Land Securities Profile

Profile

Land Securities has established a reputation as one of the most active and forward thinking retail property companies in the country.

Our portfolio includes some of the UK’s best known shopping centres and our development experience ranges from heritage sites to modern retail icons. We own and manage 25 shopping centres, 22 retail parks and 3 outlets, within which we care for approximately 1,600 retailers and accommodate nearly 350 million shopper visits per year. We are also one of the world’s five largest real estate investment trusts.

Richard Akers Managing Director, Retail

Though the statistics are unquestionably impressive, what underpins them is our passion to place innovation at the heart of all we do. Fundamental to Land Securities is our ability to unlock potential within properties and places by developing new and better ways for retailers to connect with customers.

Our willingness to think beyond convention and apply new, ever higher standards has seen Land Securities lead the renaissance of urban regeneration. With our retail experience and management expertise we are transforming shopping as a leisure activity and so helping retailers maximise their business opportunities.

Land Securities has established a reputation as one of the most active and forward thinking retail property companies in the country.

Our portfolio includes some of the UK’s best known shopping centres and our development experience ranges from heritage sites to modern retail icons. We own and manage 25 shopping centres, 22 retail parks and 3 outlets, within which we care for approximately 1,600 retailers and accommodate nearly 350 million shopper visits per year. We are also one of the world’s five largest real estate investment trusts.

Richard Akers Managing Director, Retail

Though the statistics are unquestionably impressive, what underpins them is our passion to place innovation at the heart of all we do. Fundamental to Land Securities is our ability to unlock potential within properties and places by developing new and better ways for retailers to connect with customers.

Our willingness to think beyond convention and apply new, ever higher standards has seen Land Securities lead the renaissance of urban regeneration. With our retail experience and management expertise we are transforming shopping as a leisure activity and so helping retailers maximise their business opportunities.

...How? Our Values & Culture guide all that we do. Sustained research gives us Consumer Insight which, in turn, is refined by stakeholder Consultation. Sensitive Design interprets that knowledge to inspire Delivery of a complete retail experience in magnificent Detail. Our Achievements emphasise the Expertise of our managers, prove the quality of our Experience, & confirm the commitment of our retail Team. The result is a portfolio of Assets all over the country & a host of Awards from our customers & peers.

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...How? Our Values & Culture guide all that we do. Sustained research gives us Consumer Insight which, in turn, is refined by stakeholder Consultation. Sensitive Design interprets that knowledge to inspire Delivery of a complete retail experience in magnificent Detail. Our Achievements emphasise the Expertise of our managers, prove the quality of our Experience, & confirm the commitment of our retail Team. The result is a portfolio of Assets all over the country & a host of Awards from our customers & peers.

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Our values are engrained in the way we work and form the very foundation of our culture.

Customer service is the core of each activity. Our commitment is to deliver exceptional service through every interaction with our customers, colleagues, suppliers and partners.

Respect for the individual is our way of life. We treat everyone fairly and with equality. We listen to different viewpoints with an open mind. And we balance the need to get things done with care for others.

Integrity is about us keeping promises and honouring our commitments. Our integrity means we take responsibility and behave in a professional manner at all times.

Excellence is our drive to be the best we can. We work towards the highest standards and encourage others to do so as well.

Innovation drives the development of Land Securities. It is our courage to think differently, to generate new ideas and to support new ways of doing things.

At Land Securities, our values of customer service, respect, integrity, excellence and innovation are the cornerstones that make us what we are.

The making of what we are.

Land Securities Retail Experience

Our values are engrained in the way we work and form the very foundation of our culture.

Customer service is the core of each activity. Our commitment is to deliver exceptional service through every interaction with our customers, colleagues, suppliers and partners.

Respect for the individual is our way of life. We treat everyone fairly and with equality. We listen to different viewpoints with an open mind. And we balance the need to get things done with care for others.

Integrity is about us keeping promises and honouring our commitments. Our integrity means we take responsibility and behave in a professional manner at all times.

Excellence is our drive to be the best we can. We work towards the highest standards and encourage others to do so as well.

Innovation drives the development of Land Securities. It is our courage to think differently, to generate new ideas and to support new ways of doing things.

At Land Securities, our values of customer service, respect, integrity, excellence and innovation are the cornerstones that make us what we are.

The making of what we are.

