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Court File No.: CV-15-10832-00CL

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Court File No.: CV-15-10832-00CL Court File No.: CV-15-10832-00CL ONTARIO SUPERIOR COURT OF JUSTICE COMMERCIAL LIST IN THE MATTER OF THE COMPANIES’ CREDITORS ARRANGEMENT ACT, R.S.C. 1985, c. C-36, AS AMENDED AND IN THE MATTER OF A PLAN OF COMPROMISE OR ARRANGEMENT OF TARGET CANADA CO., TARGET CANADA HEALTH CO., TARGET CANADA MOBILE GP CO., TARGET CANADA PHARMACY (BC) CORP., TARGET CANADA PHARMACY (ONTARIO) CORP. TARGET CANADA PHARMACY CORP., TARGET CANADA PHARMACY (SK) CORP., AND TARGET CANADA PROPERTY LLC. THIRD REPORT OF THE MONITOR ALVAREZ & MARSAL CANADA INC. FEBRUARY 27, 2015 TABLE OF CONTENTS 1.0 INTRODUCTION.......................................................................................................................... 1 2.0 TERMS OF REFERENCE AND DISCLAIMER ....................................................................... 4 3.0 REAL PROPERTY PORTFOLIO SALES PROCESS ............................................................. 6 4.0 LEASE TRANSACTION AGREEMENT ................................................................................... 6 5.0 TERMINATION OF THE SUBLEASE/LEASEBACK ARRANGEMENTS WITH TARGET CANADA PROPERTY LLC .................................................................................... 16 6.0 CASH FLOW RESULTS RELATIVE TO FORECAST ......................................................... 18 7.0 MONITOR’S ACTIVITIES ....................................................................................................... 20 8.0 MONITOR’S RECOMMENDATION ...................................................................................... 24 INDEX TO APPENDICES Appendix A – List of the Applicants and Partnerships Appendix B – Second Report of the Monitor (without Appendices) Confidential Appendices Appendix A – Un-redacted Lease Transaction Agreement Appendix B – Northwest Atlantic Canada Inc. Transaction Analysis 1.0 INTRODUCTION 1.1 On January 15, 2015, Target Canada Co. (“TCC”) and those companies listed in Appendix “A” (collectively, the “Applicants”), together with the Partnerships also listed in Appendix “A” (the “Partnerships”, and collectively with the Applicants, the “Target Canada Entities”), applied for and were granted protection by the Ontario Superior Court of Justice (Commercial List) (the “Court”) under the Companies’ Creditors Arrangement Act, R.S.C. 1985, c. C-36, as amended (the “CCAA”). Pursuant to an Order of this Court dated January 15, 2015 (the “Initial Order”), Alvarez & Marsal Canada Inc. (“A&M”) was appointed Monitor of the Target Canada Entities in the CCAA proceedings (the “Monitor”). The proceedings commenced by the Applicants under the CCAA are referred to herein as the “CCAA Proceedings”. 1.2 On February 11, 2015, this Court issued the “Amended and Restated Initial Order” (hereinafter, unless the context otherwise requires, the “Initial Order”), which incorporates certain changes to the Initial Order granted January 15, 2015 that are described in the Second Report of the Monitor (the “Second Report”) dated February 9, 2015. The Second Report (without Appendices) is attached as Appendix “B” to this report. 1.3 In connection with the CCAA Proceedings, the Monitor has provided to this Court the First Report of the Monitor (the “First Report”) dated January 30, 2015, the Supplemental Report to the First Report (the “Supplementary Report”) dated February 3, 2015 and the Second Report (collectively, the “Monitor’s Reports”). A&M has also provided to this Court the Pre-Filing Report of the Proposed Monitor (the “Pre-Filing Report”) dated January 14, 2015 (together with the Monitor’s Reports, the “Prior Reports”), as well as a letter dated February 18, 2015 providing an update on its progress with respect to ascertaining certain requested information regarding inventory balances (the “Inventory Update Letter”). The Prior Reports, the Inventory - 2 - Update Letter, the Initial Order, and other Court-filed documents and notices in these CCAA Proceedings are available on the Monitor’s website at www.alvarezandmarsal.com/targetcanada. 1.4 On February 4, 2015, this Court issued an Endorsement providing that: (a) the Court would determine the terms of the Real Property Portfolio Sales Process upon a motion returnable on February 11, 2015; (b) pending the determination of the terms of the Real Property Portfolio Sales Process: (i) Lazard Frères & Co. LLC (“Lazard”) was authorized to contact prospective interested parties; (ii) Lazard was authorized to provide such interested parties with a “teaser” and form of confidentiality agreement (“CA”); (iii) Lazard and the Applicants were authorized to negotiate the terms of such CAs and the Applicants were authorized to enter into such agreements; (iv) interested parties were permitted to undertake due diligence, including: (i) receiving a confidential information memorandum (“CIM”) from Lazard; (ii) being permitted access to the data room; and (iii) conducting site visits if requested; and (v) Lazard could enter into preliminary discussions with interested parties. 