Exhibit 10.1
DATED 19TH JANUARY 2001
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(1) LIBERTY PROPERTY LIMITED PARTNERSHIP
(2) KINGS HILL ESTATE MANAGEMENT COMPANY LIMITED
(3) GENZYME LIMITED
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UNDERLEASE
OF 00 XXXXXX XXXXX XXXXX XXXX
XXXXXXXX XXXX XXXX XXXXXXX XXXX
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THIS LEASE IS A NEW TENANCY FOR THE PURPOSES OF THE LANDLORD AND TENANT
(COVENANTS) XXX 0000
XXXXXXX XXXXX
Xxxxxxxx Xxxxx
Xxxxxxxx Xxxxxx
Xxxxxx XX0X 0XX
Tel: x00 (0)00 0000-0000
Fax: x00 (0)00 0000-0000
Ref: 2304/2144/30809014
1
TABLE OF CONTENTS
CLAUSE HEADINGS PAGE
1. PARTICULARS..........................................................................................1
2. DEFINITIONS AND INTERPRETATION.......................................................................1
3. DEMISE AND RENT......................................................................................5
4. TENANT'S COVENANTS...................................................................................5
4.1 Rent.................................................................................................5
4.2 Outgoings............................................................................................5
4.3 Insurance............................................................................................6
4.4 Estate contribution payment..........................................................................7
4.5 Repairs..............................................................................................7
4.6 Decoration...........................................................................................9
4.7 Alterations and reinstatement........................................................................9
4.8 Entry...............................................................................................10
4.9 Use.................................................................................................11
4.10 Alienation.......................................................................................11
4.11 Registration of dealings.........................................................................15
4.12 Compliance with statutes etc.....................................................................15
4.13 Planning.........................................................................................15
4.14 Encroachments....................................................................................16
4.15 Notifications....................................................................................16
4.16 Fire fighting....................................................................................17
4.17 Advertisements...................................................................................17
4.18 Notice boards....................................................................................17
4.19 Expenses.........................................................................................17
4.20 Indemnity........................................................................................18
4.21 Yield up.........................................................................................18
4.22 Arrears..........................................................................................18
4.23 VAT..............................................................................................19
4.24 Regulations......................................................................................19
4.25 Head Lease.......................................................................................20
5. LANDLORD'S COVENANTS................................................................................20
5.1 Quiet enjoyment.....................................................................................20
5.2 Insurance...........................................................................................20
5.3 Services............................................................................................21
5.4 Head Lease..........................................................................................21
5.5 Estate Agreement and Management Company.............................................................21
6. MANAGEMENT COMPANY'S COVENANTS......................................................................21
7. PROVISOS............................................................................................22
7.1 Proviso for re-entry................................................................................22
7.2 Exclusion of use warranty...........................................................................22
7.3 Service of notice...................................................................................22
7.4 Development of neighbouring premises................................................................22
7.5 Abatement of rent...................................................................................23
7.6 Damage from services................................................................................23
7.7 Landlord's liability................................................................................23
7.8 Tenant's effects....................................................................................23
7.9 Landlord and Tenant Act exclusion................................................................23
7.10 Confidentiality..................................................................................23
7.11 Overriding lease.................................................................................24
7.12 Application of Landlord and Tenant (Covenants) Act 1995..........................................24
7.13 Exclusion of third party rights..................................................................24
7.14 Stamp duty certificate...........................................................................24
8. TENANT RIGHT TO BREAK AT YEAR FIVE..................................................................24
9. JURISDICTION........................................................................................24
THE SCHEDULE
PART 1 (DEMISED PREMISES)....................................................................................25
PART 2 (RIGHTS GRANTED)......................................................................................25
PART 3 (EXCEPTIONS AND RESERVATIONS).........................................................................25
PART 4 (MATTERS SUBJECT TO WHICH THE LEASE IS GRANTED).......................................................26
PART 5 (PROVISIONS FOR REVIEW OF FIRSTLY RESERVED RENT)......................................................26
THIS LEASE made the 19th day of January 2001
BETWEEN:
(1) the Landlord;
(2) the Management Company; and
(2) the Tenant
WITNESSES as follows:
1. PARTICULARS
Landlord : LIBERTY PROPERTY LIMITED PARTNERSHIP a
Pennsylvania Limited partnership whose
address in the United Kingdom is at 000
Xxxxxx Xxxxx Xxxxx Xxxx Xxxx Xxxxxxx Xxxx
XX00 0XX
Tenant : GENZYME LIMITED (Co. Regn. No. 1556886)
whose registered office is at 00 Xxxxxxxx
Xxxx Xxxxxxxxx Xxxxxxx XX0 0XX
Management Company : KINGS HILL ESTATE MANAGEMENT COMPANY LIMITED
(Co. Regn. No. 2735600) whose registered
office is at 000 Xxxxxx Xxxxx Xxxxx Xxxx
Xxxx Xxxxxxx Xxxx XX00 0XX
Demised Premises : 00 Xxxxxx Xxxxx and the plot immediately
adjoining it on the Kings Hill Business Park
West Xxxxxxx Xxxx
Contractual Term: : 10 years from 24th June 2001 (subject to the
provisions of clause 8)
Rent Commencement Date : 24 June 2001
Initial Rent : Two hundred and two thousand seven hundred
and eighty one pounds twenty five xxxxx
(exclusive of Value Added Tax) per annum
Rent Review Date : 24th June 2006
Permitted Use : any purpose within Class B1 of the Schedule
to the Town and Country Planning (Use
Classes) Order 1987 with ancillary offices
and car parking
2. DEFINITIONS AND INTERPRETATION
2.1 In this
Underlease save where the context otherwise requires the
following expressions have the following meanings:
1
"APPARATUS" means all lifts lift shafts escalators water treatment plant
boilers heating ventilation and air conditioning systems generators and
all other plant machinery and equipment belonging to the Landlord in or
about the Demised Premises including (without prejudice to the
generality of the foregoing) the Conduits therein exclusively serving
the Demised Premises
"BUILDING" means the building constructed on the Demised Premises shown
edged red on the Site Plan and includes a building constructed on the
Demised Premises as a replacement thereof
"CDM REGULATIONS" means the Construction (Design and Management)
Regulations 1994 or any remaking thereof and any amendment to a
regulation therein and any approved code of practice issued in relation
thereto
"CONDUITS" means and includes all wires pipes sewers drains cables ducts
and other like media for the conducting of any water gas electricity
drainage telephone or other utilities within to and from the Demised
Premises or any part thereof
"CURTILAGE" means the external areas of the Demised Premises not covered
by the Building
"DECORATE" means to paint repaper or otherwise treat as the case may be
all surfaces usually or requiring to be so treated having first prepared
such surfaces by stripping off and priming as may be necessary and to
wash down all washable surfaces and to restore point and make good all
brickwork and other facings where necessary and to stain any parts
usually so protected all decoration being carried out with good quality
materials and in a good and workmanlike manner and where painting is
involved three coats being applied to the outside and two coats to the
inside
"DEMISED PREMISES" means the land and building so stated in the
Particulars and as more particularly described in Part 1 of the Schedule
and shown edged blue on the Site Plan
"ESTATE AGREEMENT" means an Agreement dated 1st March 1993 made between
(1) RKL and (2) the Management Company
"GROUP COMPANY" means a company which is a member of the same group as
the party to which the term shall apply within the meaning of Section 42
of the Landlord and Xxxxxx Xxx 0000
"HEAD LEASE" means the lease under which the Landlord holds the Demised
Premises dated 20th February 1991 made between Kent County Council (1)
and Xxxxx and Associates Block 13 Limited (2) and "SUPERIOR LANDLORD"
means the person for the time being entitled to the reversion
immediately expectant on the term granted by the Head Lease and every
other person having an interest in reversion to that term and "THE
SUPERIOR LANDLORD" shall mean the person entitled for the time being to
the reversion thereof
"INSURED RISKS" means loss or damage by or in consequence of fire storm
tempest lightning explosion flood earthquake subsidence aircraft and (in
time of peace) aerial devices and things dropped therefrom impact riot
acts of malicious damage or persons civil commotion bursting and
overflowing of water tanks apparatus and pipes and such other risks as
the Landlord shall insure against from time to time
2
"LANDLORD'S SPECIFICATION" means the outline form of specification (ref.
