Lease Agreement, dated as of

This lease made on the date and between the parties specified in the Prescribed Clauses Witnesses as follows:

In this lease unless the context otherwise requires:

Adjoining Property means any adjoining or neighbouring premises in which the Landlord or a Group Company of the Landlord holds or shall at any time during the Term hold a freehold or leasehold interest;

Base Rate means the base rate from time to time of Barclays Bank PLC or (if not available) such comparable rate of interest as the Landlord shall reasonably require;

Building means 65-71 Innovation Drive, Milton Park (of which the Property forms part) and shown for the purposes of identification edged blue on the Plan and includes any part of it and any alteration or addition to it or replacement of it;

Building Services means the services provided or procured by the Landlord in relation to the Building as set out in Part III of the Third Schedule;

Common Parts means the roads, accesses, lifts and other areas of the Building from time to time designated by the Landlord for common use by the tenants and occupiers of the Building;

Conduit means any existing or future media for the passage of substances or energy and any ancillary apparatus attached to them and any enclosures for them;

Contractual Term means the term specified in the Prescribed Clauses;

Electronic Communications Apparatus has the meaning given to it by the Digital Economy Act 2017;

Encumbrances means the obligations and encumbrances (if any) specified in Part III of the First Schedule;

EPC means both an energy performance certificate and a recommendation report (as each term is defined in The Energy Performance of Buildings (England and Wales) Regulations 2012);

Estate means Milton Park, Abingdon, Oxfordshire (of which the Building forms part) and the buildings from time to time standing on it as owned by the Landlord and shown on the Plan together with any other adjoining land which is incorporated into Milton Park;

Estate Common Areas means the roads, accesses, landscaped areas, car parks, estate management offices and other areas or amenities on the Estate or outside the Estate but serving or otherwise benefiting the Estate as a whole which are from time to time provided or designated for the common amenity or benefit of the owners or occupiers of the Estate;

Estate Services means the services provided or procured by the Landlord in relation to the Estate as set out in Part II of the Third Schedule;

Group Company means a company which is a member of the same group of companies within the meaning of Section 42 of the 1954 Act;

Guarantor means any party to this lease so named in the Prescribed Clauses (which in the case of an individual includes his personal representatives) and any guarantor of the obligations of the Tenant for the time being;

Insurance Commencement Date means 31 March 2023;

Insured Risks means fire, lightning, earthquake, explosion, terrorism, aircraft (other than hostile aircraft) and other aerial devices or articles dropped therefrom, riot, civil commotion, malicious damage, storm or tempest, bursting or overflowing of water tanks apparatus or pipes, flood and impact by road vehicles (to

the extent that insurance against such risks may ordinarily be arranged with an insurer of good repute) and such other risks or insurance as may from time to time be reasonably required by the Landlord (subject in all cases to such usual exclusions and limitations as may be imposed by the insurers), and Insured Risk means any one of them;

Landlord means the party to this lease so named in the Prescribed Clauses and includes any other person entitled to the immediate reversion to this lease;

Landlord’s Surveyor means a suitably qualified person or firm appointed by the Landlord (including an employee of the Landlord or a Group Company) to perform the function of a surveyor for the purposes of this lease;

Lease Particulars means the descriptions and terms in the section headed Lease Particulars which form part of this lease insofar as they are not inconsistent with the other provisions of this lease;

Lettable Units means any part of the Building which is let or constructed or adapted for letting from time to time;

Permitted Use means office / research and development / industrial use within Class E(g) of Schedule 2 to the Use Classes Order;

Plan means the plan or plans annexed to this lease;

Prescribed Clauses means the descriptions and terms in the section headed Prescribed Clauses which form part of this lease;

Principal Rent means SEVENTY TWO THOUSAND POUNDS (£72,000) per annum;

Property means the property described in the Prescribed Clauses and includes any part of it any alteration or addition to the Property and any fixtures and fittings in or on the Property and includes:-

(i)the floorboards, screed, plaster and other finishes on the floors, walls, columns and ceilings, and all carpets;

(ii)the raised floors and false ceilings (including light fittings) and the voids between the ceilings and false ceilings and the floor slab and the raised floors;

(iii)non-load bearing walls and columns in the Property and one half of the thickness of such walls dividing the Property from other parts of the Building;

(iv)all doors and internal windows and their frames, glass and fitments;

(v)all Conduits, plant and machinery within and solely serving the same;

(vi)all Landlord’s fixtures and fittings;

(vii)all alterations and additions;

but excludes:

