Annual Report 2004 What does it take to be a leader in the property industry? A clear understanding of our strengths and what it takes to be successful... Strong A clear Meeting 1 heritage 2 strategy 3 expectations 04–05 Sixty years of 06–07 Overview. 10–35 Operating and Land Securities. An insight into our financial revi≤ew. How our heritage has ambitions for the Group. Ian Henderson and shaped the business. 08–09 Chairman’s statement. Andrew Macfarlane take a Peter Birch highlights the detailed look at our business Group’s achievements and its performance. and future outlook. Value Innovative Customer 5 creation 6 products 7 focus 22–27 Development. 28–31 Property outsourcing. 32–33 Meeting needs. Bringing you up-to-date Generating new business A review of our services on development progress through innovative through customer and our plans for future customer solutions. satisfaction surveys. schemes. 31 Landflex. Responding to occupiers’ needs for more flexibility. Sound Acting Aware of the 9 management 10 responsibly 11 environment 36–37 Board of directors. 38–41 Corporate responsibility. 42–43 The environment. Developing strategy and Meeting the needs of our Leading the industry on leading our employees to wider communities. environmental issues. deliver our objectives. 51–56 Remuneration report A diverse 57 Directors’ responsibilities 4 portfolio 57–58 Independent auditors’ report 59–82 Financials 16–21 Portfolio management. 60 Consolidated profit and An update on how we loss account have generated value 60 Statement of total recognised through our asset gains and losses and property 60 Note of historical cost profits management activities. and losses 61 Balance sheets 62 Consolidated cash flow statement 62 Reconciliation of net cash flow to movements in net debt Financial 62 Reconciliation of Group stability operating profit to net cash 8 inflow from operating activities 34–35 Finance and tax. 63–79 Notes to the financial Managing our finances statements to enhance performance. 80 Five and ten year records 81–82 Directors’ report 83–97 Business analysis 1331 84 Investment portfolio valuation 1153 1157 1219 84 Performance benchmarking 85 Top twelve properties 86–87 Development pipeline schedule 88–90 Total investment portfolio Effective analysis 91 Property outsourcing governance 92–93 Property by location 12 94–97 Major property holdings 44–50 Corporate governance. 98–100 Other Upholding the principles 98 Glossary 1 of corporate governance. Goals & Objectives 99 Index 100 Investor information 2 Identify One New Change illustrates our approach to investing in Central London. 5 6 3 Reasses Report Assess Acquired in 2000 the property offers substantial redevelopment opportunities 4 when it is vacated in 2006. Action LAND SECURITIES ANNUAL REPORT 2004 1 Adjusted diluted net assets Investment property (£bn) Revenue profit (pre-tax) (£m) per share (pence) 1331 8.2 309.2 1219 7.9 7.8 7.8 350.1 1153 1157 7.5 323.4 318.4 336.2 2001* 2002* 2003* 2004 2000 2001 2002 2003 2004 2000 2001* 2002* 2003* 2004 Adjusted diluted net asset value per share up 9.2% to 1331p (2003: 1219p) Investment portfolio valuation uplift of 5.3% to £8.15bn (2003: £7.84bn), with the like-for-like portfolio recording a 6.7% increase to £6.22bn (2003: £5.73bn) Profit before tax rose by 16.7% to £373.1m (2003: £319.6m) Pre-tax revenue profit decreased, as expected, by 8.0% to £309.2m (2003: £336.2m) Adjusted earnings per share decreased, as expected, by 6.0% to 47.86p per share (2003: 50.89p per share) Proposed full year dividend increase of 4.5% to 37.1p (2003: 35.5p) 2 LAND SECURITIES ANNUAL REPORT 2004 Adjusted earnings per share (pence) Dividends per share (pence) 47.86 37.10 50.89 49.18 34.00 35.50 45.22 32.50 40.86 31.00 2000 2001* 2002* 2003* 2004 2000 2001 2002 2003 2004 *restated Financial highlights 31/3/2004 31/3/2003 % Change Gross property income Property investment and trading (including 50% share of joint ventures) £650.2m £579.3m +12.2% Property outsourcing £830.9m £660.2m +25.9% Total £1,481.1m £1,239.5m +19.5% Operating profit (total) £565.8m £550.2m +2.8% Pre-tax profit £373.1m £319.6m +16.7% Revenue profit (pre-tax)1 £309.2m £336.2m –8.0% Adjusted earnings per share2 47.86p 50.89p* –6.0% Earnings per share 61.84p 46.46p +33.1% Dividends per share 37.10p 35.50p +4.5% Adjusted diluted net assets per share3 1331p 1219p* +9.2% Diluted net assets per share 1293p 1188p +8.8% Carrying value of investment properties4 £7,880.9m £7,823.9m Net borrowings £2,435.8m £2,589.3m Equity shareholders’ funds £6,030.1m £5,532.7m Gearing (net)5 40.5% 47.3% *as restated – Notes 9 and 10 1 Excludes results of fixed asset property sales and exceptional items in 2003 2 Based on revenue profits. Tax charge adjusted to exclude deferred tax arising from capital allowances and capitalised interest on investment properties 3 Excludes deferred tax arising from capital