xx.XX/XXX dated 21st February 1991) attached hereto so entitled
"LANDLORD'S SURVEYOR" means any person being a chartered surveyor
appointed by or acting for the Landlord excluding an employee of the
Landlord or a Group Company to perform the function of a surveyor for
any purposes of this
Underlease
"PARK" means the commercial area of Kings Hill Business Park West
Malling which is for the purpose of identification only shown hatched
and cross-hatched black on the Park Plan
"PARK PLAN" means the annexed plan so entitled
"PARKING AREAS" means the areas within the Demised Premises set aside by
the Tenant for the parking of vehicles in connection with the use of the
Building
"PARTICULARS" means the particulars in clause 1
"PERMITTED PART" means the whole of a complete floor of the Building
(adjusted so as to create on the ground floor a lobby, entrance and
corridor and all requisite common areas)
"PLANNING ACTS" means the Town and Country Planning Xxx 0000
"PLANNING PERMISSION" means the planning permission granted to the
landlord authorising development of the Park under reference number
TM/89/1655
"RENT DAYS" means 25th March 24th June 29th September and 25th December
in each year and "RENT DAY" shall mean any of such days as the context
requires
"RKL" means Xxxxx Xxxx Limited or whoever shall for the time being be
entitled to enforce the covenants on the part of the Management Company
in the Estate Agreement
"SERVICE RENT" means the sums payable under clause 4.4
"SITE PLAN" means the annexed plan so entitled
"STIPULATED RATE" means the rate per annum of three per centum above
Barclays Bank Plc base rate from time to time (or where such rate is not
quoted such base rate as would in the reasonable opinion of the Landlord
be the nearest equivalent thereto if such base rate were quoted)
"STRUCTURE" means the foundations external walls supporting columns and
beams roofs and other structural parts of the Building and other
structures from time to time on the Demised Premises
2.2 "Landlord" includes the persons for the time being entitled to the
reversion immediately expectant on the determination of the Term
2.3 "Tenant" includes the Tenant's successor or successor in title of the
Term
2.4 Where the Tenant or any guarantor includes two or more persons
obligations expressed or implied to be made by or with the Tenant or any
guarantor (as the case may be) shall be deemed to be made by or with
such persons jointly and severally
3
2.5 Any covenant by the Tenant not to do or omit to do any act or thing
shall be deemed to include an obligation not to permit or suffer such
act or thing to be done or omitted to be done as the case may be
2.6 "TERM" means the term hereby granted
2.7 References to any right of the Landlord to have access to the Demised
Premises shall be construed as extending to any Superior Landlord and
any mortgagee of the Demised Premises and to all persons authorised by
the Landlord and any Superior Landlord or mortgagee in all cases (except
in cases of emergency) at reasonable times upon prior notice
2.8 Any provisions in this
Underlease referring to the consent or approval
of the Landlord shall be construed as also requiring the consent or
approval of any mortgagee of the Demised Premises and any Superior
Landlord where such consent shall be required under the Head Lease or
the charge or mortgage in question but nothing in this
Underlease shall
be construed as implying that any obligation is imposed upon any
mortgagee or any Superior Landlord not unreasonably to refuse any such
consent or approval PROVIDED THAT the Landlord will use its reasonable
endeavours to obtain any such consents or approvals
2.9 Any reference to parting with possession shall be deemed to include
sharing possession and any occupation by a licensee
2.10 Any reference to a statute shall include any statutory extension or
modification or re-enactment of such statute and any order instrument
plan regulation permission or direction made or issued thereunder or
deriving validity therefrom
2.11 Words importing the singular meaning shall include the plural meaning
and vice versa and words importing the masculine feminine and neuter
genders shall include the other or others of such genders
2.12 The clause and paragraph headings and the index are for convenience only
and shall not affect the construction of this document
2.13 References in this
Underlease to any clause or schedule without further
designation shall be construed as a reference to the clause or schedule
to this
Underlease so numbered
2.14 Subject to the foregoing the expressions used in the Particulars shall
have the same meanings when used hereafter in this
Underlease
2.15 Any rent (whether or not defined in the Particulars in clause 1 or in
clause 3.2) and other amounts which may be or become payable to the
Landlord under this
Underlease are exclusive of Value Added Tax which
may be or become chargeable on the relevant supply by the Landlord
PROVIDED THAT any request for VAT shall be accompanied by a VAT invoice
addressed to the Tenant where this lawful
2.16 The rights excepted and reserved in Part 3 of the Schedule are also
excepted and reserved for the benefit of the Superior Landlord
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3. DEMISE AND RENT
3.1 In consideration of the rents and of the covenants and conditions herein
reserved and contained the Landlord demises to the Tenant ALL THOSE the
Demised Premises TOGETHER WITH the rights and EXCEPT AND RESERVED and
SUBJECT as provided respectively in Parts 2 3 and 4 of the Schedule TO
HOLD the same unto the Tenant for the Term YIELDING and PAYING therefor
to the Landlord the rents hereby reserved
3.2 The rents reserved by this
Underlease are as follows:
3.2.1 FIRST yearly and proportionately for any period less than a year
and throughout the Term the rent reserved and made payable in
Part 5 of the Schedule such rent to be paid by equal quarterly
payments in advance on the four Rent Days in every year the
first payment in respect of the period from and including the
Rent Commencement Date to and including 28th September 2001
being due on the Rent Commencement Date
3.2.2 SECONDLY all such monies as shall become payable in accordance
with clause 4.3 in respect of insurance
3.2.3 THIRDLY all such monies as shall become payable in accordance
with clause 4.4
3.2.4 FOURTHLY all such monies as shall become payable in accordance
with clause 4.23
4. TENANT'S COVENANTS
The Tenant HEREBY COVENANTS with the Landlord and separately with the
Management Company as follows:
4.1 RENT
4.1.1 To pay the rents reserved by this Underlease at the times and in
the manner herein provided and not to exercise or seek to
exercise any right or claim to withhold rent or any right or
claim or legal or equitable set-off PROVIDED ALWAYS THAT the
rent hereby firstly reserved shall so long as the Landlord shall
not in writing require to the contrary be paid by bankers
standing order in such form as shall from time to time be
furnished by the Landlord and such form shall be duly and
promptly completed by the Tenant and delivered by it to the
Landlord
4.1.2 To pay in addition to the rents and other amounts which may be
or become payable by the Tenant to the Landlord under this
Underlease all Value Added Tax which may be or become chargeable
on the relevant supply by the Landlord to the Tenant
4.2 OUTGOINGS
4.2.1 To pay and discharge and indemnify the Landlord against all
existing and future rates taxes duties charges assessments
impositions and outgoings whatsoever whether parliamentary
parochial local or of any other description and whether or not
of a capital or non-recurring nature which are now or may
5
at any time hereafter during the Term be charged levied assessed
or imposed upon or payable in respect of the Demised Premises or
any part thereof or upon any occupier or other person interested
in respect thereof including a due proportion properly
attributable to the Demised Premises of such outgoings as
aforesaid as may be charged levied assessed imposed or payable
on or in respect of any premises (including but without
limitation thereto the Park) of which the Demised Premises form
part (such proportion to be determined by the Landlord's
Surveyor acting reasonably whose decision shall be conclusive
save in case of manifest error) except only (but without
prejudice to clause 4.1.2) taxation assessed upon the Landlord
in respect of its revenue derived from its reversionary interest
in the Demised Premises or any dealing by it therewith and if
the Landlord shall suffer any loss of rating relief which may be
applicable to empty premises after the end of the Term by reason
of such relief being allowed to the Tenant in respect of any
period before the end of the term to make good such loss to the
Landlord (provided that this shall not apply if the Tenant
exercises its right to break contained in clause 8)
4.2.2 To be solely responsible for and promptly to pay all costs and
charges for water gas electricity telephone and any other
services used or consumed in or upon the Demised Premises
including all meter rents and standing charges but so that the
Landlord shall not be responsible for any interruption or
failure in the supply of any such services unless caused by the
negligence of the Landlord its employees or servants
4.3 INSURANCE
4.3.1 To pay to the Landlord by way of rent on written demand:
(A) all premiums which the Landlord shall from time to time pay
for insuring the Demised Premises against loss or damage by
any of the Insured Risks in accordance with the Landlord's
covenant in that behalf hereinafter contained; and
(B) all premiums paid by the Landlord from time to time for
insuring the loss for a minimum of three and a maximum of
five years of the rents hereby reserved (including proper
allowances for increases in rent pursuant to the provisions
for rent review herein contained); and
(C) all premiums paid by the Landlord from time to time for
insuring itself against all third party liabilities
including public and property owners' liabilities arising
or which may arise by virtue of its ownership of the
Demised Premises; and
(D) an amount equal to proper insurance revaluation fees and
all reasonable fees and expenses payable to advisers in
connection with effecting and maintaining the said
insurances and claims arising thereunder
4.3.2 To notify the Landlord forthwith upon becoming aware of the same
of the happening or occurrence of any event or anything likely
to give rise to a claim under any insurance effected under the
terms of this Underlease
6
4.3.3 Not knowingly to do or omit anything whereby any such policy of
insurance may become void or voidable in whole or part nor
anything whereby abnormal or loaded insurance premiums may
become payable
4.3.4 In the event of the Demised Premises or any part thereof or any
item of an insurable nature therein belonging to the Landlord
being destroyed or damaged and the moneys under any insurance
effected thereon by the Landlord being wholly or partly
irrecoverable by reason solely or in part of any act or default
of the Tenant or any sub-tenant or their respective servants or
agents then and in every such case the Tenant will forthwith on
demand pay to the Landlord the whole or (as the case may
require) a fair proportion of the cost (including professional
and other fees) of completely rebuilding reinstating or
replacing the same together with interest thereon at the
Stipulated Rate calculated from the date of expenditure of such
cost by the Landlord until payment by the Tenant as well after
as before judgment
4.3.5 To comply at all times with the proper requirements of the
insurers so far as they relate to the Demised Premises
4.3.6 Not to effect any insurance in respect of the Demised Premises
other than in respect of
(A) tenant's fixtures and fittings and contents and
(B) public and property owner's liabilities arising or which
may arise by virtue of the use and occupation by the Tenant
