var glossaryArr2 = new Array(
"ADJUSTED EARNINGS PER SHARE \(\'EPS\'\)","ADJUSTED NET ASSET VALUE \(\'NAV\'\) PER SHARE","AGM","ANCHOR STORE","AUDITOR","AVERAGE UNEXPIRED LEASE TERM","BALANCED SCORECARD","BOOK VALUE","BREAK CLAUSES","BREEAM","CABE","COMBINED PORTFOLIO","CREDIT RATING","DEBT MATURITY","DEVELOPMENT PIPELINE","DEVELOPMENT PROGRAMME","DEVELOPMENT SURPLUS","DILUTED FIGURES","DIVIDEND COVER","DIVIDEND YIELD","DIVIDENDS","EARNINGS PER SHARE \(\'EPS\'\)","EPRA","EPS","EQUIVALENT YIELD","ERV","ESTIMATED RENTAL VALUE \(\'ERV\'\)","ETS","EXCEPTIONAL ITEM","FINANCE LEASE","FTSE 100","GEARING \(NET\)","GROSS INCOME YIELD","HEAD LEASE","ICR","IFRS","INITIAL YIELD","INTEREST COVER RATIO \(ICR\)","INTEREST RATE SWAP","INVESTMENT PORTFOLIO","IPD","ISO 14001","JOINT VENTURE","KELLY SERVICES","LEASE INCENTIVES","LIABILITIES","LIBOR","LIKE-FOR-LIKE PORTFOLIO","LIQUIDITY","LOAN-TO-VALUE \(LTV\)","LONDON PORTFOLIO","LTV","MARK-TO-MARKET ADJUSTMENT","NAV","NET ASSET VALUE \(\'NAV\'\) PER SHARE","OPEN A1 PLANNING CONSENT","OPEN MARKET VALUE","OPERATING PROPERTIES","OTHER INVESTMENT PORTFOLIO","OUTLINE PLANNING CONSENT","OVER-RENTED","PASSING RENT","PFI","PID","PRE-LET","PRIVATE FINANCE INITIATIVE \(\'PFI\'\)","PROPERTY INCOME DISTRIBUTION \(PID\)","PROPOSED DEVELOPMENTS","QUALIFYING ACTIVITIES / QUALIFYING ASSETS","REAL ESTATE INVESTMENT TRUST \(\'REIT\'\)","REGISTRAR","REIT","RENT FREE PERIOD","RENTAL VALUE GROWTH","RETAIL PARK","RETAIL PORTFOLIO","RETAIL PRICE INDEX \(RPI\)","RETURN ON AVERAGE CAPITAL EMPLOYED","RETURN ON AVERAGE EQUITY","REVENUE PROFIT","REVERSIONARY OR UNDER-RENTED","REVERSIONARY YIELD","RIGHTS ISSUE","RPI","SCRIP DIVIDEND","SHARE BUYBACK","SHARE CAPITAL","SHAREHOLDERS","SIC 15","TDC","TOTAL BUSINESS RETURN","TOTAL DEVELOPMENT COST \(\'TDC\'\)","TOTAL PROPERTY RETURN","TOTAL SHAREHOLDER RETURN","TRADING PROPERTIES","TRILLIUM","TURNOVER RENT","UNDERLYING OPERATING PROFIT","VACANCY RATE","VAT","VOIDS","WACC","WEIGHTED AVERAGE COST OF CAPITAL \(\'WACC\'\)","YIELD ON COST","YIELD SHIFT","ZONE A");
var glossaryDefArr = new Array(
"Earnings per share based on revenue profit plus profits on trading properties and long-term development contracts all after tax.","NAV per share adjusted to add back deferred tax associated with investment properties and capitalised interest, the adjustment arising from the de-recognition of the bond exchange, together with cumulative mark-to-market adjustment arising on interest swaps and similar instruments used for hedging purposes. After REIT conversion, the adding back of deferred tax is no longer relevant.","Annual General Meeting - Most limited companies are required to hold an AGM for shareholders at which decisions are taken on the company\'s business.","A major store, usually a department, DIY store or supermarket, occupying a large unit within a shopping centre or retail park, which serves as a draw to other retailers and consumers.","An independent firm or person who checks the accounts against agreed standards.","Excludes short-term lettings such as car parks and advertising hoardings, residential leases and long ground leases.","An approach to strategic management developed in the early 1990s by Drs. Robert Kaplan and David Norton to translate an organisation\'s vision into a set of performance indicators distributed among four perspectives: Financial, Customer, Internal Business Processes, and Learning and Growth.","The amount at which assets and liabilities are reported in the financial statements.","A clause contained within a lease agreement which allows the occupier to end the agreement before the fixed term of the contract runs out.","Building Research Establishment Environmental Assessment Method, world\'s most widely used environmental assessment method for buildings which assesses environmental impact against a set of objective criteria","Commission for Architecture and the Built Environment (\'CABE\'\').","The combined portfolio is our wholly-owned investment portfolio combined with our share of the value of properties held in joint ventures, but excludes any investment properties owned by Land Securities Trillium. Unless stated these are the pro-forma numbers we use when discussing the investment property business.","A rating from an independent institution that assess creditworthiness or the credit risk, and provides credit ratings that are publicly available and used by investors as well as analysts as a guide for investment decisions in regard to relative credit standing or strength. (examples of credit rating agencies, Standard & Poor\'s and Moody\'s Investor Service).","The date on which a debt becomes due for repayment","The Group\'s development programme together with any proposed schemes that are not yet included in the development programme but which are more likely to proceed than not.","The Group\'s development programme comprises projects which are completed but less than 95% let; developments on site; committed developments (being projects which are approved and the building contract let); and authorised developments (those projects approved by the Board for which the building contract has not yet been let). For reporting purposes we retain properties in the programme until they are 95% let.","Excess of latest valuation over the total development cost (\'TDC\').","Reported amount adjusted to include the effects of potential shares issuable under employee share schemes.","Dividend cover takes into account all aspects of trading, tax and finance, from the ordinary shareholders\' point of view. Dividend cover can also be calculated using cash flow in place of profit.","This measure shows shareholders how much income they receive in relation to the