Princesshay, Exeter

Respect for the values of an ancient city guided us. We opened views to the Cathedral, integrated the city wall and created a piazza to harmonise contemporary retailing within an historic setting.Awards BCSC Supreme Gold Awards 2007

ICSC European Shopping Centre Awards 2007

Retail Week Awards Shopping Location of the Year Award 2008

Princesshay, Exeter

Respect for the values of an ancient city guided us. We opened views to the Cathedral, integrated the city wall and created a piazza to harmonise contemporary retailing within an historic setting.Awards BCSC Supreme Gold Awards 2007

ICSC European Shopping Centre Awards 2007

Retail Week Awards Shopping Location of the Year Award 2008

Identifying true potential.

Understanding others is central to all we do.

What makes or breaks a retail destination are the men, women and children who go shopping every day. Without their approval there wouldn’t be any business. That’s why we never stop looking to understand them.

Working with highly specialised independent consultants we pursue an on-going programme of social and economic research. This, aligned with the experience of owning and operating an extensive retail portfolio, gives us extraordinary insight into the way people behave.

Insight enables us to measure and anticipate the sort of retail environments people want, like and don’t like. It gives us knowledge of what is happening today. Helps us to accurately predict what will happen tomorrow. And allows us to make very solid assumptions as to what will be required in 30 year’s time.

Such insight fuels our vision of ‘bringing property to life’. In practical terms it provides the intellect to define the needs, hopes and aspirations of all our stakeholders. It means we can work knowledgeably with communities to design and manage buildings that integrate with their surroundings in both physical and social terms. For our tenants and occupiers it is the provision of buildings and services that help them operate their businesses successfully. And for our community partners it is the reinforcement of civic pride through the creation of places where people choose to shop, are proud to work and want to live.

Identifying true potential.

Understanding others is central to all we do.

What makes or breaks a retail destination are the men, women and children who go shopping every day. Without their approval there wouldn’t be any business. That’s why we never stop looking to understand them.

Working with highly specialised independent consultants we pursue an on-going programme of social and economic research. This, aligned with the experience of owning and operating an extensive retail portfolio, gives us extraordinary insight into the way people behave.

Insight enables us to measure and anticipate the sort of retail environments people want, like and don’t like. It gives us knowledge of what is happening today. Helps us to accurately predict what will happen tomorrow. And allows us to make very solid assumptions as to what will be required in 30 year’s time.

Such insight fuels our vision of ‘bringing property to life’. In practical terms it provides the intellect to define the needs, hopes and aspirations of all our stakeholders. It means we can work knowledgeably with communities to design and manage buildings that integrate with their surroundings in both physical and social terms. For our tenants and occupiers it is the provision of buildings and services that help them operate their businesses successfully. And for our community partners it is the reinforcement of civic pride through the creation of places where people choose to shop, are proud to work and want to live.

Bullring, Birmingham

The new Bullring has transformed retailing in Birmingham. With iconic architecture and people-friendly open

spaces it is now a city centre focus for retail-led leisure activities.

Awards BCSC Supreme Gold Award 2004

Bullring, Birmingham

The new Bullring has transformed retailing in Birmingham. With iconic architecture and people-friendly open

spaces it is now a city centre focus for retail-led leisure activities.

Awards BCSC Supreme Gold Award 2004

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Everyone has a voice.

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We take the lead and begin consultation very early in the development process. By recognising different perspectives and understanding each other we can reach agreement as to what is deliverable and then work together towards the ideal win/win situation.

At Land Securities we have an enormous wealth of development expertise. However, the key to unlocking true potential is in uniting the aspirations of all stakeholders and moving forward as a single entity focused on achievable goals.

Naturally, a development must be commercially viable and so the opinions of our retail partners are crucial. Equally, we listen to the community because we know we have to create an environment where people will want to shop, live, meet, work and relax. And, of course, we partner with local authorities to gain consensus for our proposals through every stage of planning, implementation and management.

Consequently, a Land Securities development has that key ingredient of sustainability. It integrates with community life and has the ambience, vitality and personality that encourages people to visit more often and stay longer.

Our belief is that everyone has a voice to be heard. Knowing what motivates stakeholders is critical to the success of our schemes.

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Everyone has a voice.

lovely

We take the lead and begin consultation very early in the development process. By recognising different perspectives and understanding each other we can reach agreement as to what is deliverable and then work together towards the ideal win/win situation.

At Land Securities we have an enormous wealth of development expertise. However, the key to unlocking true potential is in uniting the aspirations of all stakeholders and moving forward as a single entity focused on achievable goals.