of the Demised Premises
4.3.7 To effect and maintain insurance in respect of the matters
specified in clauses 4.3.6(A) and 4.3.6(B)
4.4 ESTATE CONTRIBUTION PAYMENT
To pay in accordance with its terms such amounts and on such dates as it
is provided in the Estate Agreement shall be attributable to the Demised
Premises
4.5 REPAIRS
4.5.1 Save as identified in Part 6 of the Schedule well and
substantially to repair cleanse maintain amend and keep in good
and substantial repair and condition the Building and the
Curtilage (damage covered by insurance effected by the Landlord
excepted unless payment of the insurance money is wholly or
partially withheld wholly or partially by reason of any act or
default of the Tenant or any sub-tenant or their respective
servants or agents or any other person under the control of the
Tenant or any sub-tenant)
4.5.2 To keep clean the internal and external surfaces of all windows
and window frames of the Building and not to cover any windows
except by means of blinds or other arrangements approved by the
Landlord such approval not to be unreasonably withheld
4.5.3 To keep in good and safe repair all Conduits and meters
exclusively serving the Demised Premises and to indemnify the
Landlord against all liability
7
howsoever arising from any failure to repair or the misuse or
overloading of the same
4.5.4 To maintain in good and serviceable repair and condition the
Landlord's fixtures and fittings and all Apparatus in or upon or
exclusively serving the Demised Premises and to replace such of
them as may become worn out lost unfit for use or destroyed by
substituting others of a like or more modern nature and of good
quality
4.5.5 Forthwith upon becoming aware of the same to give notice in
writing to the Landlord of any defect in the state of the
Demised Premises or of the Landlord's fixtures and fittings
therein or thereupon or of the Apparatus which would or might
give rise to an obligation upon the Landlord under these
presents to do or refrain from doing any act or thing in order
to comply with any duty of care imposed upon the Landlord by
reason of these presents and to indemnify the Landlord against
or in respect of any losses claims actions costs or demands
arising out of any failure of the Tenant to comply with its
obligations under this clause and at all times permit the
Landlord to display such notices and signs as the Landlord
having regard to such duty of care reasonably requires to
display at the Demised Premises
4.5.6 To remedy any breach of covenant and to repair and make good all
defects decays and wants of repair in respect of the Demised
Premises of which notice in writing shall be given by the
Landlord to the Tenant and for which the Tenant is liable
hereunder within one calendar month after the giving of such
notice provided that in the case of default by the Tenant it
shall be lawful for (but not obligatory upon) the Landlord (but
without prejudice to the right of re-entry hereinafter contained
or other right of the Landlord with regard thereto) to enter
upon the Demised Premises and remedy the breach and/or make good
such defects decays or wants of repair and the cost thereof and
all proper expenses together with interest thereon at the
Stipulated Rate from the date of expenditure by the Landlord
until payment by the Tenant as well after as before judgment
shall be a debt due from the Tenant to the Landlord and be
forthwith recoverable by action
4.5.7 To keep the Demised Premises clean and in a neat and tidy
condition and in particular to comply (but not so that
compliance would require the Tenant to carry out any works or
incur costs) with (where appropriate) the provisions of the
Section 52 Agreement referred to in Part 4 of the Schedule
insofar as they relate to the Demised Premises and to store and
dispose of all rubbish and waste in a manner approved by the
Landlord PROVIDED THAT if the Tenant shall fail to comply with
all or any of its obligations under the foregoing provisions of
this clause the Landlord shall be entitled (but without being
obliged so to do) to remove and dispose or arrange for the
removal and disposal of any rubbish waste goods or materials
deposited or stored in breach of this covenant and the cost
incurred by the Landlord shall be paid by the Tenant on demand
together with interest thereon at the Stipulated Rate as well
after as before judgment and be forthwith recoverable by action
8
4.6 DECORATION
4.6.1 In the third and sixth year of the Term and also in the last
three months thereof howsoever determined to Decorate those
parts of the exterior of the Demised Premises as are normally
required to be decorated in a tint or colour to be approved by
the Landlord's Surveyor (such approval not to be unreasonably
withheld)
4.6.2 In the fifth year of the Term and also in the last three months
thereof howsoever determined and in the last three months in a
tint or colour to be approved by the Landlord's Surveyor (such
approval not to be unreasonably withheld) to Decorate the
interior of the Demised Premises
4.7 ALTERATIONS AND REINSTATEMENT
4.7.1 Not to carry out:
(A) any development of or on the Demised Premises;
(B) any works to or affecting any load bearing structure of the
Building;
(C) any work affecting the external appearance of the Demised
Premises and/or the Curtilage or to annexe them to any
adjoining premises;
(D) any improvement which might add to the letting value of the
Demised Premises at the expiry of the Term
4.7.2 Without prejudice to clause 4.7.1 not to make any other
alteration or addition to the Demised Premises (including all
electrical and other plant and equipment) except:
(A) in accordance with plans and specifications previously
submitted at the Tenant's expense in triplicate to and
approved by the Landlord (such approval not to be
unreasonably withheld or delayed);
(B) in accordance with any relevant terms conditions and
regulations of the Institution of Electrical Engineers the
gas and water supply and fire control authorities and the
insurance company with whom the Demised Premises are for
the time being insured;
(C) in a good and workmanlike manner
PROVIDED ALWAYS THAT:
(A) no such alterations or additions shall be carried out until
the Landlord and the Superior Landlord (if appropriate) has
issued its consent in writing to which the Tenant shall if
required join as a party in order to give such covenants as
the Landlord and/or the Superior Landlord reasonably
requires (such consent not to be unreasonably withheld or
delayed)
(B) the installation and removal of demountable partitioning
which does not involve cutting into the structure or other
load bearing parts of the Demised Premises shall not
require the Landlord's consent so long as
9
the Tenant produces at its own expense to the Landlord or
to any managing agents engaged by it plans and
specifications illustrating the manner in which the work
will be carried out not less than twenty-one days before
the work is commenced and notifies the Landlord or the
agents within fourteen days after its completion
4.7.3 At the expiry of the Term if and to the extent required by the
Landlord to remove:
(A) all alterations and additions made to or installed on the
Demised Premises by the Tenant and anything which may have
been installed under clause 4.7
(B) all the Tenant's Works as defined by the Agreement dated
21st February 1991 for the grant of the Underlease dated
31st January 1992 pursuant to which the Tenant occupied the
Demised Premises prior to the grant of this Underlease
and to restore and make good the Demised Premises in a proper
and workmanlike manner to the condition and design which existed
before the alterations additions or installations were made with
all services properly sealed off and to the Landlord's
reasonable satisfaction
4.7.4
(1) To comply with the obligations imposed on the Tenant
by the CDM Regulations and to procure compliance by
any designer or contractor employed by the Tenant in
connection with any alteration or addition to the
Demised Premises with their obligations under the CDM
Regulations
(2) Without prejudice to the generality of clause 4.7.4(1)
to procure that information relating to any
alterations or additions to the Demised Premises is
incorporated into the health and safety plan and
health and safety file maintained for the Demised
Premises in accordance with the CDM Regulations
4.8 ENTRY
To permit the Landlord and its duly authorised agents with or without
workmen and appliances at all reasonable times (after giving at least 72
hours' notice to the Tenant except in emergency) to enter the Demised
Premises:
4.8.1 to examine the state of repair and condition thereof and of any
Conduits therein thereon or thereunder
4.8.2 to check and take inventories of the Landlord's fixtures and
fittings and the Apparatus
4.8.3 to repair and maintain or execute any work upon the Demised
Premises or any part thereof or any Landlord's fixtures and
fittings or the Apparatus therein
4.8.4 for the provision of any of the services or for the exercise of
any exception and reservation out of this Underlease
10
PROVIDED THAT the persons so entering shall cause as little damage and
disturbance as practicable and make good any damage caused to the
Demised Premises to the Tenant's reasonable satisfaction
4.9 USE
4.9.1 Not to use the Demised Premises otherwise than for the Permitted
Use and in accordance with the requirements and conditions of
any planning permission authorising such use from time to time
4.9.2 Not to do on the Demised Premises anything which may be illegal
or immoral or a nuisance or annoyance or cause danger or injury
or damage to the Landlord or any other person and to pay all
costs charges and expenses incurred by the Landlord in abating a
nuisance and in executing such works as may be required to xxxxx
a nuisance in obedience to any notice served upon the Landlord
in respect of or incidental to the Demised Premises or the use
thereof
4.9.3 Not to use the Demised Premises for any noxious noisy or
offensive trade or business and not to hold any sale by auction
on the Demised Premises and not to allow on the Demised Premises
anything which is or may become dangerous offensive combustible
inflammable radioactive or explosive
4.9.4 Not to use on the Demised Premises any machinery or sound
reproduction or amplifying equipment which shall be noisy or be
a nuisance or annoyance to the Landlord or any other person
4.9.5 Not to do anything which interferes with or imposes any
excessive load or strain on the structure or the Apparatus or
the workings thereof
4.9.6 Not to permit any vehicles upon the Curtilage other than
vehicles belonging to persons lawfully resorting to the Demised
Premises parked only in the Parking Areas and to take all
reasonable steps to prevent persons resorting to the Demised
Premises from parking vehicles upon or otherwise obstructing the
roadways and footpaths within the Park
4.9.7 Not to suffer or permit any person to reside or sleep on the
Demised Premises
4.9.8 Not to discharge anything into the Conduits which will be
corrosive or harmful or which may cause any obstruction or
deposit therein
4.9.9 (Subject to clause 4.9.6) not to place or store anything upon
the Curtilage save in structures designed for storage approved
by the Landlord
4.10 ALIENATION
4.10.1 Not to assign or charge part only of the Demised Premises
4.10.2 Not to assign the whole of the Demised Premises without the
prior written consent of the Landlord (which shall not be
unreasonably withheld but which may be granted subject to any
one or more of the conditions referred to in clause 4.10.3 and
which may be withheld if either of the circumstances referred to
in clause 4.10.4 exist)
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4.10.3 The conditions referred to in clause 4.10.2 (which are specified
for the purposes of Section (19)(1A) of the Landlord and Xxxxxx
