL MERITS.

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                              DECEMBER 2006 EDITION

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                                                                         Page 30

     "PERMITTED USE" means the use in Item 12;

     "PREMISES" means that part of the Building described in Item 4, the
     boundaries of which are:

     (a)  the inside surface of the walls (under any paint or wall covering);

     (b)  the outside surface of any windows;

     (c)  the lower surface of the ceiling (above any false or suspended
          celling); and

     (d)  the upper surface of the floor (under any floor covering);

     Including Our Property;

     "PREVIOUS CPI" means the Consumer Price Index number for the quarter ending
     immediately before the date on which the licence fee was last reviewed
     before the relevant CPI Adjustment Date (or if It has not been reviewed the
     Commencing Date);

     "REFERENCE SCHEDULE" means the reference schedule to this Licence;

     "RULES" means the Rules set out in Annexure "C" and includes any rules of
     the Building as made or varied under this Licence;

     "SECURITY DEPOSIT" means the amount in Item 17;

     "SERVICES" means the services to or of the Building provided by authorities
     or by Us (including but not limited to water electricity gas oil air
     conditioning garbage illumination toilets (and toilet supplies) fire data
     communications sewerage trade waste and lifts);

     "TERMINATING DATE" means the date in Item 6;

     "VALUER" means a fellow or an associate of not less than five (5) years'
     standing, of the Australian institute, active in the relevant market at the
     time of his appointment and with at least five (5) years' experience in
     valuing the Kind of premises licensed by this Licence;

     "We" means the person described in Item 1 and where relevant includes Our
     manager employees and any person We authorise;

     "You" means the person described in Item 2 and where relevant includes Your
     employees agents contractors and invitees;

     "YOUR BUSINESS" means the business carried on by You from the Premises;

     "YOUR PROPERTY" means all property within the Premises which is not Our
     Property;

     "YOUR SHARE" means for an Outgoings Year an amount (expressed in dollars)
     calculated by the formula:

                                    P x N x O
                                    ---------
                                        D

     Where:

     P =  the proportion (expressed as a percentage) obtained by dividing the
          Lettable Area of the Premises by the Lettable Area of the Commercial
          Areas of the Building being the percentage in Item 11 (as varied);

     N =  the number of days of this Licence in total Outgoings Year;

     O =  the Outgoings for that Outgoings Year; and

     D =  the number of days in that Outgoings Year.

25.2 Unless the contrary intention appears;

     (a)  the singular Includes the plural and vice versa;

     (b)  person includes a firm a body corporate an unincorporated association
          or an authority;

     (c)  You includes Your and We includes Us and Our;

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 31

     (d)  an agreement representation or warranty:

          (i)  in favour of two or more persons is for the benefit of them
               jointly and severally; and

          (ii) on the part of two or more persons binds them jointly and
               severally; and

     (e)  a reference to:

          (i)  a person includes the person's executors administrators
               successors substitutes (including but not limited to persons
               taking by novation) and assigns;

          (ii) a document includes any variation or replacement of it;

          (iii) a law includes regulations and other instruments under it and
               amendments or replacements of any of them;

          (iv) a thing includes the whole and each part of it;

          (v)  a date includes that date;

          (vi) a group of persons includes all of them collectively any two or
               more of them collectively and each of them Individually; and

          (vii) the president of a body or authority includes any person acting
               in that capacity.

25.3 If You may not do something in connection with this Licence You may not do
     anything which may result in it happening.

26.  NOTICES AND APPROVALS

26.1 A notice or approval must be:

     (a)  in writing; and

     (b)  delivered to the party or left at or posted by certified mail to the
          address or sent to the facsimile number of the party in Item 15 as
          varied by notice.

26.2 A notice or approval is taken to be given:

     (a)  if delivered to or left at the address of the party, on that day:

     (b)  if posted, on the third day after posting; and

     (c)  if sent by facsimile on that day, if it is sent before 5:00pm, or
          otherwise on the next business day after it is sent unless the sender
          is aware that transmission is impaired.

27.  MISCELLANEOUS

27.1 WAIVER AND VARIATION

     (a)  A provision of or a right under this Licence may not be waived or
          varied except in writing signed by whoever is to be bound.

     (b)  An attempt by Us to mitigate Our loss is not a surrender of this
          Licence. It is not a waiver of any breach or of Our rights under this
          Licence If We:

          (i)  accept licence fee or other money under this Licence (before or
               after termination);

          (ii) do not exercise or delay exercising any right under clause 20;

          (iii) give any concession to You; or

          (iv) attempt to mitigate Our loss.