Naturally, a development must be commercially viable and so the opinions of our retail partners are crucial. Equally, we listen to the community because we know we have to create an environment where people will want to shop, live, meet, work and relax. And, of course, we partner with local authorities to gain consensus for our proposals through every stage of planning, implementation and management.

Consequently, a Land Securities development has that key ingredient of sustainability. It integrates with community life and has the ambience, vitality and personality that encourages people to visit more often and stay longer.

Our belief is that everyone has a voice to be heard. Knowing what motivates stakeholders is critical to the success of our schemes.

Cabot Circus, Bristol

Detailed consultation shaped our thinking for Bristol’s biggest city regeneration project in over 60 years. Pedestrian permeability links every element of the retail, leisure and residential complex.Awards

BCSC Supreme Gold Awards 2008

MAPIC EG Retail Awards International Shopping Centre of the Year 2008

BREEAM Excellent Rating 2008

Cabot Circus, Bristol

Detailed consultation shaped our thinking for Bristol’s biggest city regeneration project in over 60 years. Pedestrian permeability links every element of the retail, leisure and residential complex.Awards

DesignDelivering the experience.

the fi

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oating roof the size of 16 Olympic-sized swimming pools

Great design communicates and inspires while remaining relevant to the audience.

At the heart of our approach is recognition that each town, city and region has characteristics that set it apart from other places. For some it’s the heritage. For others it’s the architecture, the surrounding landscape or the influences of local industry. Our skill is to get under the skin of those features, to share the values and to reflect them through every facet of the development.

In terms of designing the physical presence, we partner with architects who respect the urban grain. We co-ordinate with other land owners to create permeable links through and around the development. And, where appropriate, we use walkways, civic squares and public art to reinforce the local identity.

Equally, we balance form with function. As such, a Land Securities development aligns the retail, residential and commercial mix to the aspirations of the catchment area. Our design considers how people engage with the individual components, and seeks to create environments that let our tenants’ brands speak with their own voice.

The Land Securities belief is that a development concept must be viewed from many different perspectives. Understanding those perspectives enables the design to progress with a clear vision as to the type of destination we are creating.

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DesignDelivering the experience.

the fi

l to a f

oating roof the size of 16 Olympic-sized swimming pools

Great design communicates and inspires while remaining relevant to the audience.

At the heart of our approach is recognition that each town, city and region has characteristics that set it apart from other places. For some it’s the heritage. For others it’s the architecture, the surrounding landscape or the influences of local industry. Our skill is to get under the skin of those features, to share the values and to reflect them through every facet of the development.

In terms of designing the physical presence, we partner with architects who respect the urban grain. We co-ordinate with other land owners to create permeable links through and around the development. And, where appropriate, we use walkways, civic squares and public art to reinforce the local identity.

Equally, we balance form with function. As such, a Land Securities development aligns the retail, residential and commercial mix to the aspirations of the catchment area. Our design considers how people engage with the individual components, and seeks to create environments that let our tenants’ brands speak with their own voice.

The Land Securities belief is that a development concept must be viewed from many different perspectives. Understanding those perspectives enables the design to progress with a clear vision as to the type of destination we are creating.

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rom Tim

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allpaper’ an etch

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Liverpool Media Wall

Creativity challenges convention. For the

St John’s retail centre, in place of

normal hoardings we installed Europe’s

largest electronic media wall to help promote Liverpool during its year as

City of Culture 2008.

Liverpool Media Wall

Creativity challenges convention. For the

St John’s retail centre, in place of

normal hoardings we installed Europe’s

largest electronic media wall to help promote Liverpool during its year as

City of Culture 2008.

A polished performance.

On the Dot

Project Management, Realising the promise

Partnership is the key feature of every Land Securities development. Our project management approach is governed by the fact that we expect to have a long term relationship with the development itself, with its retail occupiers, with the people who visit and shop, and with the local community. As such, we look way beyond the opening ceremony. Our vision is the creation of an environment that we and all our stakeholders will be proud to be associated with for years to come.

The many and varied skills of our project management team are the catalysts that make our approach a reality. They minimise the impacts of our construction processes on the local environment. They maintain construction standards of the highest quality. And they fastidiously manage every detail to ensure perfect realisation of the development concept. In effect, our project management team delivers the retail promise.

Retail Operation, The landlord of choice

Pro-active retail operations are fundamental to the Land Securities ethos. Our aim is to provide an engaging retail experience to retailers, shoppers and the community alike.