Xxx 0000 and which operate without prejudice to the Landlord's
right to withhold consent on any reasonable grounds) are:
(A) that the Tenant shall have entered into an authorised
guarantee agreement (as defined in Section 16 of the
Landlord and Tenant (Covenants) Act 1995) with the Landlord
in a form which the Landlord reasonably requires
(B) that any guarantor of the Tenant's obligations under this
Underlease shall have guaranteed to the Landlord that the
Tenant will comply with the terms and conditions of the
authorised guarantee agreement referred to in clause
4.10.3(A) on terms and in a form which the Landlord
reasonably requires
(C) that (subject as provided in 4.10.3(D)) if so reasonably
required by the Landlord the proposed assignee shall have
procured covenants with the Landlord by a guarantor or
guarantors (not being the Tenant) acceptable to the
Landlord (acting reasonably); and/or a deposit with the
Landlord of six months' of the then current rent firstly
reserved by this Underlease together with any VAT thereon
as fourthly reserved by this Underlease (and including
provisions for increase of the sum following any future
review of the rent first reserved by this Underlease) on
such terms as the Landlord may reasonably require as
additional security for the discharge of the Tenant's
obligations under this Underlease
INTRA GROUP DEALINGS
(D) that, if the proposed assignee is a Group Company, the
Tenant shall have procured either:
(1) if the Tenant's obligations under this lease are
guaranteed by another Group Company that such Group
Company covenants with the Landlord in such form as
the Landlord shall reasonably require; or
(2) if there is no guarantor of the Tenant's obligations
under this lease and if the proposed assignee is not
at the date of the application for consent to the
proposed assignment in the reasonable opinion of the
Landlord of financial standing equivalent to or
greater than the Tenant at the date of this lease that
the proposed assignee procures covenants by a Group
Company which is not the Tenant or the proposed
assignee and which is in the reasonable opinion of the
Landlord of financial standing equivalent to or
greater than the Tenant in such form as the Landlord
shall reasonably require; and
(3) in either case the proposed assignee procures a
deposit with the Landlord of the amount described in
clause 4.10.3(C);
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(E) that the previous conditions are satisfied on or before the
date of the assignment
4.10.4 The circumstances referred to in clause 4.10.2 (which are
specified for the purposes of Section 19(1A) of the Landlord and
Tenant Act 1927) are:
(A) where any sums due from the Tenant to the Landlord under
this Underlease remain unpaid at the date of the
application for consent to the proposed assignment and/or
the date of the Landlord's consent
(B) where in the Landlord's reasonable opinion there is at the
date of the application for consent to the proposed
assignment and/or the date of the Landlord's consent a
material outstanding breach of any Tenant's covenant under
this Underlease
4.10.5 Save in accordance with the succeeding provisions of this clause
not to underlet or part with the possession or share the
occupation of the whole or any part of the Demised Premises
PROVIDED ALWAYS THAT nothing contained in this clause shall
prevent the Tenant from sharing occupation of the Demised
Premises or any part thereof with any Group Company on terms
which do not create the relationship of landlord and tenant and
under which such company will vacate the premises forthwith upon
its ceasing to be a Group Company
4.10.6 Not under any circumstances to create or permit the creation of
any interest derived out of this Underlease whether mediate or
immediate and howsoever remote or inferior except at full market
rack rent and without a fine premium or other capital sum being
taken (and so that no such fine or premium or other capital sum
shall be taken save in payment of Tenant's fixtures and
fittings) and not to create or permit the creation of any
derivative interest except on terms which prohibit the
commutation of rent nor (unless such underletting shall include
provisions approved by the Landlord for rent reviews at the
times and in accordance with the terms of this Underlease) for a
term which shall extend beyond a date on which the rent payable
hereunder is to be reviewed as herein provided
4.10.7 Subject as aforesaid the Tenant may with the written consent of
the Landlord which shall not be unreasonably withheld underlet
the whole of the Demised Premises or create so as to be
subsisting at any one time not more than two underlettings of
the Building and which shall be underlettings of a Permitted
Part and which shall provide for underletting the Parking Areas
but in the case of any permitted underletting of the Demised
Premises be it of the whole of the Demised Premises or the whole
of a Permitted Part (whether mediate or immediate) the Tenant
shall procure that:
(A) on or before the grant of the relevant underlease the
underlessee shall covenant with the Landlord to observe and
perform the Tenant's covenants and conditions in this
Underlease insofar as they are applicable to the premises
to be underlet (except the covenant to pay rent) and those
of the underlessee in the relevant underlease
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(B) on or before the grant of the relevant underlease to any
private limited company a guarantor or guarantors if
reasonably required by the Landlord shall covenant (if more
than one jointly and severally) with the Landlord to
guarantee the observance and performance by the underlessee
of its covenants to be contained in such underlease
(C) any permitted immediate or mediate underlease contains:
(1) covenants by the underlessee with the underlessor
prohibiting the underlessee from doing or allowing any
act or thing on or in relation to the sub-demised
premises inconsistent with or in breach of the
Tenant's obligations in this Underlease
(2) a condition for re-entry by the underlessor on breach
of any covenant by the underlessee
(3) an absolute bar on the underletting of the whole or
any part of the sub-demised premises and an absolute
bar on the assignment of part of the sub-demised
premises
(4) subject to sub-paragraph (3) the same restrictions on
assignment and underletting or parting with possession
and sharing of occupation and the same provisions for
direct covenants to be given to the Landlord and
registration as in this Underlease
(D) if the underlease is granted prior to the date upon which
the Term may be determined pursuant to clause 8, the term
of years granted by the permitted underlease must not
extend beyond the date upon which the Term may be
determined pursuant to clause 8 unless (a) the permitted
underlease contains a break clause exercisable by the
Tenant on the same date upon which the Term of this
underlease may be determined pursuant to clause 7 hereof
and (b) if the Tenant exercises his right to determine this
underlease pursuant to clause 8 it will immediately
determine any permitted underlease
(E) on or before the grant of the relevant underlease an
agreement shall subsist authorised by a Court of competent
jurisdiction under section 38(4) of the Landlord and Xxxxxx
Xxx 0000 (as amended) excluding in relation to the tenancy
thereof the provisions of Sections 24 to 28 of that Act
(F) the term of years granted by any permitted underlease does
not in any event extend beyond the Term expiry date of this
underlease
4.10.8 To enforce performance and observance by every such underlessee
of the covenants and conditions in its underlease and not to
release or waive any such covenants or conditions
4.10.9 Not to assign underlet or otherwise deal in any way pursuant to
the terms of this clause with the Demised Premises otherwise
than on terms that the Estate Agreement shall (to the extent
that the same affects the Demised Premises) affect and be
incorporated in such dealing and that such dealing shall be
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subject to and bound by the provisions of the Estate Agreement
and to procure by covenant from the assignee sub-tenant or other
party a covenant to such effect in the instrument by which such
dealing is made
4.11 REGISTRATION OF DEALINGS
Within ten working days after any assignment charge or underletting or
any transmission or other devolution relating to the Demised Premises or
any part thereof to give notice thereof to the Landlord's solicitor and
to furnish him with a certified copy of any document relating thereto
and to pay to the Landlord's solicitor a reasonable fee (not being less
than twenty pounds)
4.12 COMPLIANCE WITH STATUTES ETC
To comply in all respects with and in a proper and workmanlike manner to
execute all works required under the provisions of all statutes for the
time being in force and the directions of any competent authority
relating to the Demised Premises or any part thereof or the use thereof
or anything contained therein or the employment therein of any person or
persons and not to do or omit or suffer to be done or omitted on or
about the Demised Premises any act or thing by reason of which the
Landlord may under any enactment incur or have imposed upon it or become
liable to pay any levy penalty damages compensation costs charges or
expenses and so far as the law allows to indemnify the Landlord against
all liability in respect thereof
4.13 PLANNING
4.13.1 Not to apply for planning permission in respect of the Demised
Premises or any part thereof without the Landlord's prior
written consent (which shall not be unreasonably withheld in
respect of any addition or alteration in respect of which the
Landlord's consent is not to be unreasonably withheld under the
terms of this Underlease) and if the Landlord attaches
conditions to any such consent not to apply for planning
permission except in accordance with those conditions
4.13.2 To comply with the provisions and requirements of the Planning
Acts and of any planning permissions (and the conditions
thereof) relating to or affecting:
(A) the Demised Premises or
(B) any operations works acts or things carried out executed
done or omitted on the Demised Premises or
(C) the use of the Demised Premises
4.13.3 Subject to clause 4.13.1 as often as occasion requires during
the Term at the Tenant's expense to obtain and if appropriate
renew all planning permissions and serve all notices required
under the Planning Acts for the carrying out by the Tenant of
any operations or the institution or continuance by the Tenant
of any use of the Demised Premises or any part thereof
4.13.4 To pay and satisfy any charge imposed under the Planning Acts in
respect of the carrying out or maintenance by the Tenant of any
such operation or the institution or continuance by the Tenant
of any such use as aforesaid
15
4.13.5 Notwithstanding any consent which may be granted by the Landlord
under this Underlease not to carry out or make any alteration or
addition to the Demised Premises or any change of use of the
Demised Premises (being an alteration or addition or change of
use prohibited by or for which the Landlord's consent is
required under this Underlease and for which a planning
permission is needed) before a planning permission for such
alteration addition or change of use has been produced to and
acknowledged by the Landlord as satisfactory (such
acknowledgement not to be unreasonably withheld or delayed)
PROVIDED THAT the Landlord may refuse to express such
satisfaction if the period of such permission or anything
contained in or omitted from it will in the reasonable opinion
of the Landlord's Surveyor be likely to prejudice the Landlord's
interest in the Demised Premises and/or the Park either during
the Term or on or after the expiration or earlier determination
of the Term
4.13.6 When called upon so to do to produce to the Landlord and the