(i)    all structural and external parts of the Building;

(ii)    all Conduits, plant and machinery serving other parts of the Building;

Quarter Days means 25 March, 24 June, 29 September and 25 December in every year and Quarter Day means any of them;

Rent Commencement Date means 30 June 2023;

Service Charge means the Service Charge set out in the Third Schedule;

Service Charge Commencement Date means 31 March 2023;

Services means the Estate Services and the Building Services;

Subletting Unit means part of the Property consisting of a self-contained unit suitable for underletting and approved as such by the Landlord;

Tenant means the party to this lease so named in the Prescribed Clauses and includes its successors in title;

Term means the Contractual Term;

This lease means this lease and any document supplemental to it or entered into pursuant to it;

Uninsured Risk means an Insured Risk against which insurance is from time to time unobtainable on normal commercial terms in the London insurance market at reasonable commercial rates for a property equivalent in size, layout, type and location, and Uninsured Risks shall be interpreted accordingly;

Use Classes Order means the Town and Country Planning (Use Classes) Order 1987 (as amended by the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020) as applied in England at the date of this Lease;

VAT means Value Added Tax and any similar tax substituted for it or levied in addition to it;

Working Day means any day except Saturdays, Sundays and bank, public and statutory holidays;

1954 Act means the Landlord and Tenant Act 1954;

1995 Act means the Landlord and Tenant (Covenants) Act 1995;

2003 Order means The Regulatory Reform (Business Tenancies) (England and Wales) Order 2003.

1.2.5References to the act or default of the Tenant include acts or default or negligence of any undertenant or of anyone at the Property with the Tenant’s or any undertenant’s permission or sufferance;

1.2.7References to the last year of the Term shall mean the twelve months ending on the expiration or earlier termination of the Term;

1.2.8References to Costs include all liabilities, claims, demands, proceedings, damages, losses and proper and reasonable costs and expenses;

The Landlord with Full Title Guarantee DEMISES the Property to the Tenant for the Contractual Term TOGETHER WITH the rights set out in Part I of the First Schedule, EXCEPT AND RESERVING as mentioned in Part II of the First Schedule and SUBJECT TO the Encumbrances;

The Tenant will pay by way of rent during the Term or until released pursuant to the 1995 Act without any deduction counterclaim or set off except where required by law:

The Tenant covenants with the Landlord throughout the Term, or until released pursuant to the 1995 Act, as follows:

If the Landlord does not receive any sum due to it within 14 days of the due date to pay on demand interest on such sum at 2 per cent above Base Rate from the due date until payment (both before and after any judgment), provided this Clause shall not prejudice any other right or remedy for the recovery of such sum;

(i)in a good and workmanlike manner to the Landlord’s reasonable satisfaction; and

(ii)in colours which (if different from the existing colour) are first approved in writing by the Landlord (approval not to be unreasonably withheld or delayed);

Not to overload the floors, ceilings or structure of the Property or the structure of the Building or any plant machinery or electrical installation serving the Property or the Building;

To keep the Conduits in or serving the Property clear and free from any noxious, harmful or deleterious substance, and to remove any obstruction and repair any damage to the Conduits as soon as reasonably practicable to the Landlord’s reasonable satisfaction;

(i)noisy, offensive, dangerous, illegal, immoral or an actionable nuisance; or

(ii)which in the reasonable opinion of the Landlord causes damage or disturbance to the Landlord, or to owners or occupiers of any neighbouring property; or

(iii)which involves any substance which may be harmful, polluting or contaminating other than in quantities which are normal for and used in connection with the Permitted Use;

Not to erect any sign, notice or advertisement which is visible outside the Property without the Landlord’s prior written consent;

(i)affect the structure of the Building (including without limitation the roofs and foundations and the principal or load-bearing walls, floors, beams and columns);

(ii)merge the Property with any adjoining premises;

(iii)affect the external appearance of the Property;

(iv)affect the heating air-conditioning and ventilation systems at the Building;

(v)may adversely affect any EPC rating of the Property;

without the Landlord’s written consent (which is not to be unreasonably withheld or delayed) PROVIDED THAT the Landlord shall not be obliged to grant consent until all third party approvals required for such alterations have been obtained;

(i)assign, charge, underlet or part with possession of the whole or part only of the Property nor to agree to do so except by an assignment or underletting of the whole of the Property or an underletting of a Subletting Unit permitted by this Clause 4.13;

(ii)share the possession or occupation of the whole or any part of the Property;

