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View Annual Report Land Securities Group PLC 2010 Report Annual 5 Strand, London WC2N 5AF T +44 (0)20 7413 9000 E [email protected] W www.landsecurities.com Creating strong foundations One New Change This world-class development will bring new vitality and variety to a truly remarkable site in the City of London, next to St Paul’s Cathedral. The shops are on schedule to open for Christmas 2010, and the offices will open in June 2011. Annual Report 2010 Forward-looking statements This brochure has been printed on Naturalis Design & illustration by sasdesign.co.uk This Annual Report and the Land Securities’ website may contain certain Absolute White paper. This paper is made up of Words by Tim Rich ‘forward-looking statements’ with respect to Land Securities Group PLC 100% fibre ECF virgin wood fibre, independently Portraits by Philip Gatward and Andy Lane and the Group’s financial condition, results of operations and business, certified in accordance with the FSC (Forest Photography by Lonelyleap, Matt Mawson Annual Report 2010 — Online content and certain of Land Securities Group PLC and the Group’s plans and Stewardship Council). The paper is manufactured and Michael Christopher Brown objectives with respect to these items. at a mill that is certified to ISO14001 environmental Printed at St Ives Westerham Press Ltd, management standards. All of the pulp is bleached ISO14001, FSC certified and CarbonNeutral® Go to our online report for additional features and supporting content: Forward-looking statements are sometimes, but not always, identified using an elemental chlorine free (ECF) process and by their use of a date in the future or such words as ‘anticipates’, ‘aims’, the inks used are all vegetable oil based. www.landsecurities.com/annualreport2010 ‘due’, ‘could’, ‘may’, ‘should’, ‘expects’, ‘believes’, ‘intends’, ‘plans’, ‘targets’, ‘goal’ or ‘estimates’. By their very nature forward-looking Land Securities Group PLC statements are inherently unpredictable, speculative and involve Copyright and trade mark notices risk and uncertainty because they relate to events and depend on All rights reserved. circumstances that will occur in the future. There are a number of ©Copyright 2010 Land Securities Group PLC. factors that could cause actual results and developments to differ materially from those expressed or implied by these forward-looking Land Securities, LandSecurities (stylised), the statements. These factors include, but are not limited to, changes in the Cornerstones logo and Making Property Work, economies and markets in which the Group operates; changes in the are trade marks of Land Securities Group PLC. regulatory and competition frameworks in which the Group operates; changes in the markets from which the Group raises finance; the impact All other trade marks and registered trade marks of legal or other proceedings against or which affect the Group; and are the property of their respective owners. changes in interest and exchange rates. Any written or verbal forward-looking statements, made in this Annual Report or made subsequently, which are attributable to Land Securities Group PLC or any other member of the Group or persons acting on their behalf are expressly qualified in their entirety by the factors referred to above. Each forward-looking statement speaks only as of the date of this Annual Report or on the date the forward-looking statement is made. Land Securities Group PLC does not intend to update any forward-looking statements. Website Land Securities’ website www.landsecurities.com gives additional Videos information on the Group. Information made available on the website Create your does not constitute part of this Annual Report. See the inside story on some own report Notice regarding limitations on Directors’ liability under English law of our most important Tick the relevant boxes Under the UK Companies Act 2006, a new safe harbour limits the actions during the year to create a bespoke, liability of Directors in respect of statements in and omissions from the Report of the Directors contained on pages 1 to 90. Under English downloadable Annual Report law the Directors would be liable to the Company (but not to any third party) if the Report of the Directors contains errors as a result of recklessness or knowing misstatement or dishonest concealment Chart generator of a material fact, but would not otherwise be liable. Use our chart generator to Report of the Directors compare year-to-year figures Pages 1 to 90 inclusive consist of a Report of the Directors that has been drawn up and presented in accordance with and in reliance upon English Creating law and the liabilities of the Directors in connection with that report strong shall be subject to the limitations and restrictions provided by such law. foundations animated Watch an animated version of our investment story in 2009/10 Executive report Watch our Executive team review 2009/10 and discuss the year ahead 1127_Land_Securities_Cover.indd IFC2-IFC3 2/6/10 18:21:25 01 Report of the Directors What’s inside? Report of the Directors p01—90 Covering the most significant strategic, financial and operational developments during the year. The essentials 02 What we did Quick read p09—20 04 Where we are 06 Where we are going Concise review of our year, from strategy 09 Quick read to performance. 