1.5 On February 11, 2015, this Court issued an order (the “Approval Order – Real Property Portfolio Sales Process and Stay Extension”) approving: (i) the Real Property Portfolio Sales Process and authorizing and directing the Target Canada Entities, Lazard and the Monitor to take - 3 - any and all actions as may be necessary or desirable to implement and carry out the Real Property Portfolio Sales Process; (ii) the extension of the Stay Period (as defined in paragraph 17 of the Initial Order) to May 15, 2015; and (iii) the First Report, the Supplementary Report and the Second Report, and the activities of the Monitor described in those reports. 1.6 The purpose of this Third Report of the Monitor (the “Third Report”) is to provide this Court with: (1) information regarding the following: (a) the Real Property Portfolio Sales Process; (b) the Applicants’ motion for an order (the “Approval and Vesting Order – Lease Transaction Agreement”) substantially in the form attached to the Applicants’ Motion Record dated February 27, 2015; (i) approving the transaction contemplated by the agreement by and among TCC and certain Landlord Entities (as defined below) dated February 26, 2015 (the “Lease Transaction Agreement”), a redacted copy of which is attached as Exhibit “A” to the Affidavit of Mark J. Wong, General Counsel and Assistant Secretary of TCC, sworn February 27, 2015 (the “Fifth Wong Affidavit”); (ii) ordering the surrender of all of TCC’s right, title and interest in and to the Real Property Interests, the Premises and the Leases (each as defined in the Lease Transaction Agreement and collectively, the “Surrendered Assets”) free and clear of encumbrances, in and to the Landlord Entities; and - 4 - (iii) providing that the contents of Confidential Appendices “A” and “B” attached to this Third Report, be sealed, kept confidential and not form part of the public record until such time as, in the case of Confidential Appendix “A”, the Lease Transaction Agreement has closed, and in the case of Confidential Appendix “B”, until further Order of the Court; (c) the mutual unwind of the sublease/leaseback arrangement as between TCC and Target Canada Property LLC (“TCC Propco”), through a mutual termination agreement as between TCC, TCC Propco and Target Canada Property LP dated February 25, 2015 (the “Mutual Termination Agreement”), to facilitate the Real Property Portfolio Sales Process; (d) the receipts and disbursements of the Target Canada Entities from January 15, 2015 through February 21, 2015; (e) the Monitor’s activities since the date of the Second Report; and (2) the Monitor’s conclusions and recommendations in connection with the foregoing. 2.0 TERMS OF REFERENCE AND DISCLAIMER 2.1 In preparing this Third Report, the Monitor has been provided with, and has relied upon, unaudited financial information, books and records and financial information prepared by the Target Canada Entities and Target Corporation, and discussions with management of the Target Canada Entities and Target Corporation (collectively, the “Information”). Except as otherwise described in this Third Report in respect of the Target Canada Entities’ cash flow forecast: (a) the Monitor has reviewed the Information for reasonableness, internal consistency and use in the context in which it was provided. However, the - 5 - Monitor has not audited or otherwise attempted to verify the accuracy or completeness of the Information in a manner that would wholly or partially comply with Canadian Auditing Standards (“CASs”) pursuant to the Chartered Professional Accountants Canada Handbook and, accordingly, the Monitor expresses no opinion or other form of assurance contemplated under CASs in respect of the Information; and (b) some of the information referred to in this Third Report consists of forecasts and projections. An examination or review of the financial forecasts and projections, as outlined in the Chartered Professional Accountants Canada Handbook, has not been performed. 2.2 Future oriented financial information referred to in this Third Report was prepared based on management’s estimates and assumptions. Readers are cautioned that since projections are based upon assumptions about future events and conditions that are not ascertainable, the actual results will vary from the projections, even if the assumptions materialize, and the variations could be significant. 2.3 This Third Report should be read in conjunction with the Second Report, the Fifth Wong Affidavit and the Affidavit of Timothy Pohl, a Managing Director
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