(iii)assign, part with or share any of the benefits or burdens of this lease, or any interest derived from it by a virtual assignment or other similar arrangement;

Not to assign or agree to assign the whole of the Property without the Landlord’s written consent (not to be unreasonably withheld or delayed), provided that:

(i)the Landlord may withhold consent in circumstances where in the reasonable opinion of the Landlord

(a)the proposed assignee is not of sufficient financial standing to enable it to comply with the Tenant’s covenants in this lease; or

(b)such persons as the Landlord reasonably requires do not act as guarantors for the assignee and do not enter into direct covenants with the Landlord including the provisions set out in the Second Schedule (but referring in paragraph 1.2 to the assignee);

(ii)the Landlord’s consent shall in every case be subject to conditions (unless expressly excluded) requiring that:

(a)the assignee covenants with the Landlord to pay the rents and observe and perform the Tenant’s covenants in this lease during the residue of the Term, or until released pursuant to the 1995 Act;

(b)the Tenant enters into an authorised guarantee agreement guaranteeing the performance of the Tenant’s covenants in this lease by the assignee including the provisions set out in paragraphs 1-5 (inclusive) of the Second Schedule (but omitting paragraph 1.2);

(c)all rent and other payments due under this lease (not the subject of a bona fide dispute) are paid before completion of the assignment;

Not to underlet or agree to underlet the whole of the Property or a Subletting Unit nor vary the terms of any underlease without the Landlord’s written consent (not to be unreasonably withheld or delayed). Any permitted underletting must comply with the following:

(i)the rent payable under the underlease must be:

(a)not less than the rent reasonably obtainable in the open market for the Property or the Subletting Unit without fine or premium;

(b)payable no more than one quarter in advance;

(ii)the undertenant covenants with the Landlord and in the underlease:

(a)to observe and perform the Tenant’s covenants in this lease (except for payment of the rents) during the term of the underlease or until released pursuant to the 1995 Act;

(b)not to underlet, share or part with possession or occupation of the whole or any part of the underlet premises, nor to assign or charge part only of the underlet premises;

(c)not to assign the whole of the underlet premises without the Landlord’s prior written consent (which shall not be unreasonably withheld or delayed);

(iii)all rents and other payments due under this lease (not the subject of a bona fide dispute) are paid before completion of the underletting;

(iv)Sections 24 to 28 of the 1954 Act must be excluded and before completion of the underletting a certified copy of each of the following documents must be supplied to the Landlord:

(a)the notice served on the proposed undertenant pursuant to section 38A(3)(a) of the 1954 Act; and

(b)the declaration actually made by the proposed undertenant in compliance with the requirements of Schedule 2 of the 2003 Order; and

(c)the proposed form of underlease containing an agreement to exclude the provisions of sections 24 to 28 of the 1954 Act and a reference to both the notice pursuant to section 38A(3)(a) of the 1954 Act and the declaration pursuant to the requirements of Schedule 2 of the 2003 Order as referred to in this clause 4.13.3;

and before completion of the underletting the Tenant must warrant to the Landlord that both the notice pursuant to section 38A(3)(a) of the 1954 Act has been served on the relevant

persons as required by the 1954 Act and the appropriate declaration pursuant to the requirements of Schedule 2 of the 2003 Order as referred to in this clause 4.13.3 has been made prior to the date on which the Tenant and the proposed undertenant became contractually bound to enter into the tenancy to which the said notice applies;

(v)in relation to any Subletting Unit the underlease grants such rights as are appropriate for the separate occupation and use of the Subletting Unit, reserves such rights as are appropriate for the separate occupation and use of the remainder of the property let by this lease and to enable the Tenant to comply with its obligations under this lease, and reserves as rent:-

(a)a fair proportion of the cost of insuring the Property and the whole cost of insuring the loss of the principal rent and service charge payable under the underlease; and

(b)a service charge which provides for the undertenant to pay a fair and reasonable proportion of expenditure incurred by the Tenant in relation to the maintenance, repair, renewal, decoration and cleaning of the Property (including without limitation the Conduits, plant and equipment therein) and the provision of services to the Property;

(vi)there shall be no more than two (2) units of occupation at any time (and for this purpose a unit of occupation shall comprise (a) each Subletting Unit which is separately underlet and (b) the residue of the net lettable area of the Property (if any) retained by the Tenant)

(vii)(in the case of an underletting of the whole of the Property) the underlease reserves as rent the Service Charge payable under this lease;