As a landlord we go way beyond the delivery of exceptional building management services. We are always looking to add extra value. This is marked by activities that, in the past two years alone, have seen us drive down service charges, improve waste recycling by 42% and reduce carbon emissions by 31%. For the community, we have launched our Little Shopper Stay Safe scheme across all our outlets. And, as part of our commitment to the Skill Smart initiative, we devote space in many centres for training youngsters to become the next generation of retailers.

Reassuringly, in an independent audit by KLM in 2008, more than 97% of our occupiers stated a willingness to recommend Land Securities as the landlord of choice.

Beyond ExpectationWithin Budget

A polished performance.

On the Dot

Project Management, Realising the promise

Partnership is the key feature of every Land Securities development. Our project management approach is governed by the fact that we expect to have a long term relationship with the development itself, with its retail occupiers, with the people who visit and shop, and with the local community. As such, we look way beyond the opening ceremony. Our vision is the creation of an environment that we and all our stakeholders will be proud to be associated with for years to come.

The many and varied skills of our project management team are the catalysts that make our approach a reality. They minimise the impacts of our construction processes on the local environment. They maintain construction standards of the highest quality. And they fastidiously manage every detail to ensure perfect realisation of the development concept. In effect, our project management team delivers the retail promise.

Retail Operation, The landlord of choice

Pro-active retail operations are fundamental to the Land Securities ethos. Our aim is to provide an engaging retail experience to retailers, shoppers and the community alike.

As a landlord we go way beyond the delivery of exceptional building management services. We are always looking to add extra value. This is marked by activities that, in the past two years alone, have seen us drive down service charges, improve waste recycling by 42% and reduce carbon emissions by 31%. For the community, we have launched our Little Shopper Stay Safe scheme across all our outlets. And, as part of our commitment to the Skill Smart initiative, we devote space in many centres for training youngsters to become the next generation of retailers.

Reassuringly, in an independent audit by KLM in 2008, more than 97% of our occupiers stated a willingness to recommend Land Securities as the landlord of choice.

Beyond ExpectationWithin Budget

White Rose, Leeds

Working hand in hand with retailers, we have established agreed service levels, frozen service charges since 2008 and implemented local consumer marketing to drive footfall.

White Rose, Leeds

Working hand in hand with retailers, we have established agreed service levels, frozen service charges since 2008 and implemented local consumer marketing to drive footfall.

of London shops & offices£6,600,000,000

sq ft St Johns Centre, Liverpool360,000 %

Gunwharf Quays sends only

waste to landfill

1,000,000Cab

(as at Sept 2008)

3outle

1600reta

million shoppers per year350

pedestrians pass our Piccadilly lights each week659,126

of the largest & most diverse portfolios in the capital1

sq ft Bullring, Birmingham

over1,000,000

people will live, work and play in the new communities we are creating in Kent

40thou

people work in offices we own in London

sand50

shopping centres25

retail parks22

20 sq ft total

investment portfolio m

2007 July

we were the only UK company named as one of the world’s ‘20 Most Sustainable Stocks’ by sustainablebusiness.com

40%reduction in

CO2 emissions at Eastbourne

Terrace, London

2,900new car parking spaces at Buchanan Galleries, Glasgow

80of d

Aim to

or recycle at least

On target to reduce CO2

emissions in existing

buildings by10% b

St David’s 2,Cardiff completing in 2009967,500sq ft £5,520,000,000 of retail

property (as at Sept 2008)

Attention to detail at every level helps make Land Securities’ retail environments extremely effective.

The meticulous design and operation of our retail centres and parks is such that we comfortably accommodate nearly 350 million shopper visits each year. Yet, no matter the high numbers, we still work personally with all our retail tenants. In Gunwharf Quays for instance we gave colour coded recycling bins to each outlet and now only 0.5% of the centre’s waste goes to landfill.

Being big, but thinking small and watching the detail provides focus for those crucial day to day issues that underpin retail success.

of London shops & offices£6,600,000,000

sq ft St Johns Centre, Liverpool360,000 %

Gunwharf Quays sends only

waste to landfill

1,000,000Cab

(as at Sept 2008)

3outle

1600reta

million shoppers per year350

pedestrians pass our Piccadilly lights each week659,126

of the largest & most diverse portfolios in the capital1

sq ft Bullring, Birmingham

over1,000,000

people will live, work and play in the new communities we are creating in Kent

40thou

people work in offices we own in London

sand50

shopping centres25

retail parks22

20 sq ft total

investment portfolio m

2007 July

we were the only UK company named as one of the world’s ‘20 Most Sustainable Stocks’ by sustainablebusiness.com

40%reduction in

CO2 emissions at Eastbourne

Terrace, London

2,900new car parking spaces at Buchanan Galleries, Glasgow

80of d

Aim to

or recycle at least

On target to reduce CO2

emissions in existing

buildings by10% b

St David’s 2,Cardiff completing in 2009967,500sq ft £5,520,000,000 of retail

property (as at Sept 2008)

Attention to detail at every level helps make Land Securities’ retail environments extremely effective.