12 — Performance overview 13 — Key performance indicators Performance overview p12—13 22 Our Chairman’s message 24 Chief Executive’s statement From share and business performance charts 27 Financial review to key performance indicators. 33 Business review 33 — How do we value our property assets? Chairman’s message p22—23 34 — Group business review Alison Carnwath discusses the Company’s 36 — Our risks and how we manage them performance and position in a fast-moving market. 38 — Retail Portfolio 46 — London Portfolio 54 Board of Directors Chief Executive’s statement 56 Corporate Responsibility p24—26 65 Corporate governance Francis Salway reviews our results and outlines 74 Directors’ remuneration report how we are creating strong foundations for growth. Financial statements Financial Financial statements p91—136 Including the independent auditors’ report, the income statement, balance sheets and the notes to the financial statements. 92 Statement of Directors’ responsibilities 93 Independent auditors’ report 94 Income statement 94 Statement of comprehensive income 95 Balance sheets 96 Statement of changes in equity 97 Statement of cash flows 98 Notes to the financial statements Investor resource Investor Business analysis p138—142 Investor resource p137—148 Clear, detailed information on operational Helpful analysis, summaries and information performance, including portfolio analysis. on business performance and shareholdings. Investor analysis p143—144 138 Business analysis 143 Investor analysis An overview of our institutional investors, 144 Five year summary together with a five year summary. 145 Investor information 147 Index 148 Glossary BC Contact details 1127_Land_Securities_01-08.indd 01 1/6/10 23:39:04 02 Recent economic conditions produced a very sharp downturn in our market. By navigating a clear and decisive line, we were able to protect value in the short term while shaping the Company for a more promising future. Our actions mean we are in a strong position to take advantage as our market now moves from decline to recovery. In this report, we describe how what we did in tough conditions has enabled us to respond to new opportunities and possibilities. Land Securities Annual Report 2010 03 04 Over the following pages, we also set out where we are today. We discuss our decision to restart major development, both in London and Retail. We explain how our strong balance sheet is providing competitive advantage. And we talk about the industry-leading ideas we introduced during the year. Land Securities Annual Report 2010 05 06 In a fast-changing market, the best companies are preparing now for the conditions we’re likely to see tomorrow. So, in this report we also outline where we are going, describing the work we are doing now to shape and support our Company, our industry and our communities. Find out how our actions are, once again, creating strong foundations for future growth. Land Securities Annual Report 2010 07 08 What we did For more on the rationale behind our key sales this year • We acted decisively and our capital recycling strategy, watch the video www.landsecurities.com/annualreport2010 For more on the actions we’ve taken to manage our • We protected value balance sheet, and the benefits we’ve gained as a result, watch the video www.landsecurities.com/annualreport2010 For more on our development pipeline and planning • We planned well ahead consents p16 Where we are For more on our decision to restart development • We have restarted major development in London ahead of competitors, watch the video www.landsecurities.com/annualreport2010 • We have strengthened our team For more on the people driving our Company p17 For more on our innovative ideas such as Clearlet • We have introduced industry- leases and Brand Empire, watch the video leading ideas www.landsecurities.com/annualreport2010 Where we are going • We are identifying the development For more on how we spot, unlock and create value p18 sites of tomorrow For more on our commitment to sustainability, watch • We are pursuing competitive the video www.landsecurities.com/annualreport2010 advantage through sustainability For more on how we are meeting retailers’ changing • We are building an even needs, watch the video more responsive business www.landsecurities.com/annualreport2010 Land Securities Annual Report 2010 Quick read 09 Report of the Directors A concise review of Land Securities in 2009/10, from strategy to performance In this section Our strategy, vision and team p10 —11 See the fundamentals of our business and how they drive performance. Our performance at a glance p12 —13 See how the Company has performed against its key performance indicators and measures.
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