Landlord's Surveyor all plans documents and other evidence
reasonably required by the Landlord to satisfy itself that the
covenants in this clause 4.13 have been complied with
4.13.7 Where any planning permission is granted subject to conditions
involving the carrying out of works upon or change of use of the
Demised Premises the Landlord may as a condition of its consent
to the carrying out of such works or change of use and acting
reasonably require the Tenant to provide security for the due
compliance with those conditions and no works shall be commenced
and no change of use shall be implemented until such security
has been provided to the Landlord's reasonable satisfaction
4.13.8 As soon as practicable to notify the Landlord of any order
direction proposal or notice under the Planning Acts served on
or received by the Tenant or coming to the Tenant's notice which
relates to the Demised Premises and to produce to the Landlord
if required any such order direction proposal or notice in the
Tenant's possession and not to take any action in respect of
such order direction proposal or notice without the Landlord's
approval which shall not be unreasonably withheld or delayed
4.14 ENCROACHMENTS
Not to obstruct any window light or way belonging to the Demised
Premises or to any neighbouring premises nor acknowledge that any
easement or other right is enjoyed by consent of any other person nor
permit any new easement right or encroachment to be made into against or
on the Demised Premises and to give immediate notice to the Landlord if
any easement right or encroachment affecting the Demised Premises shall
be made or attempted and at the Landlord's request and cost to adopt
such means as may be reasonably required to prevent or licence the same
4.15 NOTIFICATIONS
Forthwith on receipt of any permission notice order or proposal relating
to the Demised Premises or the use or condition thereof given or issued
by any governmental local or other public or competent authority to give
full particulars thereof to the Landlord and if so required by the
Landlord to produce the same to the
16
Landlord and to take all necessary steps to comply therewith and also
when requested by the Landlord to make or join with the Landlord in
making such objections and representations against or in respect of the
same as the Landlord shall deem expedient
4.16 FIRE FIGHTING
To keep the Demised Premises supplied and equipped with all fire
fighting and extinguishing appliances from time to time required by law
or required by insurers of the Demised Premises or reasonably required
by the Landlord such appliances being kept open to inspection and
properly maintained and not to obstruct the access to or means of
working such appliances or the means of escape from the Demised Premises
in case of fire
4.17 ADVERTISEMENTS
Subject in all respects to the provisions of the Estate Agreement and
any regulations therein contained not without the written consent of the
Landlord to affix or exhibit any advertisement sign placard notice
flagpole aerial transmitter receiver or other like object either outside
the Demised Premises or inside the Demised Premises so as to be seen
from the outside save that the corporate logo of the Tenant may be
displayed on the Landlord's Park signage at the entrance to the Building
and within the Building in such position and of such size and design as
is approved by the Landlord and if the Landlord reasonably so requires
to remove at the end or earlier determination of the Term any item
exhibited or installed pursuant to this clause making good all damage
caused thereby
4.18 NOTICE BOARDS
To permit the Landlord or its agents to affix upon any suitable part of
the Demised Premises (but not so as to interfere with the Tenant's
business) a notice board or xxxx relating to any letting or reletting of
the same or any part thereof or to any sale or other dealing with any
interest in reversion to this Underlease and the Tenant will not remove
or obscure the same and will at all reasonable times and on reasonable
prior notice permit those authorised in writing by the Landlord in
connection with any such letting reletting sale or other dealing to
enter and view the Demised Premises at reasonable times without
interruption
4.19 EXPENSES
To pay to the Landlord on demand all proper costs charges and expenses
(including legal costs bailiff's fees and surveyor's fees) reasonably
incurred and payable by the Landlord in connection with or in
contemplation of:
4.19.1 the recovery of arrears of rent under this Underlease
4.19.2 any proceedings relating to the Demised Premises whether under
Sections 146 and/or 147 of the Law of Property Xxx 0000 or
otherwise including the preparation and service upon the Tenant
of any notice (whether statutory or otherwise) and the
preparation of any schedule to accompany any such notice
notwithstanding forfeiture is avoided otherwise than by relief
granted by the Court
17
4.19.3 (without prejudice to the generality of the foregoing) the
preparation and service of any notice or schedule relating to
the repair of the Building and/or the Demised Premises whether
served on the Tenant during or within six months after the
expiration of the Term; and
4.19.4 any application by the Tenant to the Landlord for any consent or
approval pursuant to the covenants herein contained whether or
not the same be granted or acted upon
4.20 INDEMNITY
To keep the Landlord indemnified from and against all loss damage
actions proceedings claims demands costs and expenses of whatsoever
nature and whether in respect of any injury to or the death of any
person or damage to any property movable or immovable or otherwise
howsoever arising directly or indirectly from the repair or the state of
repair or condition of the Demised Premises or from any breach of
covenant on the part of the Tenant herein contained or from the use of
the Demised Premises or out of any works carried out at any time during
the Term to the Demised Premises or out of anything now or during the
Term attached to or projecting from the Demised Premises or as a result
of any act neglect or default by the Tenant or by any sub-tenants or by
their respective servants or agents or by any persons in or upon the
Demised Premises or the Park with the actual or implied authority of any
of them
4.21 YIELD UP
At the expiration or sooner determination of the Contractual Term
quietly to yield up the Demised Premises to the Landlord in such state
and condition as shall in all respects be consistent with a full and due
performance by the Tenant of the covenants on its part herein contained
(tenant's fixtures and fittings only excepted subject to the Tenant
making good all damage to the Demised Premises occasioned by their
removal) and upon such yielding up the Tenant shall if so required by
the Landlord in writing:
4.21.1 forthwith remove all signs nameplates and any other items
indicating the connection or former connection of the Tenant
with the Demised Premises; and
4.21.2 take out and remove from the Demised Premises all works not in
accordance with the Landlord's Specification and shall install
or reinstate (as the case may be) such works (or the equivalent
thereof) as are necessary to ensure that the Demised Premises
conform to the Landlord's Specification all such works of
installation to be carried out within 3 months of such
expiration or sooner determination in a good and workmanlike
manner to the reasonable satisfaction of the Landlord and for
the avoidance of doubt it is agreed that the obligation
contained in this clause 4.21 shall survive any such expiration
or sooner determination of the Term or of this Underlease
4.22 ARREARS
4.22.1 If and whenever the Tenant shall fail to pay the rents first
reserved by clause 3.2 with seven days of the due date or any
other monies (other than the rent thirdly reserved by clause
3.2) due under this Underlease within 14 days of the due date
(whether formally demanded or not) then (without prejudice to
any
18
other right or remedy of the Landlord including the right of
re-entry hereinafter contained) the Tenant shall pay to the
Landlord (whether formally demanded or not) interest at the
Stipulated Rate on such rent or other monies as the case may be
from the date when it was due to the date on which it is
actually paid and any such interest (without prejudice to any
other right or remedy of the Landlord) shall be recoverable by
distress as for rent in arrear
4.22.2 If and whenever the Tenant shall fail to pay the rent thirdly
reserved by clause 3.2 in accordance with the terms of the
Estate Agreement then (without prejudice to any other right or
remedy of the Landlord including the right of re-entry
hereinafter contained):
(A) if the Landlord shall pay the sums due pursuant to the
Estate Agreement the Tenant shall pay on demand to the
Landlord interest thereon at the Stipulated Rate from the
due date for payment thereof until the same is received by
the Landlord or
(B) if the Landlord shall not pay the sums due pursuant to the
Estate Agreement the Tenant shall on demand by the Landlord
pay to and indemnify the Landlord against any additional
sums which may be payable by the Landlord under the Estate
Agreement by reason of the non-payment of the same on the
due date for payment thereof
and any monies payable under this clause 4.22.2 shall (without
prejudice to any other right or remedy of the Landlord) be
recoverable by distress as for rent in arrear PROVIDED ALWAYS
THAT the Landlord shall endeavour to give to the Tenant as much
advance notice as is reasonably practicable of the amount of the
sums due pursuant to the Estate Agreement payable by the Tenant
after the Landlord has been notified thereof
4.23 VAT
To pay in addition to the rents and other sums due under this Underlease
all proper Value Added Tax (or any tax of a similar nature which may be
substituted for or levied in addition to it) which is now or may become
lawfully payable on the supply by the Landlord to the Tenant under this
Underlease of the interest created by it and of any other supplies
whether of goods or services on the basis that the rents and other sums
are the value of the said supplies and that they with the addition of
Value Added Tax are the consideration for the purposes of Section 19(2)
Value Added Tax 1994 PROVIDED ALWAYS THAT the Landlord shall first
deliver a VAT invoice (if legally possible)
4.24 REGULATIONS
4.24.1 To comply with all reasonable regulations and directions as the
Landlord may from time to time make or give or be or become
subjected to for the orderly convenient and proper management of
the Park or any part or parts thereof
4.24.2 To enter into any agreements made pursuant to section 106 of the
Local Government (Miscellaneous Provisions) Xxx 0000 and/or any
section having a similar purpose and effect of any other Act of
Parliament or subordinate legislation made thereunder which may
be required by any planning or public authority in consideration
of the grant of planning permission for any part of
19
the Park if in all the circumstances it would be reasonable to
do so and subject to the Landlord indemnifying the Tenant
against any costs or other liability incurred in connection
therewith
4.25 HEAD LEASE
Not to do or permit to be done in relation to the Demised Premises any
act or thing which would or might cause the Landlord to be in breach of
the Head Lease or which if done or permitted to be done by the Landlord
would or might constitute a breach of the covenants on the part of the
lessee and the conditions contained in the Head Lease
5. LANDLORD'S COVENANTS
The Landlord HEREBY COVENANTS with the Tenant as follows:
5.1 QUIET ENJOYMENT
The Tenant paying the rents and other monies hereby reserved and made
payable and performing and observing the covenants conditions and
agreements on the part of the Tenant herein contained may peaceably hold
and enjoy the Demised Premises for the Term without any interruption by