                                                                     2 June 2006

                             DECEMBER 2005 EDITION

<Page>

                                                                         Page 32

27.2 APPROVALS

     We may give conditionally or unconditionally or withhold Our approval In
     Our absolute discretion unless this Licence expressly says otherwise.

27.3 PRIOR BREACHES

     Expiry or termination of this Licence does not affect any rights in
     connection with a breach of this Licence before then.

27.4 CAVEATS

     You must not lodge a caveat on the title to the Land.

27.5 WARRANTIES AND UNDERTAKINGS

     (a)  You warrant that You have:

          (i)  relied only on Your own enquiries in connection with this Licence
               and not on any representation or warranty by Us or any person
               acting or seeming to act on Our behalf; and

          (ii) notice of the Rules current when signing this Licence.

     (b)  You must comply on time with undertakings given by You or on Your
          behalf in connection with this Licence.

27.6 COUNTERPARTS

     This Licence may consist of a number of counterparts and the counterparts
     taken together constitute one and the same Instrument.

27.7 SEVERABILITY

     If any provision of this Licence is or becomes invalid or unenforceable or
     both all other provisions which are capable of separate enforcement without
     regard to the invalid or unenforceable provision are and continue to be
     valid and enforceable.

27.8 GOVERNING LAW

     This Licence is to be governed by construed and take effect in accordance
     with the laws of New South Wales and the parties irrevocably and
     unconditionally submit to the exclusive jurisdiction of the courts of New
     South Wales.

27.9 DEED

     This Licence is a deed.

                                                                     2 June 2006

                             DECEMBER 2005 EDITION

<Page>

Annexure "C" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the ______________ day of June, 2006

                                     RULES

Each occupier ("Licensee") must comply with the following rules.

In these rules:

"INVITEES" means the Licensee's officers, employees, clients, customers, agents,
contractors and invitees;

"PARKING AREA" means a part of the Park (Including a building) designated as a
Parking Area for Motor Vehicles;

"PREMISES" includes any licensed areas which the Licensee is permitted to use.

1.   OBSTRUCTION OF ACCESS WAYS

1.1  The Licensee or its invitees must not in any way obstruct or permit the
     obstruction of the pavements, driveways, entrances, corridors, lifts,
     stairways, fire doors and escape doors relating to the Building or use them
     for any purpose other than for access to and egress from their respective
     Premises.

2.   OBSTRUCTION OF LIGHT OR AIR

2.1  The Licensee must not cover or obstruct the skylights, glazed panels,
     ventilators, airconditioning ducts and outlets or windows that reflect or
     admit light or air into the stairways or corridors or into any part of the
     Building, or cover or obstruct any lights or any other means of
     Illumination in the Building.

3.   RECEPTION

3.1  The reception area of the Licensee's Premises must be kept neat and clean
     and attended during Normal Business Hours.

3.2  The Licensee must not permit any goods, structures, shelving or fittings to
     be visible through the glass of any Common Area corridor or dividing
     partition.

4.   WINDOWS

4.1  The windows in the Building must not be opened by the Licensee or its
     invitees.

4.2  No window blind, window screen, awning or floor covering may be erected or
     installed without the prior written approval of the Licensor.

4.3  To ensure the designed performance of the airconditioning equipment the
     Licensee must keep in the proper operational position (as determined by the
     Licensor from time to time) any window, curtains, blinds, awnings or other
     coverings or devices installed or used for the purpose of reflecting or
     excluding solar heat or light.

5.   SIGNS

5.1  The Licensee must not paint, display or affix any sign, advertisement, name
     flagpole, flag or notice on any part of the outside or inside of the
     Building except with the prior written consent of the Licensor and then
     only of a colour, size and style and in 8 place or places as are first
     approved by the Licensor.

6.   DIRECTORY BOARDS

6.1  The Cost of affixing the Licensee's name on directory boards in the main
     foyer and on each floor must be paid by the Licensee.

                                                                     2 June 2006

                             DECEMBER 2005 EDITION

<Page>

                                                                         Page 34

6.2  The Licensee's name on each directory board will be in a style and colour
     determined, after consultation with the Licensee, from time to time by the
     Licensor.