allowances and capitalised interest on investment properties and adding back the net liabilities of Telereal 4 Market value less UITF28 adjustment of Group Investment Properties 5 Net borrowings (including bank overdraft less short term deposits and cash), at book value, plus non-equity B shares as a percentage of equity shareholders’ funds 6 The calculation basis has been refined this year and the comparatives have been restated LAND SECURITIES ANNUAL REPORT 2004 3 1 Strong heritage Sixty years of Land Securities From modest beginnings Land Securities has grown steadily to become the UK’s leading property company.A member of the FTSE since the index was created in 1984, the Group now manages more than 10 million m2 of property across the UK. From three houses in Kensington the Group’s investment portfolio is now valued at more than £8bn. The Group’s objective is to create attractive and sustainable returns for shareholders. It will do this by providing its customers with products that match their needs.With a 25-year track record of dividend growth, Land Securities is recognised for its financial stability and responsible management. Over the course of 60 years the Group has, through investment, development, management and property outsourcing, become a major force in the UK property industry. Land Securities is proud of the reputation it has created. Lord Samuel of Wych Cross, Land Securities’ founder and chairman until 1987 (left). Sir Peter Hunt, Lord Samuel’s successor and Land Securities’ chairman until 1997 (right). Land Securities Investment Trust 1944 Annual Report, the first issued after Lord Samuel bought the company, a copy of which is included in this year’s Annual Report. 4 LAND SECURITIES ANNUAL REPORT 2004 60years of making property work LAND SECURITIES ANNUAL REPORT 2004 5 2 A clear strategy Overview Land Securities offers investors: A commitment to the creation of attractive and sustainable returns through its activities in the UK property market A strategic focus on its customers Ownership of £8bn of investment property in the UK Market leading positions in three sectors: – Retail (including retail warehouses) – Central London offices – Property outsourcing Cash flow through six-monthly dividend payments Potential for capital and revenue growth through: – Superior management of assets – 170,000m2 development pipeline – New property outsourcing business Aiming to be recognised as the UK’s leading property company 6 LAND SECURITIES ANNUAL REPORT 2004 Strategic focus on value creation Higher returns from IRR development +++ activity IRR ++ Innovative products accessing immature markets IRR + Diversified portfolio in sectors with supply side constraints WACC 7.5% Active management of balance sheet and effective recycling of capital Our objectives Our achievements • Land Securities Trillium successfully received We have a clear view of what we are trying to Throughout this year’s Annual Report you will its re-accreditation for Investors in People and, achieve.The objectives for our business are to: find evidence of the success we have had in over time, we will roll this out across the Group. meeting our objectives. However, we have taken Our employee survey demonstrates upper • Maximise the returns from our investment the opportunity to outline below a few notable quartile results for employee satisfaction portfolio. examples of our activities which particularly and morale. demonstrate our achievements to date. • Complete and let our development • Since unveiling the Group’s new strategy programme. • In each of our core sectors and on an overall in 2000, Land Securities has shown a total portfolio basis, we have outperformed the shareholder return (share price appreciation • Continue to grow our property outsourcing Investment Property Databank. plus dividends re-invested) of 71.85% as business by winning new contracts and compared to a negative 24.52% for the expanding existing ones. • We sold £682.1m of investment property, FTSE100 and 66.06% for the FTSE Real creating FRS3 profits of £52.1m. Estate Index. Over the 12-month period to • Focus on our customers with products that 31 March 2004, Land Securities return has meet their needs. • We completed 152,500m2 of development, been 55.14% as compared to 25.74% for including the Birmingham Alliance’s award- the FTSE and 61.67% for the FTSE Real • Build and retain the best team in the winning Bullring, which opened September Estate Index. property industry. 2003 receiving more than 20 million visits from shoppers since then. • Focus on earnings generation from capital investment and drive total returns, so • We let (or agreed subject to contract to let) creating value for our shareholders. 82,000m2 of development, which included fully letting the newly-launched Soho Square building, the first Landflex office scheme and a department store letting in Cardiff.