the Landlord or any person lawfully claiming under or in trust for the
Landlord
5.2 INSURANCE
Unless any insurance shall be invalidated by act or default of the
Tenant the Landlord will insure or cause to be insured in the London
insurance market or with such other insurers as the Landlord shall in
its reasonable discretion determine the Demised Premises against the
Insured Risks (to the extent that such insurance may ordinarily be
arranged for properties such as the Demised Premises with an insurer of
repute and subject to such limitations and exclusions as shall be
imposed by the insurers) in a sum equal to the cost of completely
rebuilding reinstating and replacing the same (taking into account
estimated increases in building costs) together with the cost of
demolition shoring hoarding and removal of debris and a proper provision
for professional fees in respect of rebuilding and reinstating together
with any Value Added Tax payable in respect of such rebuilding and
reinstating and against the loss for a minimum of three and a maximum of
five years of the rents hereby reserved (including proper allowances for
increases in rent pursuant to the provisions for rent review herein
contained) AND if so requested by the Tenant will produce to the Tenant
from time to time the policy of insurance or a certified copy of the
relevant provisions thereof and the current premium receipt or other
satisfactory evidence of payment and the Landlord shall provide for the
interest of the Tenant to be noted on the policy and use its reasonable
endeavours to procure that the insurers confirm in writing that they
waive any rights of subrogation that they have against the Tenant AND
FURTHER in case of damage or destruction covered by such insurance the
Landlord (unless it is unlawful so to do) expend all moneys received by
it (other than in respect of rent) under any such insurance as aforesaid
in or towards reinstating such damage or destruction so far as
practicable but if reinstatement as aforesaid shall not be permitted
(the Landlord having used all reasonable endeavours to obtain planning
permission and all other relevant consents in order for the
reinstatement to be permitted) or shall be frustrated the insurance
monies shall belong to the Landlord and this Underlease shall forthwith
determine
20
5.3 SERVICES
To provide or carry out or procure the provision or carrying out of the
services referred to in the Estate Agreement subject to the Tenant duly
paying its contribution of the costs associated with the provision of
such services PROVIDED THAT until the completion of the development of
the Park the obligations of the Landlord and the rights of the Tenant
shall be qualified to such extent as is necessary to reflect the fact
that such development is in the course of being carried out
5.4 HEAD LEASE
5.4.1 To pay the rents reserved by the Head Lease and to perform so
far as the Tenant is not liable for such performance under the
terms of this Underlease the covenants and conditions on the
part of the lessee contained in the Head Lease and to indemnify
and to keep indemnified the Tenant against all actions claims
proceedings costs expenses and demands in any way relating to
the Head Lease
5.4.2 On the request and at the expense of the Tenant to take all
reasonable steps to enforce the covenants on the part of the
Superior Landlord contained in the Head Lease
5.4.3 To take all reasonable steps at the Tenant's expense to obtain
the consent of the Superior Landlord wherever the Tenant makes
application for any consent required under this Underlease where
the consent of both the Landlord and the Superior Landlord is
needed by virtue of this Underlease and the Head Lease
5.5 ESTATE AGREEMENT AND MANAGEMENT COMPANY
5.5.1 Throughout the Term to use reasonable endeavours to procure that
RKL uses its reasonable endeavours to procure the performance by
the Management Company of its covenants under the Estate
Agreement PROVIDED THAT the obligations on the Landlord
contained in this clause 5.5.1 shall cease to have effect once
the majority of the shares in the Management Company and the
majority of the voting rights therein have been transferred to
tenants or purchasers of land at Kings Hill
5.5.2 Throughout the Term to use reasonable endeavours to procure that
RKL observes and performs the covenants and conditions on its
part contained in the Estate Agreement and in particular
contributes the respective proportions of the Estate Expenditure
which relates to those parts of the relevant Accounting Phase
intended for letting which remain from time to time unlet or in
respect of which no tenant's payment has been made
6. MANAGEMENT COMPANY'S COVENANTS
The Management Company covenants with the Tenant that:-
6.1 subject to the payment by the Tenant of the rents hereinbefore reserved
henceforth it will comply with its covenants in the Estate Agreement
relating to the provision of the Estate Services
21
6.2 it will use all reasonable endeavours to procure the performance by RKL
of the covenants and conditions on its behalf contained in the Estate
Agreement and will require RKL to contribute the respective proportions
of the Estate Expenditure which relate to those parts of the relevant
Accounting Phase which remain from time to time unlet or in respect of
which no tenants payment has been made
7. PROVISOS
PROVIDED ALWAYS and it is hereby agreed and declared as follows:
7.1 PROVISO FOR RE-ENTRY
If the whole or any part of the rents hereby reserved shall be unpaid
for 14 days after becoming payable whether formally demanded or not or
if there shall be any material breach of any of the Tenant's covenants
or if any Tenant being a corporation shall enter into liquidation
whether compulsory or voluntary (except a voluntary liquidation for the
purpose of and followed by amalgamation or reconstruction on terms
approved by the Landlord) or if unlimited shall apply to become limited
or being an individual shall commit an act of bankruptcy or become
subject to the laws of insolvency or if any Tenant enters into a
composition with his or its creditors or suffers distress or execution
to be levied on his or its goods then it shall be lawful for the
Landlord or any person or persons authorised by it in that behalf at any
time thereafter to re-enter upon the Demised Premises or any part
thereof in the name of the whole and thereupon this demise shall
absolutely determine but without prejudice to any right of action or
remedy of the Landlord in respect of any breach of covenant by the
Tenant
7.2 EXCLUSION OF USE WARRANTY
Nothing in this Underlease or in any consent granted by the Landlord
under this Underlease shall imply or warrant that the Demised Premises
may be used for any purpose whatsoever under the Planning Acts now or
from time to time in force
7.3 SERVICE OF NOTICE
Any notice shall be properly served if it complies with the provisions
of Section 196 of the Law of Property Xxx 0000 as amended by the
Recorded Delivery Service Xxx 0000 or Section 23 of the Landlord and
Xxxxxx Xxx 0000
7.4 DEVELOPMENT OF NEIGHBOURING PREMISES
The Landlord shall be entitled to carry out or permit the development of
any adjoining or neighbouring premises which may include building on or
into any boundary of the Demised Premises or re-routing any services and
Conduits in or serving the Building or the Demised Premises or
permitting the owners and occupiers of adjoining or neighbouring
premises to gain access thereto and egress therefrom via the Curtilage
or any part thereof without payment of compensation to the Tenant for
any damage or otherwise subject to the Landlord and others so authorised
exercising such right in a reasonable manner causing as little damage or
inconvenience as practicable and making good any physical damage caused
to the Building or the Demised Premises to the reasonable satisfaction
of the Tenant as soon as reasonably practicable
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7.5 ABATEMENT OF RENT
If the Building or any part thereof or any means of access thereto shall
be destroyed or damaged by any of the Insured Risks so as to render the
Building unfit for occupation or use then (unless the insurance of the
Demised Premises effected by the Landlord hereunder shall have been
vitiated by the act neglect fault or omission of the Tenant) the rent
hereby reserved or a fair and just proportion thereof according to the
nature and extent of the damage sustained (the amount of such proportion
if it cannot be agreed to be determined by a single arbitrator to be
appointed on the application of either party by the President for the
time being (or other next senior officer available) of the Royal
Institution of Chartered Surveyors whose decision shall be final and
binding) shall be suspended and cease to be payable until the Building
or the damaged portion thereof shall have been reinstated or made fit
for occupation
7.6 DAMAGE FROM SERVICES
The Landlord shall not be liable to the Tenant or any other person
claiming through the Tenant for any accident loss or damage which may be
caused by reason of any breakdown stoppage leakage or defect of or in
any Apparatus and if any service shall be rendered to or for the Tenant
at the Tenant's request by any servant or agent of the Landlord the same
shall be deemed to have been rendered by that person as servant of the
Tenant
7.7 LANDLORD'S LIABILITY
In any case where the facts are or should reasonably be known to the
Tenant and could not reasonably have been known to the Landlord without
the Tenant's notification the Landlord shall not be liable to the Tenant
in respect of any failure of the Landlord to perform any of its
obligations to the Tenant hereunder whether express or implied unless
and until the Tenant has notified the Landlord of the facts giving rise
to the failure and the Landlord has failed within a reasonable time to
remedy the same
7.8 TENANT'S EFFECTS
The Tenant hereby irrevocably appoints the Landlord to be its agent to
store or dispose of any effects left by the Tenant on the Demised
Premises for more than seven days after the termination of this
Underlease by effluxion of time or otherwise on any terms that the
Landlord thinks fit and without the Landlord being liable to the Tenant
save to account for the net proceeds of sale less the cost of storage
(if any) and any other expenses reasonably incurred by the Landlord
7.9 LANDLORD AND TENANT ACT EXCLUSION
Having been authorised to do so by an Order of the Mayor's and City of
London Court (No. MY090351) made on 22nd December 2000 under
Section 38(4)(a) Landlord and Xxxxxx Xxx 0000 the parties agree that
the provisions of Sections 24 to 28 of that Act shall be excluded in
relation to this Underlease
7.10 CONFIDENTIALITY
The Landlord its servants agents employees and invitees shall use all
reasonable endeavours to observe any reasonable requirements or
procedures prescribed by the
23
Tenant from time to time to maintain the confidentiality of any
information or processes carried on by the Tenant at the Demised
Premises
7.11 OVERRIDING LEASE
If, during the Term, the Landlord grants a tenancy of the reversion
immediately expectant on the determination of this lease, whether
pursuant to section 19 Landlord and Tenant (Covenants) Xxx 0000 or
otherwise, any obligation of the Tenant to obtain the consent of the
Landlord under this lease to any dealing shall be deemed to include a
further obligation also to obtain the consent of the lessor under such
tenancy to such a dealing
7.12 APPLICATION OF LANDLORD AND TENANT (COVENANTS) XXX 0000
This lease is a new tenancy for the purposes of the Landlord and Tenant
(Covenants) Xxx 0000
7.13 EXCLUSION OF THIRD PARTY RIGHTS
Each party confirms that no term of this lease is enforceable under the
Contracts (Rights of Third Parties) Xxx 0000 by a person who is not a
party to this lease
7.14 STAMP DUTY CERTIFICATE
There is no agreement for lease to which this Underlease gives effect.