(viii)(in the case of an underletting of a Subletting Unit) the underlease reserves as rent a fair and reasonable proportion of the Service Charge payable under this lease;

Notwithstanding Clause 4.13.1 the Tenant may share occupation of the whole or any part of the Property with a Group Company

PROVIDED THAT

(a)the relationship of landlord and tenant is not created; and

(b)occupation by any Group Company shall cease upon it ceasing to be a Group Company; and

(c)the Tenant informs the Landlord in writing before each occupier commences occupation and after it ceases occupation;

Within 21 days to give to the Landlord’s solicitors (or as the Landlord may direct) written notice of any assignment, charge, underlease or other devolution of the Property or a Subletting Unit together with a certified copy of the relevant document and a reasonable registration fee of not less than £50;

4.15.3At the request of the Landlord, but at the joint cost of the Landlord and the Tenant, to make or join the Landlord in making such objections or representations against or in respect of any such notice, order or certificate as the Landlord may reasonably require;

PROVIDED THAT the Tenant shall not be required to remediate or treat any contamination or pollution of the Property existing at the date of this Lease;

To permit the Landlord at all reasonable times and on reasonable notice (except in emergency) to enter the Property in order to:

Provided that the Landlord shall cause as little inconvenience as reasonably practicable in the exercise of such rights and shall promptly make good all physical damage to the Property caused by such entry;

To pay to the Landlord on demand amounts equal to such Costs as it may properly and reasonably incur:

Immediately before the end of the Term:

(i)to give up the Property repaired and decorated and otherwise in accordance with the Tenant’s covenants in this lease;

(ii)if the Landlord so requires, to remove all alterations made during the Term or any preceding period of occupation by the Tenant and reinstate the Property as the Landlord shall reasonably direct and to its reasonable satisfaction;

(iii)to remove all signs, tenant’s fixtures and fittings and other goods from the Property, and make good any damage caused thereby to the Landlord’s reasonable satisfaction;

(iv)to replace any damaged or missing Landlord’s fixtures with ones of no less quality and value;

(v)to replace all carpets with ones of no less quality and value than those in the Property at the start of the Contractual Term;

(vi)to give to the Landlord all operating and maintenance manuals together with any health and safety files relating to the Property;

(vii)to provide evidence of satisfactory condition and maintenance of plant and machinery including (without limitation) electrical installation condition reports in respect of all of the electrical circuits and supply equipment in the Property, other condition reports as required under any relevant statute or subordinate legislation and copies of all service records;

(viii)to return any security cards or passes provided by the Landlord for use by the Tenant and its visitors.

To perform and observe the Encumbrances so far as they relate to the Property.

Not to obstruct the roads, pavements, footpaths and forecourt areas from time to time on the Estate in any way whatsoever and not to use any part of the forecourts and car parking spaces or other open parts of the Property for the purpose of storage or deposit of any materials, goods, container ships’ pallets, refuse, waste scrap or any other material or matter.

Except as to any right specifically granted in this lease not to permit any vehicles belonging to or calling upon the Tenant to stand on the roads, car parking spaces, forecourts, pavements or footpaths on the Estate.

(i)prepare an EPC in respect of the Property; and

(ii)comply with any duty imposed upon the Landlord under any statute or legislation relating to the energy performance of buildings;

and the Tenant shall co-operate with the Landlord and any person so authorised so far as is reasonably necessary to enable them to carry out such functions;

The Landlord covenants with the Tenant that the Tenant may peaceably enjoy the Property during the Term without any interruption by the Landlord or any person lawfully claiming under or in trust for it.

The Landlord will use its reasonable endeavours to provide or procure the provision of the Services PROVIDED THAT the Landlord shall be entitled to withhold or vary the provision or procurement of such of the Services as the Landlord reasonably considers necessary or appropriate in the interests of good estate management and PROVIDED FURTHER THAT the Landlord will not be in breach of this Clause as a result of any failure or interruption of any of the Services:

The Landlord covenants with the Tenant as follows:

(i)with an insurance office or underwriters of repute;

(ii)against loss or damage by the Insured Risks;

(iii)subject to such excesses as may be imposed by the insurers;

(iv)in the full cost of reinstatement of the Building (in modern form if appropriate) including shoring up, demolition and site clearance, professional fees, VAT and allowance for building cost increases;

The Tenant covenants with the Landlord from and including the Insurance Commencement Date and then throughout the Term or until released pursuant to the 1995 Act as follows:

(i)a fair proportion (reasonably determined by the Landlord’s Surveyors) of the amount which the Landlord spends on insurance pursuant to Clause 6.1.1;