The meticulous design and operation of our retail centres and parks is such that we comfortably accommodate nearly 350 million shopper visits each year. Yet, no matter the high numbers, we still work personally with all our retail tenants. In Gunwharf Quays for instance we gave colour coded recycling bins to each outlet and now only 0.5% of the centre’s waste goes to landfill.

Being big, but thinking small and watching the detail provides focus for those crucial day to day issues that underpin retail success.

Gunwharf Quays, Portsmouth•39,484sqm(425,000sqft)•Retailled,mixed-usedevelopment•Opened2001

Adjacent to the spectacular Spinnaker Tower landmark, the waterfront Gunwharf Quays retail centre is integral to the renaissance of Portsmouth Harbour as a leisure destination. It quite simply has something for everyone with its mix of designer outlets, bars, restaurants and cafés, a cinema, health club and Bowlplex.

BCSC Achieving Customer Excellence Award 2008

Bullring, Birmingham•110,000sqm(1,184,000sqft)•Retailled,mixed-usedevelopment•Opened2003

Birmingham’s Bullring has been demolished and reborn as a dazzling new centre integrating a vast array of shops, cafes, restaurants and piazzas, including one of only four Selfridges department stores in Britain. The Bullring’s spectacular architecture has created a new city landmark.

BCSC Supreme Gold Award 2004

Willow Place, Corby•16,258sqm(175,000sqft)•Retailled,mixed-usedevelopment•Opened2007

Corby has changed beyond recognition. Located within a prosperous and highly populatedpart of the East Midlands, it is undergoing a major process of urban renewal and expansion,encompassing shopping, housing, leisure and transport.

Whitefriars, Canterbury•36,580sqm(394,000sqft)•Retailled,mixed-usedevelopment•Opened2005

Land Securities’ relationship with Canterbury goes back more than 50 years. The concept for the Whitefriars development grew in partnership with the city council and, now complete, it has been hailed by English Heritage as best practice for urban regeneration in an historic environment.

Retail Week Shopping Location of the Year Award 2005

Retail and Leisure Property Best New Shopping Centre Award 2005

ICSC European Shopping Centre Award 2006

Land Securities retail centres add to the quality of life for millions of people every year. They provide a safe, friendly environment in which to meet, shop, work and relax. They are symbols of civic pride. And they offer focus at the heart of communities.

Above all, a Land Securities retail centre is a platform for good business. Each has the essential characteristics to attract shoppers and so help our retail occupiers build their brands and trade more profitably.

The Elements, Livingston•34,852sqm(375,000sqft)•Retailled,mixed-usedevelopment•OpenedOctober2008

The Elements is the third phase of development for Land Securities in Livingston opened October 2008. The scheme will provide an important addition to Livingston’s retail offer, with a fashion-led tenant and merchandise mix.

St David’s, Cardiff•89,891sqm(967,500sqft)•Retail,leisure,cultural&civicmix•Openingautumn2009

A major new John Lewis department store will anchor 10 large stores, 94 shops, 21 catering units, 304 new homes and 3,000 car parking spaces. These will be linked to new public open spaces by tree lined boulevards, creating a thriving central community. This development will help establish Cardiff as one of the top retail destinations in Europe.

Bristol, Cabot Circus•139,300sqm(1,500,000sqft)•Retailled,mixed-usedevelopment•OpenedSeptember2008

The new development is anchored by a House of Fraser department store, together with 15 major stores and more than 120 new shops.

Princesshay, Exeter•49,256sqm(530,000sqft)•Retailled,mixed-usedevelopment•Opened2007

Princesshay has transformed Exeter’s retail landscape and helped to re-position the city as the region’s premier destination for shopping, leisure and entertainment.

Trinity, Leeds•92,900sqm(1,000,000sqft)•Retailled,mixed-usedevelopment•Opening2012

Set to become the city’s first regional retail destination when it opens, Trinity Leeds will combine the former Burton and Trinity Arcades site with a remodelled Leeds Shopping Plaza to provide a fully integrated 1,000,000 sq ft shopping centre in the heart of the city.