7.   COMMUNICATIONS EQUIPMENT

7.1  No telephone, television, radio or other communication mast, antenna,
     transmitter or dish may be affixed to any part of the Licensee's Premises
     or the Building without the prior consent in writing of the Licensor.

7.2  No radio or television receiver, loud speaker, amplifier or other similar
     device may be used or operated within the Licensee's Premises so that the
     sound may be heard in any part of the Common Areas or in premises licensed
     to other occupiers.

8.   KEEPING OF ANIMALS

8.1  Animals or birds must not be kept in the Licensee's Premises or the
     Building without the Licensor's written consent, which may be refused in
     the Licensor's absolute discretion.

9.   RUBBISH AND WASTE MANAGEMENT

9.1  The Licenses and its invitees must not throw anything out of the windows or
     doors or over the balcony of any patio/balcony area, or down any elevator
     shaft, passage or skylight or into any Common Area of the Building or
     deposit waste paper or rubbish anywhere except in proper receptacles, or
     place upon any sill ledge or other similar part of the Building Common
     Areas or patio areas any article or substance.

9.2  No rubbish or waste may at any time be burned by the Licensee in the
     Building or on the Land.

9.3  The Licensee must manage its waste in accordance with a waste management
     plan approved by the Licensor. The waste management plan is to detail the
     process of waste minimisation and shall include procedures by which waste:

     (a)  is to be minimised and managed within the Premises and, if more than
          one (1) floor, each individual floor of the Premises;

     (b)  which is recyclable is separated from other garbage;

     (c)  is to be transferred to the garbage and recycling storage and
          collection areas of the Building; and

     (d)  which is commercial waste is separated from non-commercial waste, if
          applicable;

9.4  The Licensee will participate in any recycling program which the Licensor
     conducts at the Building.

10.  HEATING AND LIGHTING

10.1 The Licensee must not use any method of lighting cooling or heating the
     Licensee's Premises other than as prescribed by the Licensor or by special
     agreement made with the Licensor.

10.2 This rule will not prevent the use of emergency auxiliary power or lighting
     approved by the Licensor during any period of power failure or power
     restriction,

11.  DELIVERIES

11.1 The Licensee must use for the receipt or delivery of any goods, wares or
     merchandise only such parts of the Building and the Common Areas designated
     by the Licensor, and at times and in the manner as the Licensor may from
     time to time direct.

12.  LOCK UP

12.1 The Licensee must not leave any doors or windows unlocked or unfastened
     when the Licensee's Premises are unoccupied. The Licensor reserves the
     right for the Licensor's caretaker/security officer or other authorised
     person to enter the Licensee's Premises and lock or fasten the doors and
     windows.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 35

13.  AUCTIONS

13.1 The Licensee must not conduct or permit to be conducted on the Licensee's
     Premises or in the Building any auction, closing down, liquidation or
     similar sale.

14.  USE OF COMMON AREAS

14.1 The Licensee must not use or permit to be used any part of the Common Areas
     for any business or commercial purpose or for the display or advertisement
     of any goods or services without the prior consent of the Licensor.

15.  NO NAILS

15.1 No nails, screws or hooks may be driven into any part of the Building or
     the walls, ceiling or partitions in the Licensee's Premises without the
     Licensor's prior written consent.

15.2 The Licensee must not use any explosive tool or power driven method of
     fixing articles to walls, ceilings, partitions or floors.

16.  SECURITY

16.1 On written application by the Licensee a security access card or security
     pass will be issued enabling the Licensee or its invitees to enter and
     depart from the Building while closed.

16.2 The Licensor may require a deposit or bond as security for the return or
     duplication of lost keys or security access cards.

16.3 The Licensee must not permit the keys or security access cards at any time
     to come into the possession of any person other than the Licensee and its
     invitees.

16.4 No person will be allowed to enter the Building while closed without
     producing a security access card issued by, or with the authority of, the
     Licensor.

16.5 Any person found in the Building outside the hours specified without a
     security access card may be removed from the Building and the Park by the
     Licensor's security officer.

16.6 The Licensor reserves the right to cancel or amend the security access card
     of any Licensee's employee who breaches these rules or the Licensee's
     Licence.

16.7 The Licensor will not be liable for non-enforcement of this rule against a
     particular person.

16.8 The Licensee must return to the Licensor on the termination of the Licence
     all keys, security access cards or security passes, whether supplied by the
     Licensor or otherwise acquired by the Licensee.