(ii)the whole of the amount which the Landlord spends on insurance pursuant to Clause 6.1.2;

(iii)the cost of property owners’ liability and third party liability insurance in connection with the Property;

(iv)the cost of any professional valuation of the Property properly required by the Landlord (but not more than once in any two year period);

(i)any increased premium and any Costs incurred by the Landlord as a result of a breach of Clause 6.2.3;

(ii)a fair proportion (reasonably determined by the Landlord’s Surveyor) of any uninsured excess to which the insurance policy may be subject;

(iii)the whole of the irrecoverable proportion of the insurance moneys if the Building or any part are destroyed or damaged by an Insured Risk but the insurance moneys are irrecoverable in whole or part due to the act or default of the Tenant;

If the Property (or the means of access thereto) are unfit for occupation and use because of damage by an Insured Risk then (save to the extent that payment of the loss of rent insurance moneys is refused due to the act or default of the Tenant) the Principal Rent and Service Charge (or a fair proportion according to the nature and extent of the damage) shall be suspended until the date on which the Property is again fit for occupation and use and/or accessible.

(i)These provisions shall apply from the date on which any Insured Risk becomes an Uninsured Risk but only in relation to the Uninsured Risk;

(ii)References to an Insured Risk becoming an Uninsured Risk shall, without limitation, include the application by insurers of an exclusion, condition or limitation to an Insured Risk to the extent to which such risk thereby is or becomes an Uninsured Risk.

(iii)The Landlord shall notify the Tenant in writing as soon as reasonably practicable after an Insured Risk becomes an Uninsured Risk.

(i)The Principal Rent and the Service Charge or a fair proportion according to the nature and extent of the damage sustained will not be payable until the earlier of the date on which:

(a)The Property shall again be fit for occupation and use excluding fitting out and replacement of contents and made accessible; or

(b)This lease shall be terminated in accordance with Clause 6.5.2(ii) or 6.5.5

(ii)The Landlord may within one year of the date of such damage or destruction serve notice on the Tenant confirming that it will reinstate the Property (a ‘Reinstatement Notice’) so that the Property shall be fit for occupation and use and made accessible and if the Landlord fails to serve a Reinstatement Notice by the expiry of such prescribed period this Lease will automatically end on the date one year after the date of such damage or destruction.

If any of the following events occur:

(i)has an Administration Order made in respect of it; or

(ii)passes a resolution, or the Court makes an Order, for the winding up of the Tenant or the Guarantor, otherwise than a member’s voluntary winding up of a solvent company for the purpose of amalgamation or reconstruction previously consented to by the Landlord (consent not to be unreasonably withheld); or

(iii)has a receiver or administrative receiver or receiver and manager appointed over the whole or any part of its assets or undertaking; or

(iv)is struck off the Register of Companies; or

(v)is deemed unable to pay its debts within the meaning of Section 123 of the Insolvency Act 1986; or

(i)has a bankruptcy order made against him; or

(ii)appears to be unable to pay his debts within the meaning of Section 268 of the Insolvency Act 1986;

then the Landlord may re-enter the Property or any part of the Property in the name of the whole and forfeit this lease and the Term created by this lease shall immediately end, but without prejudice to the rights of either party against the other in respect of any breach of the obligations contained in this lease;

(i)personally delivered to the locations listed in Clause 7.2.2; or

(ii)sent by registered post, in which case service shall be deemed to occur on the third Working Day after posting.

The grant of this lease does not confer any rights over the Building or the Estate or the Adjoining Property or any other property except those mentioned in Part I of the First Schedule, and Section 62 of the Law of Property Act 1925 is excluded from this lease;

A person who is not a party to this lease has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any terms of this lease.

Executed by the parties as a Deed on the date specified in the Prescribed Clauses.

There are granted to the Tenant (in common with others authorised by the Landlord) unless otherwise indicated:

There are excepted and reserved to the Landlord (and also exercisable by others authorised by the Landlord):

The covenants declarations and other matters affecting the Property contained or referred to in the Landlord's freehold reversionary title number ON130606 as at the date of this lease.

9.1Accounting Date means 31 December in each year or such other date as the Landlord notifies in writing to the Tenant from time to time;

9.2Accounting Year means the period from but excluding one Accounting Date to and including the next Accounting Date;

9.3Estimated Service Charge means the Landlord’s Surveyor’s reasonable and proper estimate of the Service Charge for the Accounting Year notified in writing to the Tenant from time to time;

9.4Service Cost means all reasonable and proper costs and expenses paid or incurred by the Landlord in relation to the provision of the Services (including irrecoverable VAT);

9.5Tenant’s Share means a fair and reasonable proportion of the Service Cost.