8. TENANT RIGHT TO BREAK AT YEAR FIVE
If the Tenant shall desire to determine the Term with effect from 24th
June 2006 (the "BREAK DATE") and shall give to the Landlord not less
than twelve months' prior written notice of such its desire and shall at
the Break Date have paid the rents and substantially observed and
performed the covenants on its part hereinbefore reserved and contained
(provided that minor breaches or breaches which been remedied shall be
ignored) then at the Break Date and subject to the Tenant paying to the
Landlord on or before the Break Date a sum equivalent to twelve months'
of the rent first reserved by this Underlease payable in the year
immediately preceding the Break Date (together with any Value Added Tax
which may properly be chargeable on such sum) and giving full vacant
possession of the Demised Premises then everything herein shall cease
and be void as of the Break Date but without prejudice to the rights and
remedies of either party against the other in respect of any antecedent
claim or breach of covenant
9. JURISDICTION
9.1 This Underlease shall be governed by and construed in all respects in
accordance with the law of
England
9.2 The Landlord hereby submits to the non-exclusive jurisdiction of the
High Court of Justice of
England in relation to any claim dispute or
difference which may arise hereunder and in relation to the enforcement
of any judgment rendered pursuant to any such claim dispute or
difference
IN WITNESS whereof these presents have been duly executed as a deed by the
parties hereto the day and year first before written
24
THE SCHEDULE
PART 1
(DEMISED PREMISES)
ALL THAT land together with all buildings and structures constructed which is
presently known as 00 Xxxxxx Xxxxx and adjoining land Kings Hill Business Park
West Xxxxxxx Xxxx shown for the purpose of identification edged blue on the Site
Plan including all landlord's fixtures and fittings thereon or therein and all
Apparatus and all and any alterations additions or improvements therein thereon
or thereunder from time to time forming part thereof but excluding tenant's
fixtures and fittings the Landlord's title to which is registered at H.M. Land
Registry under title number K700774
PART 2
(RIGHTS GRANTED)
1. The right of way with or without vehicles and on foot from the public
highway at the boundary of the Park over such roadways (and in the case
of pedestrian usage such footways) as are from time to time laid out and
made available for the purposes of access to the Demised Premises (the
Landlord confirming that they shall subject to force majeure remain open
by one means or another to provide sufficient access from the public
highway to and from the Demised Premises) the Tenant confirming that the
Landlord shall in the course of the development of the Park or at
anytime thereafter have the right to revise suspend and realign
vehicular and pedestrian means of access connecting the public highway
to the Demised Premises provided that the access provided shall not be
substantially less convenient than the original access
2. The right for all purposes in connection with the lawful use and
enjoyment of the Demised Premises to use the Park including (but without
prejudice to the generality of the foregoing) the right to use the
Conduits within the Park the Tenant confirming that the Landlord shall
in the course of the development of the Park have the right to revise
suspend re-route and remove any of the Conduits (provided that the
altered conduits shall not be materially less convenient than the
original conduits) and the right temporarily to place ladders
scaffolding and the like adjacent to the external walls and fences of
the Demised Premises (if any) for the purpose of fulfilling the Tenant's
obligations herein as to repair maintenance and decoration (as
appropriate) the Tenant making good any damage to the Park including all
landscaping thereon or therein in the exercise of this right
PROVIDED ALWAYS THAT the rights hereby granted are exercisable in common with
the Landlord and those authorised by the Landlord and others entitled thereto
PART 3
(EXCEPTIONS AND RESERVATIONS)
The following are excepted and reserved in favour of the Landlord and those
authorised by the Landlord:
25
1. The right to the passage of water soil gas electricity
telecommunications and other services via the appropriate Conduits which
may now or at any time hereafter during the Term be laid in on over or
under the Building and/or the Demised Premises
2. The right to deal with or develop any adjoining land or premises in such
manner as the Landlord may think fit and notwithstanding that the access
of light and air or either of them to the Demised Premises may be
affected without making any compensation to the Tenant
3. The right to lay relay remove disconnect or connect to any new or
existing Conduit within the Demised Premises the person exercising such
right causing as little inconvenience as possible to the Tenant and
making good any physical damage to the Demised Premises caused by such
exercise as soon as reasonably possible and to the Tenant's reasonable
satisfaction
4. The right of entry upon the Building and the Demised Premises in
exercise of the powers of the Landlord under this Underlease (where such
powers cannot be exercised without such access) upon reasonable notice
and causing as little damage or inconvenience as possible and making
good any physical damage to the Demised Premises thereby occasioned as
soon as reasonably possible and to the Tenant's reasonable satisfaction
5. The right to place ladders scaffolding and the like on the Demised
Premises and adjacent to the external walls and fence of the Demised
Premises (if any) for any purposes connected with this Underlease or the
Head Lease the Landlord making good any damage to the Demised Premises
in the exercise of this right
PART 4
(MATTERS SUBJECT TO WHICH THE LEASE IS GRANTED)
1. Matters affecting the Demised Premises contained or referred to in
registered title number K700774
2. All subsisting rights easements and privileges belonging to or used or
enjoyed by any adjoining or neighbouring premises whether or not
belonging to the Landlord in over under or in respect of the Demised
Premises or the Park or any part thereof
3. The Section 52 Agreement relating to the Park dated 12th June 1990
4. The Head Lease
5. The Estate Agreement
6. The Planning Permission dated 27th September 1990 granted by Tonbridge
and Malling Borough Council relating to works carried out to the
Building
PART 5
(PROVISIONS FOR REVIEW OF FIRSTLY RESERVED RENT)
1. In this part of this Schedule save where the context otherwise requires:
26
[GRAPHIC]
[GRAPHIC]
1.1 "Review Rent" means whichever is on the Relevant Review Date the higher
of the open market rental value for which the Demised Premises might be
expected to be let either as a whole by one lease or (if the rental
value would be higher) in the Permitted Parts by two leases granted on
the terms set out in clause 4.10.7 in each case with vacant possession
on the Rent Review Date in the open market by a willing lessor to a
willing lessee without fine or premium for a term equal to the residue
of the Term computed from the Rent Review Date and otherwise upon the
terms and conditions (save as to the amount of rent payable (but
including the provisions for the review of the rent first hereby
reserved) and to the extent the terms and conditions are not
inconsistent with the matters hereinafter assumed) contained in this
Underlease and on the assumptions (if not the fact) that:
1.1.1 the covenants and obligations in this Underlease on the part of
the Landlord and the Tenant have been fully complied with
1.1.2 the user permitted by this Underlease and the Demised Premises
comply with the Planning Acts free from any onerous condition
restriction and limitation or any of them
1.1.3 the Demised Premises are fit for immediate occupation and use
and are fitted out and equipped as described in the Landlord's
Specification and that any rent free period or any period of
rent abatement for fitting out purposes has expired
1.1.4 no work has been carried out thereon which has diminished the
rental value of the Demised Premises
1.1.5 in case the Demised Premises or any part thereof have been
destroyed or damaged they have been fully restored
and disregarding any effect on rent of
(i) the fact that the Tenant its subtenants or any predecessors in
title to their respective businesses have been in occupation of
the Demised Premises
(ii) any goodwill attached to the Demised Premises or any part
thereof by reason of the carrying on thereat of the business of
the Tenant its subtenants or any predecessors in title to their
respective businesses
(iii) any works carried out to the Demised Premises by the Tenant or a
permitted undertenant at its or their own expense (including
those carried out prior to the date of this Underlease) in
pursuance of a licence granted by the Landlord and otherwise
than in pursuance of an obligation to the Landlord
(iv) damage by any of the Insured Risks
1.2 "Current Rent" means the amount of the yearly rent first reserved
hereunder payable immediately before the Rent Review Date
1.3 "Interim Rent" means a yearly sum and proportionately for any part of a
year equivalent to the aggregate of the following amounts;
1.3.1 an amount equivalent to seventy-five per centum of the sum (if
any) by which the Landlord's initial opinion (as notified in
writing at any time by the
27
Landlord to the Tenant for the purposes of this clause) of the
Review Rent at the Rent Review Date exceeds the Current Rent;
and
1.3.2 an amount equivalent to the Current Rent
1.4 "Review Surveyor" means an independent chartered surveyor having not
less than ten years practice in the locality of the Demised Premises
next before the date of his appointment and recent substantial
experience in the letting and valuation of premises of a similar
character and quality to those of the Demised Premises and who is a
partner or director in a leading firm or company of surveyors having
specialist market and valuation knowledge of such premises
1.5 "President" means the President for the time being of the Royal
Institution of Chartered Surveyors the appointed deputy of the President
or any person authorised by the President to make appointments on his
behalf
2. The yearly rent reserved and payable hereunder for each year of the Term
from the Rent Commencement Date until the Rent Review Date shall be the
Initial Rent
3. The yearly rent reserved and payable hereunder from the Rent Review Date
until the expiry of the Term shall be the greater of:
(a) the Current Rent; and
(b) the Review Rent
4. If the Landlord and the Tenant shall have failed to agree the Review
Rent by the date being three months before the Rent Review Date the
Review Rent shall be assessed in manner following:
4.1 the Review Surveyor shall (in the case of agreement between the Landlord
and the Tenant as to his appointment) be forthwith appointed by the
Landlord and the Tenant to assess the Review Rent or (in the case of any
failure so to agree at any time) be nominated to assess the Review Rent
by or on behalf of the President on the application of either the
Landlord or the Tenant
4.2 the Review Surveyor shall at the election of the Landlord act either as
an arbitrator or an expert provided that if the Landlord shall refuse to
make the election as to whether the Review Surveyor should act as an
arbitrator or an expert having received a written request from the
Tenant so to do and if the Tenant shall thereafter apply to the
President for the appointment of the Review Surveyor the Review Surveyor
shall act as an arbitrator
4.3 in the case of an arbitration by the Review Surveyor the arbitration
shall be conducted in accordance with the Arbitration Xxx 0000 except
that if the Review Surveyor shall die or decline to act the President
may on the application of either party discharge the Review Surveyor and
appoint another in his place
4.4 in the case of a determination by the Review Surveyor acting as an
expert:
4.4.1 the fees and expenses of the Review Surveyor including the cost
of his appointment shall be borne equally by the parties who
shall otherwise each bear their own costs
28
4.4.2 the Review Surveyor will afford each of the parties an
opportunity to make written representations to him but will not
be in any way limited or fettered by such representations and
will be entitled to rely on his own judgment and opinion
4.4.3 if the Review Surveyor dies or refuses to act or becomes
incapable of acting or if he fails to publish his determination
within three months of the date upon which he accepted the
appointment either party may apply to the President to discharge
the Review Surveyor and appoint another in his place
5. If the Review Rent shall not have been agreed or assessed on or before
the Rent Review Date the Tenant shall:
5.1 continue to pay the Current Rent until such time (if any) as the Tenant
becomes liable by virtue of sub-paragraph 5.2 of this paragraph to pay
the Interim Rent
5.2 (if the Landlord shall at any time have notified the Tenant of the
Landlord's estimate of the Review Rent at the Rent Review Date) pay the
Interim Rent by equal quarterly instalments at the times and in the
manner required by clause 3.2.1 the first payment or a proportionate
part thereof (being apportioned in the manner required by clause 3.2.1
from the later of the Rent Review Date and the date of notification of
the estimate and taking into account any sums paid by the Tenant in
respect of the Current Rent aforesaid for the apportioned period) to be
made on whichever is the later of the Rent Review Date and the seventh
day next after the date of notification of the estimate
5.3 pay the Landlord within seven days after the agreement or assessment of
the Review Rent:
5.3.1 a sum equal to the amount (if any) by which the aggregate of the
equal quarterly instalments of the Review Rent which would have
been payable in respect of the period commencing as from the
Rent Review Date and ending immediately before the quarter day
next following the date of agreement or assessment had the
Review Rent been agreed or assessed at the commencement of that
period exceeds the payments made by the Tenant under paragraphs
5.1 and 5.2 in respect of the same period; and
5.3.2 a sum equal to the interest hereinafter mentioned derived by
dividing the sum payable under section 5.3.1 of this
sub-paragraph by the number of usual quarter days occurring in
the period therein mentioned and by assuming that such divided
amounts were severally payable on the successive quarter days
aforesaid and by aggregating the interest on each such amount
from the quarter day on which it was notionally payable until
the date on which the sum payable under section 5.3.1 of this
sub-paragraph is paid at the yearly rate equivalent to two
percentile points below the Stipulated Rate calculated on a
monthly basis
6. If the Review Rent is agreed or assessed at an amount less than the
Interim Rent the Landlord shall pay the Tenant within seven days after
the Review Rent has been ascertained a sum equal to the amount (if any)
by which the payments made by the Tenant under paragraphs 5.1 and 5.2 in
respect of the period commencing as from the Rent Review Date and ending
immediately before the quarter day next following the
29
date of agreement or assessment exceeds the aggregate of the equal
quarterly instalments of the Review Rent which would have been payable
in respect of the same period had the Review Rent been agreed or
assessed at the commencement thereof PROVIDED ALWAYS THAT if any sums
due to the Tenant under this paragraph shall not have been paid by the
Landlord to the Tenant by the quarter day next following the said date
of agreement or assessment the Tenant shall be allowed to deduct the
amount so owing from the quarterly payment then due PROVIDED FURTHER
THAT if the said quarterly payment is less than the amount the Tenant is
entitled to deduct the Tenant shall be entitled to deduct the amount of
the deficit from the next quarterly payment
7.