17.  USE OF TOILETS, SINKS, ETC

17.1 Toilets, wash basins, sinks, drains and similar facilities ("facilities")
     must not be used for any purpose other than the purpose for which they were
     constructed, and tea leaves, sweepings, rubbish, rags, ashes or other
     substances must not be placed in them.

17.2 The cost of rectifying any damage caused to the facilities from misuse by
     any Licensee or its invitees will be borne by the Licensee who, or whose
     invitee has, caused it.

17.3 If the person responsible for the damage to the facilities cannot be
     determined, the licensees on the floor concerned will bear the cost of
     repair according to their proportion of the net lettable area on that
     floor.

18.  INSPECTIONS

18.1 The Licensee will at all reasonable times permit the Licensor to show
     prospective licensees or purchasers through the Licensee's Premises and the
     Building, and will at all times within the three (3) months immediately
     preceding the termination of the Licensee's Licence allow the Licensor to
     affix and exhibit where the Licensor thinks fit the usual "For Licence"
     signs.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 36

18.2 The Licensee must not move or remove any "For Sale" or "For Licence" signs.

19.  HEAVY ITEMS

19.1 No heavy items (including safes) may be placed or stored on the floor of
     the Licensee's Premises without the prior consent in writing of the
     Licensor, and the Licensor may prescribe their maximum weight and proper
     position.

19.2 All damage done to the Building by heavy items must be rectified and paid
     for by the Licensee who causes it.

19.3 Before any safe or any other heavy item is moved into, out of or within the
     Building, prior notice must be given by the Licensee in writing to the ATP
     security office. The moving may only be done under the direction and
     supervision of the ATP security officer.

20.  CLEAN

20.1 The Licensee must keep its Premises in a good state of preservation and
     cleanliness and must not allow any accumulation of useless property or
     rubbish.

21.  NOISE

21.1 The Licensee and its invitees must not make or permit any improper noises
     in the Licensee's Premises or in the lifts, stairways and corridors of the
     Building which may disturb or interfere in any way with other licensees or
     their invitees.

22.  WIRELESS POLICY

22.1 Any electronic receiving and/or transmitting device that broadcasts
     signals, includes all types of protocols in all spectrums including
     Bluetooth and wireless, that can be intercepted or seen by the general
     public or other members of the ATP community, which extend beyond, and are
     not contained totally within, any tenancy boundary, must at all times
     comply with the ATP's wireless policy, in force from time to time.

23.  SMOKE FREE BUILDING

23.1 The Building is a smoke free Building. The Licensee or any of its invitees
     must not smoke in the Building including the Licensee's Premises, the
     Common Areas, the basement or any other part of the Building.

24.  EMERGENCIES

24.1 If there is any risk or danger in any part of the Licensee's Premises or
     the Building, the Licensee and its invitees must promptly obey the
     instructions of the ATP security officer, or of the police, fire brigade or
     other emergency authority. Those instructions may include to leave the
     Licensee's Premises or the Building.

24.2 The Licensee and its invitees must not re-enter the Licensee's Premises or
     the Building following an evacuation unless the ATP security officer, the
     police, the fire brigade or other emergency authority has confirmed it is
     safe to do so.

24.3 The Licensee and its invitees must observe and obey all fire and emergency
     drills and Building evacuation procedures.

24.4 The Licensee must be fully aware of all safety and emergency procedures and
     will, if required by the Licensor, designate a specific safety officer for
     this purpose.

25.  PEST CONTROL

25.1 The Licensee must keep its Premises free of rodents, pests, insects,
     termites and vermin and must effect and maintain with a contractor approved
     by the Licensor a contract for the annual inspection of and, as
     appropriate, treatment to the Premises. The Licensee must provide to the
     Licensor when requested evidence of such contract, inspections and
     treatment.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 37

26.  SECURITY GUARDS

26.1 The Licensee must not at any time engage or hire or allow on the Premises,
     the Building or the Park any armed security guards.

27.  PARKING

27.1 The Licensee and its invitees may only use the Parking Area(s) for the
     parking of motor vehicles and for no other purpose and must comply with and
     observe all traffic control devices and signs installed on the Park.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

Annexure "D" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the ____________ day of June, 2006

                               SPECIAL CONDITIONS

1.   COMPLETION OF LICENCE

     We or Our solicitors must:

     (a)  complete the Licence by filling in blanks including, without
          limitation, those for the title reference of the land, the
          commencement and termination dates; and

     (b)  do everything necessary to stamp (if not stamped by You) the Licence
          and return Your copy to You or Your solicitor.