In relation to the Estate the provision of the following services or the Costs incurred in relation to:

Repairing, maintaining and (where appropriate) cleaning, lighting and (as necessary) altering renewing, rebuilding and reinstating the Estate Common Areas.

The repair, maintenance and cleaning and (as necessary) replacement and renewal of all Conduits within the Estate Common Areas.

Hiring, operating, inspecting, servicing, overhauling, repairing, maintaining, cleaning, lighting and (as necessary) renewing or replacing any plant, machinery, apparatus and equipment from time to time within the Estate Common Areas or used for the provision of services to the Estate and the supply of all fuel and electricity for the same and any necessary maintenance contracts and insurance in respect thereof.

Maintaining and (where appropriate) cleaning and lighting and (as necessary) renewing and replacing the signboards, all directional signs, fire regulation notices, advertisements, bollards, roundabouts and similar apparatus or works.

Maintaining, tending and cultivating and (as necessary) re-stocking any garden or grassed areas including replacing plants, shrubs and trees as necessary.

Repairing maintaining and (as necessary) rebuilding as the case may be any party walls or fences, party structures, Conduits or other amenities and easements which may belong to or be capable of being used or enjoyed by the Estate in common with any land or buildings adjoining or neighbouring the Estate.

Installation, operation, maintenance, repair, replacement and renewal of closed circuit television systems and other security systems.

Any existing and future rates, taxes, charges, assessments and outgoings in respect of the Estate Common Areas or any part of them except tax (other than VAT) payable in respect of any dealing with or any receipt of income in respect of the Estate Common Areas.

The provision of a bus service to and from Didcot or such other transport and/or location (if any) deemed necessary by the Landlord.

The cost of carrying out any further works (after the initial construction in accordance with statutory requirements) to the Estate Common Areas required to comply with any statute.

The reasonable and proper costs and expenses incurred by the Landlord in enforcing the rules and regulations from time to time made pursuant to Clause 4.24 provided that the Landlord shall use all reasonable endeavours to recover such costs and expenses from the defaulting party and provided further that there shall be credited against the Service Cost any such costs recovered.

Any reasonable and proper costs (not referred to above) which the Landlord may incur in providing such other services and in carrying out such other works as the Landlord may reasonably consider to be reasonably desirable or necessary for the benefit of occupiers of the Estate.

Establishing and maintaining reserves to meet the future costs (as from time to time estimated by the Landlord’s Surveyor) of providing the Estate Services;

The costs of borrowing any sums required for the provision of the Estate Services at normal commercial rates available in the open market or if any such sums are loaned by the Landlord or a Group Company of the Landlord interest at Base Rate.

Irrecoverable VAT on any of the foregoing.

In relation to the Building, the provision of the following services or the Costs incurred in relation to:

Repair, renewal, decoration, cleaning and maintenance of the foundations, roof, exterior and structure, the lifts and all lift machinery, the Conduits, plant and equipment (which are not the responsibility of any tenants of the Building).

(a)Repair, renewal, decoration, cleaning, maintenance and lighting of the Common Parts and other parts of the Building not comprised in the Lettable Units;

(b)Furnishing, carpeting and equipping the Common Parts;

(c)Cleaning the outside of all external windows;

(d)Providing and maintaining any plants, or floral displays in the Common Parts;

(e)Providing signs, nameboards and other notices within the Building including a sign giving the name of the Tenant or other permitted occupier and its location within the Building in the entrance lobby of the Building.

(a)Providing heating, air conditioning and ventilation other than to the Lettable Units to such standards and between such hours as the Landlord reasonably decides;

(b)Procuring water and sewerage services.

Provision, operation, repair, renewal, cleaning and maintenance of fire alarms, sprinkler systems, fire prevention and fire-fighting equipment and ancillary apparatus and security alarms, apparatus, closed circuit television and systems as the Landlord considers appropriate.

All existing and future rates, taxes, charges, assessments and outgoings payable to any competent authority or for or in connection with utilities except in respect of the Lettable Units.

(i)salaries, National Health Insurance, pension and other payments contributions and benefits;

(ii)uniforms, special clothing, tools and other materials for the proper performance of the duties of any such staff;

(iii)providing premises and accommodation and other facilities for staff.

Irrecoverable VAT on any of the foregoing.