7.1 If at the Rent Review Date there shall be in force a statute which shall
prevent restrict or modify the Landlord's right to review the rent in
accordance with this Underlease and/or to recover any increase in rent
the Landlord shall when such restriction or modification is removed
relaxed or modified be entitled (but without prejudice to its rights (if
any) to recover any rent the payment of which has only been deferred by
law) on giving not less than one month's nor more than three months'
notice in writing to the Tenant at any time within six months (time
being of the essence of the contract) of the restriction or modification
being removed relaxed or modified to invoke the provisions of paragraph
7.2
7.2 Upon the service of a notice pursuant to paragraph 7.1 the Landlord
shall be entitled:
7.2.1 to proceed with any review of the rent which may have been
prevented or further to review the rent in respect of any review
where the Landlord's right was restricted or modified and the
date of expiry of such notice shall be deemed for the purposes
of this Underlease to be a Rent Review Date
7.2.2 to recover any increase in rent with effect from the earliest
date permitted by law
8. Whenever the Review Rent shall have been ascertained in accordance with
the foregoing provisions memoranda to that effect shall be signed by or
on behalf of the parties and annexed to this Underlease and its
counterpart and the parties shall bear their own costs in this respect
and the memoranda shall be in the following form:
"MEMORANDUM"
(supplemental to a Lease made the day of between (1) and (2)
relating to Pursuant to and in accordance with the provisions of Part 5 of
the Schedule of the within-written lease the Landlord [now ] and the
Tenant [now ] have agreed that from and including the reviewed yearly
rent payable under the within-written lease is ( pounds)"
PART 6
(DESCRIPTION AND LOCATION OF CRACK WHICH THE TENANT IS NOT OBLIGED TO MAKE GOOD)
A crack to the brickwork of the north and south elevation showing internally at
ground and first floor levels adjacent to the fifth crossbeam from the west
elevation. This crack extends
30
across the width of the building at first floor ceiling level and the external
brickwork to the south elevation has been repaired between the third and fourth
windows from the west end projection
THE COMMON SEAL of )
GENZYME LIMITED was hereunto )
affixed in the presence of: )
Director /s/ illegible
-------------------------
Director/Secretary /s/ illegible
-------------------------
31
across the width of the building at first floor ceiling level and the external
brickwork to the south elevation has been repaired between the third and fourth
windows from the west end projection
SIGNED as a DEED by LIBERTY )
PROPERTY LIMITED PARTNERSHIP )
acting by )
Senior Vice President /s/ illegible
------------------------
Director/Secretary
THE COMMON SEAL of )
KINGS HILL ESTATE MANAGEMENT )
COMPANY LIMITED was hereunto )
affixed in the presence of: )
Director [SEAL]
[ILLEGIBLE]
Secretary /s/ illegible
-------------------------
31
COMPREHENSIVE XXXXXXXXXXXXX
XXXXX 00, XXXXX XXXX XXXXXXXX XXXX GB-0SL/1
WEST XXXXXXX, XXXX
OUTLINE SPECIFICATION
The property to be refurbished is the former staff mess and entertainment centre
which occupies a prime focal position on the Airfield.
1.0 GENERALLY
A The building, which was built sometime after the second world war to
high original specification, will be fully refurbished to present day
standards. It will be set in substantial landscaping and be capable of
providing parking to the high Xxxxx standards.
B The building is surrounded by a large area of landscaped space with new
pathways linking car park, building and roadways. Whilst established
mature trees and shrubs will be retained, they will be augmented by
new planting to add colour and attention. In due course the existing
roadways serving this part of Kings Hill will be re-surfaced but the
associated footpaths will be relaid as part of this refurbishment
programme. Xxxxx have a policy of maintaining the landscaping
throughout the business park. This will include the planting and ground
areas within the leased area - this ensuring a permanent quality
setting.
C The basic shell requirement sets out the developers work to achieve the
level of specification that would normally be expected in a speculative
development.
2.0 BUILDING SHELL REFURBISHMENT
2.1 DEMOLITION AND STRIPPING OUT
A The redundant rear section of the building is to be demolished.
B The existing plant room structure at roof level is to be removed.
C All floor, wall and ceiling finishes, existing plant and services will
be completely stripped out.
2.2 SUBSTRUCTURE
A The existing substructure is considered sound. Minor brickwork cracks
will be stitched and plastered over internally. The ground floor slab is
to be cleaned and repaired as necessary.
2.3 EXTERNAL WALLS
A The rear elevation is to be made good and matched in with existing.
External walls will be thoroughly cleaned with local repainting as
required. The external concrete xxxxx and projection will be
repaired.
COMPREHENSIVE XXXXXXXXXXXXX
XXXXX 00, XXXXX XXXX XXXXXXXX XXXX GB-0SL/2
WEST XXXXXXX, XXXX
2.4 EXTERNAL WINDOWS AND DOORS
A All external windows will be replaced with double glazed units
manufactured from synthapulvin coated aluminium frames and double
glazing. Additional windows set in new openings will be manufactured to
the same specification. All windows will be opening to allow natural
ventilation.
B The main Personnel entrance doors will also be manufactured from
synthapulvin coated aluminium but will be single glazed with toughened
glass. A new external entrance canopy feature will draw attention
to the main entrance.
2.4 ROOFING
A The existing flat roof will be covered over with a 30 degree pitched
roof constructed in timber.
B Fire protection within the roof space will be achieved with wired, fire
barrier mats at 20 m centres if required under the Building
Regulations.
C The roof covering will be rolled concrete pan tiles. Hips and ridges
will be finished in matching material.
D Provision is also made to house plant/equipment dedicated to the
building's services at roof level.
E New gutter linings will be installed, discharged into new downpipes.
F A new soffit and fascia will be introduced to enhance the
xxxxx overhang and emphasize the new proportions.
2.6 UPPER FLOOR
A The existing upper floor slab will be cleaned and repaired as necessary
to receive carpet coverings.
2.7 STAIRS
A Staircases will be cleaned and repaired as necessary with new non-slip
surface coating being applied. Balustrades and hand rails will be
refurbished.
2.8 FINISHES
A External concrete/plaster ceilings will be thoroughly cleaned and sealed
prior to the installation of an 'exposed grid' tegular tile
suspended ceiling system to both floors.
B Faces of internal walls, existing and new, will be plastered and
prepared for emulsion paint finish. Toilet walls will be finished to
full height with ceramic wall tiles or an equal surface treatment.
C Reception walls to be finished with emulsion. The reception floor and
ceiling will be finished with an enhanced carpet and ceiling to that
within the office areas.
COMPREHENSIVE XXXXXXXXXXXXX
XXXXX 00, XXXXX XXXX XXXXXXXX XXXX GB-0SL/3
WEST XXXXXXX, XXXX
2.9 FITTINGS
A One disabled WC and hand basin will be provided to the ground floor. The
main toilet facilities are located on the first floor. Two female WC's,
two male WC's and two urinals. Male and female toilets will have twin
bowl double vanity units with full width plate glass mirrors above.
2.10 INTERNAL WALLS
A Partition walls are to be constructed from [ILLEGIBLE] type dry
partitions incorporating metal stud with plasterboard skin and infilled
with insulation.
2.11 INTERNAL DOORS
A Internal doors to be Ash veneered with glazed openings as required and
uprated to fire check where specified.
B Door frames will be softwood to receive either stain or paint finish,
matching adjacent glass panel frames.
C Priority brand steel cored PVC door furniture and ironmongary will be
used throughout.
3.0 MECHANICAL SERVICES
A The mechanical services installation will originate from a single boiler
house with low temperature hot water mains extended to the office Areas
within the suspended ceiling void.
B Natural gas boilers will be designed and each sized to manage
approximately sixty percent of full load.
C Control of the boilers will be fully automatic and incorporate standard
frost control and safety devices.
D The existing cold water storage tank will be removed and distribution
pipework extended throughout the suspended ceiling void for connection
into the Toilet Areas.
E Hot water services will extend from a central source within the main
boiler house with pipework distribution incorporating fully
recirculating mains extending through the suspended ceiling void.
F A new plant room will be constructed at ground or roof level to
accommodate the boiler, and hot water storage.
G Heating distribution within the building will involve the use of high
heat output radiators connected to compensated circuits which will
adjust the flow temperature in relation to outside conditions.
H Mechanical ventilation will be provided to the male and female toilet
installation.
COMPREHENSIVE XXXXXXXXXXXXX
XXXXX 00, XXXXX XXXX XXXXXXXX XXXX GB-0SL/4
WEST XXXXXXX, XXXX
4.0 ELECTRICAL SERVICES
A Basic services provided within the shell include mains
distribution, fire alarm system, power and lighting to toilet areas, and
external lighting.
B The fire alarm system will comprise a four zone control panel,
positioned within the Reception area, with break glass contacts and fire
alarm sounders positioned appropriately throughout the building.
C Lighting within the toilet areas and plant room will consist of recessed
downlights using low energy compact flourescent lamps.
D External lighting will comprise luminaires positioned on columns to
serve the car parking and will be operated by means of a photocall and
timeswitch control.
5.0 EXTERNAL WORKS
A Provision has been made for British Telecom and/or Mercury
Communications, water, gas and electricity boards connections to the
building.
B Foul and surface water drainage to connect into the existing site
drainage facilities. Petrol interception will be introduced into the
vehicle parking drainage if required under the Local Authority.
C Space for a total of seventy five cars will be allocated to the rear of
the building. Paving for fifty cars will be laid for immediate tenant
use. Surface finish to roadways and car parks will be block paviors.
Delineation of parking space will be with contrasting block paviors.
D Pedestrian/paved areas to be completed with block paviors.
E Soft landscaping, tree and shrub planting will be introduced to
complement the existing established external planting which will be
selectively retained.
6.0 QUALIFICATIONS
A The thermal insulation values will not be to the present standards. The
thermal insulation values will be 1.19 W/M(TO THE POWER OF 2) DEG. C.
B No provision is made for any specific tenants work which should be
designed to fit in with the Developer's Works described above.