2.   PARTIES BOUND

     Both of us are bound by the Licence from and including the Commencement
     Date, even though one of Us may not have executed the Licence or it may not
     have been completed in accordance with Special Condition 1.

3.   FINISHES TO PREMISES PROVIDED BY LICENSOR

     At the Commencement Date of the Original Licence, We will provide the
     following finishes and services to the Premises:

     (a)  painted perimeter walls;

     (b)  forty ounce (40oz) carpet;

     (c)  suspended ceiling and ceiling tiles;

     (d)  standard office lighting to an average of three hundred and fifty
          (350) lux (open spaces Standard);

     (e)  fire sprinklers in accordance Building Code of Australia (open spaces
          Standard);

     (f)  airconditioning registers (open spaces Standard);

     (g)  access to hydraulic services at limited distribution points;

     (h)  access to electrical supply at electrical distribution board for
          relevant level;

     (i)  access to telephone and data cabling at distribution board for
          relevant level.

     We do not have to supply carpet to the Premises or to the Common Areas of
     the Building until we are satisfied works in the vicinity of carpeted areas
     have been completed and installed carpet will not be damaged.

4.   LICENSEE'S WORKS

     (a)  Licensee's Works

          Your Works will include:

          (i)  power distribution from electrical distribution board to Premises
               and internal distribution within Premises;

          (ii) hydraulic services (if required) from ground floor distribution
               point to Premises and reticulation within Premises;

          (iii) telephone and data cabling from ground floor distribution point
               to Premises and reticulation within Premises;

          (iv) internal walls and partitions;

          (v)  additional ceiling finishes to suspended ceilings;

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 39

          (vi) adjustments and additions to light fittings within Premises;

          (vii) adjustments and additions to fire sprinkler system in accordance
               with Building Code of Australia (partitioned premises Standard);

          (viii) adjustments, additions and balancing of airconditioning system
               to suit Licensee's partitioning placement and occupational
               requirements;

          (ix) other internal fitout, equipment, painting and finishes to
               Licensee's occupational requirements.

     (b)  Conditions of Approval

          You are responsible for complying with the conditions of any
          Development Consent, Building Approval or other approval or licence
          necessary for Licensee's Works or the Permitted Use.

     (c)  Part 4A Certificates

          For the purpose of Part 1_ it is mandatory for You to engage an
          accredited certifier who will be the principal certifying authority
          for the purposes of, and issue all certificates required for Your
          works under Part 4A of the Environmental Planning and Assessment Act
          1979. These certificates include a construction certificate for Your
          works. The accredited certifier will charge You fees for providing the
          Part 4A certificates. When We ask You, You must give us evidence You
          have engaged an accredited certifier. If You fall to comply with this
          clause 4(c) we can terminate this Licence.

     (d)  Indemnities

          (i)  From commencement of Licensee's Works until they are completed,
               You are liable for and release and indemnify Us against any
               liability or loss arising from, and any costs, charges and
               expenses incurred in connection with:

               A.   damage to or loss of anything; and

               B.   injury to or the death of any person;

               caused by Your act, neglect or default, or of Your Employees and
               Agents.

          (ii) Each indemnity in this deed is a continuing obligation, separate
               and independent from Your other obligations under the Licence and
               survives expiry or termination of this deed. It is not necessary
               for Us to incur expense or make payment before enforcing a right
               of indemnity conferred by this deed.

     (e)  Completion of Licensee's Works

          (i)  Promptly after You consider the Licensee's Works are completed,
               You must procure Your architect to issue to both Us and to You a
               Certificate that the Licensee's Works have been completed in
               accordance with the Building Plans and the Licensee's approvals.
               The Licensee's Works are taken to be completed on the day Your
               architect issues the Certificate of Completion of Licensee's
               Works. Your architect must issue the certificate of completion of
               Licensee's Works promptly as soon as the Licensee's Works have
               been completed.