current share price. Analysts will sometimes predict dividend growth and calculate a prospective dividend yield.","Share of profits paid to shareholders on a quarterly basis every year.","Profit after taxation attributable to ordinary shareholders divided by the weighted average number of ordinary shares in issue during the year.","European Public Real Estate Association","Earnings per share based on revenue profit plus profits on trading properties and long-term development contracts all after tax.","The internal rate of return from an investment property, based on the gross outlays for the purchase of a property (including purchase costs), reflecting reversions to current market rent, and such items as voids and expenditures but disregarding potential changes in market rents and reflecting the actual cash flow rents.","The estimated market rental value of lettable space as determined biannually by the Company\'s valuers. This will normally be different to the rent being paid.","The estimated market rental value of lettable space as determined biannually by the Company\'s valuers. This will normally be different to the rent being paid.","Expert Training Systems","An item of income or expense that is deemed to be sufficiently material, either by its size or nature, to require separate disclosure.","A lease that transfers substantially all the risks and rewards of ownership from the lessor to the lessee.","The main UK share index representing the price of the top one hundred (according to market capitalisation) companies\' shares listed on the London Stock Exchange.","Total borrowings, including bank overdrafts, less short-term deposits, corporate bonds and cash, at book value, plus cumulative mark-to-market adjustment on financial derivatives as a percentage of total equity.","The annual cash net rent on investment properties (including those tenants in administration) expressed as a percentage of the valuation ignoring costs of purchase or sale.","A lease under which the Group holds an investment property.","Interest Cover Ratio - a calculation of a company\'s ability to meet its interest payments on outstanding debt.","International Financial Reporting Standards - accounting standards adopted for use in the EU","Annualised net rents on investment properties expressed as a percentage of the acquisition cost.","A calculation of a company\'s ability to meet its interest payments on outstanding debt.","A financial instrument where two parties agree to exchange an interest rate obligation for a predetermined amount of time. These are used by the Group to convert floating rate debt or investments to fixed rates.","The investment portfolio comprises the Group\'s wholly-owned investment properties together with the properties held for development.","Investment Property Databank - supplier of independent market indices and portfolio benchmarks for the property industry.","ISO 14001 is an internationally accepted standard for establishing an effective Environmental Management System (EMS). It aims to balance the need for profitability with best practice in terms of protecting the environment.","An entity in which the Group holds an interest on a long-term basis and is jointly controlled by the Group and one or more venturers under a contractual arrangement whereby decisions on financial and operating policies essential to the operation, performance and financial position of the venture require each venturer\'s consent.","The company who provide temporary recruitment services for Land Securities.","Any incentive offered to occupiers to enter into a lease. Typically the incentive will be an initial rent-free period, or a cash contribution to fit-out or similar costs. For accounting purposes, under IFRS, the value of the rent-free period is spread over the non-cancellable life of the lease.","Everything a firm owes.","The London Interbank Offered Rate, the interest rate charged by one bank to another for lending money.","Properties that have been in the investment or combined portfolio for the whole of the current and previous financial year.","A firm\'s ability to meet short-term debts.","Group LTV is the ratio of the sum of investment properties, net investment in finance leases and trading properties of both the Group and joint ventures to net debt, including joint ventures, expressed as a percentage. For the Security Group, LTV is the ratio of debt lent to the Security Group divided by the value of secured assets.","This business includes all London offices and London retail, but excludes those assets held in the Metro Shopping Fund LP.","Group LTV is the ratio of the sum of investment properties, net investment in finance leases and trading properties of both the Group and joint ventures to net debt, including joint ventures, expressed as a percentage. For the Security Group, LTV is the ratio of debt lent to the Security Group divided by the value of secured assets.","An accounting adjustment to change the book value of an asset or liability to its market value.","NAV per share adjusted to add back deferred tax associated with investment properties and capitalised interest, the adjustment arising from the de-recognition of the bond exchange, together with cumulative mark-to-market adjustment arising on interest swaps and similar instruments used for hedging purposes. After REIT conversion, the adding back of deferred tax is no longer relevant.","Total equity divided by the number of ordinary shares in issue at the period end.","Planning permission for the retail sale of any goods.","Open market value is an opinion of the best price at which the sale of an interest in the property would complete unconditionally for cash