          (ii) Promptly after the Licensee's Works are completed You must;

               A.   obtain in respect of them all certificates from relevant
                    authorities evidencing compliance with laws and
                    requirements; and

               B.   remove all refuse in connection with the Licensee's Works
                    from the Land, the Building and the Premises; and

               C.   provide Us with a certified set of "As Constructed"
                    drawings.

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 40

                                      PLAN
                           SHOWING NET LETTABLE AREAS
                          BAY 9 (NORTH) - GROUND FLOOR
                               LOCOMOTIVE WORKSHOP
                           AUSTRALIAN TECHNOLOGY PARK
                              CITY OF SOUTH SYDNEY
                                      1:250

                                    [GRAPHIC]

AREAS SHOWN HEREON REPRESENT THE NET LETTABLE
AREAS MEASURED & CALCULATED IN ACCORDANCE WITH
THE P.C.A. METHOD FOR THE MEASUREMENT OF BUILDINGS
(1997 REVISION)
                                                           P.W. RYGATE & WEST
                                                                SURVEYORS
                                                            SUITE 1, LEVEL 9
                                                            24 MARKET STREET,
                                                                 SYDNEY

                                                         REF. 68497 DATE 27/2/98

P.W. Rygate & West
--------------------------
SURVEYORS

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

                                                                         Page 41

                                      PLAN
                           SHOWING NET LETTABLE AREAS
                        PART BAY 9 (NORTH) - GROUND FLOOR
                               LOCOMOTIVE WORKSHOP
                           AUSTRALIAN TECHNOLOGY PARK
                              CITY OF SOUTH SYDNEY
                                      1:250

                                    [GRAPHIC]

W - DENOTES INSIDE FACE OF WALL

AREAS SHOWN HEREON REPRESENT THE NET LETTABLE AREAS
MEASURED & CALCULATED IN ACCORDANCE WITH
THE P.C.A. METHOD FOR THE MEASUREMENT OF BUILDINGS
(1997 REVISION)
                                                          P.W. RYGATE & WEST
                                                               SURVEYORS
                                                           SUITE 1, LEVEL 3
                                                           24 MARKET STREET,
                                                                SYDNEY

                                                       REF. 68626 DATE 20/4/2001

P.W. Rygate & West
--------------------------
SURVEYORS

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

Annexure "E" to the Deed of Licence between AUSTRALIAN TECHNOLOGY PARK PRECINCT
MANAGEMENT LIMITED (ACN 060 969 119) and ENGANA PTY LIMITED (ACN 098 184 582) of
Suite 9, G01, G02, G03 & G04, Locomotive Workshop, Australian Technology Park,
Eveleigh, dated the ____________ day of June, 2006

                                        AUSTRALIAN TECHNOLOGY PARK PRECINCT
-------------------------------------   MANAGEMENT LIMITED (ACN 060 969 119) by
        SIGNATURE OF WITNESS            its Attorney, ROBERT DOMM, Managing
                                        Director, pursuant to Power of Attorney
                                        registered Book 4384 No 561
_____________________________________
         NAME (PLEASE PRINT)

_____________________________________   ________________________________________
               ADDRESS                                 ROBERT DOMM

EXECUTED on behalf of ENGANA PTY     )
LIMITED (ACN 096 184 582) by the     )
authorised persons whose signatures  )
appear below pursuant to section 127 )
of the Corporation Act 2001:

-------------------------------------   ----------------------------------------
  SIGNATURE OF THE AUTHORISED PERSON       SIGNATURE OF THE AUTHORISED PERSON

_____________________________________   ________________________________________
         NAME (PLEASE PRINT)                       NAME (PLEASE PRINT)

_____________________________________   ________________________________________
             OFFICE HELD                               OFFICE HELD

                                                                     2 June 2006

                              DECEMBER 2005 EDITION

<Page>

            [AUSTRALIAN Technology Park PRECINCT MANAGEMENT LTD LOGO]

                       AUSTRALIAN TECHNOLOGY PARK PRECINCT
                               MANAGEMENT LIMITED
                                (ACN 060 969 119)

                                       and

                               ENGANA PTY LIMITED
                                (ACN 098 184 582)

                                 ---------------
                                 DEED OF LICENCE
                                 ---------------

                               LOCOMOTIVE WORKSHOP
                         SUITE 9/ G01, G02, G03 AND G04

                                   CKC0203101

                                   AUS291/259

EAKIN McCAFFERY, COX

_______________
Level 28, __ Tower
1 Market Street
Sydney NSW 2000
PO Box Q1196
QVB NSW 1230
DX 1069 Sydney

Telephone (02) 9265 3000
Facsimile (02) 9261 5918
Email     info@eakin.com.au
URL       www.eakin.com.au

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