consideration on the date of valuation (as determined by the Group\'s external valuers). In accordance with usual practice, the Group\'s external valuers report valuations net, after the deduction of the prospective purchaser\'s costs, including stamp duty, agent and legal fees.","Properties acquired and managed by Land Securities Trillium as part of its property outsourcing contracts with third parties and which do not meet the accounting definition of investment property.","This comprises all other investment properties not included in Retail or London Portfolio.","This gives consent in principle for a development, and covers matters such as use and building mass. Full details of the development scheme must be provided in an application for full planning consent, including detailed design, external appearance and landscaping before a project can proceed. An outline planning permission will lapse if full planning permission is not granted within three years.","Space that is let at a rent above its ERV.","The annual rental income receivable which may be more or less than the ERV (see over-rented and reversionary).","Private Finance Initiative (\'PFI\'). A particular form of PPP, that is a government or public authority initiative to acquire private financing for public sector infrastructure.","Property Income Distribution. A PID is a distribution by a REIT to its shareholders paid out of qualifying profits. A REIT is required to distribute at least 90% of its qualifying profits as a PID to its shareholders.","A lease signed with an occupier prior to completion of a development.","A particular form of PPP, that is a government or public authority initiative to acquire private financing for public sector infrastructure.","A PID is a distribution by a REIT to its shareholders paid out of qualifying profits. A REIT is required to distribute at least 90% of its qualifying profits as a PID to its shareholders.","Schemes that are not yet included in the development programme but which are more likely to proceed than not.","The ownership (activity) of property (assets) which is held to earn rental income and qualifies for tax-exempt treatment (income and capital gains) under UK REIT legislation","A REIT must be a publicly quoted company with at least three quarters of its profits and assets derived from a qualifying property rental business. Income and capital gains from the property rental business are exempt from tax but the REIT is required to distribute at least 90% of those profits to shareholders. Corporation tax is payable on non-qualifying activities in the normal way.","Every publicly listed company in the UK has a legal duty to maintain an up-to-date record of its shareholders.  Companies either maintain their own registers \'in house\' or, more typically, appoint a service provider to act as its registrar.  Land Securities\' Registrar is Equiniti.","Real Estate Investment Trust. A REIT must be a publicly quoted company with at least three quarters of its profits and assets derived from a qualifying property rental business. Income and capital gains from the property rental business are exempt from tax but the REIT is required to distribute at least 90% of those profits to shareholders. Corporation tax is payable on non-qualifying activities in the normal way.","A portion of the term of a lease when no rent is required. It is offered by a landlord as a rental concession to attract tenants.  For accounting purposes under IFRS, the value of the rent-free period is spread over the non-cancellable life of the lease.","Increase in the current rental value, as determined by the Company\'s valuers, over the 12-month period on a like-for-like basis.","A scheme of three or more retail warehouse units aggregating over 4,650 sq m with shared parking.","This business includes our shopping centres, shops, retail warehouse properties, Accor hotel portfolio and assets held in retail joint ventures but not Central London retail.","An indicator of inflation in the UK. It measures the average change from month to month in the prices of goods and services in the UK.","Group profit before interest, plus joint venture profit before tax, divided by the average capital employed (defined as shareholder\'s funds plus net debt).","Group profit before tax plus joint venture tax divided by the average equity shareholder\'s funds.","Profit before tax, excluding profits on the sale of non-current asset and trading properties, profits on long-term development contracts, revaluation surpluses, mark-to-market adjustments on interest rate swaps and similar instruments used for hedging purposes, the adjustment to interest payable resulting from the amortisation of the bond exchange de-recognition, debt restructuring charges and any exceptional items.","Space where the passing rent is below the ERV.","The anticipated yield to which the initial yield will rise once the rent reaches the ERV.","The offer by way of rights to Qualifying Shareholders (other than Excluded Territory Shareholders) to acquire New Ordinary Shares, on the terms and conditions set out in the Rights Issue Prospectus.","Retail Price Index. An indicator of inflation in the UK. It measures the average change from month to month in the prices of goods and services in the UK.","An issue of shares available to shareholders that replaces a cash dividend payment. Shareholders have the option to forgo their cash dividend for the share alternative.","The purchase in the open market by a listed company of its own shares.","Money raised from selling shares to shareholders.","Individual investors who own part of a limited company.","A statement of accounting practice, which requires certain lease incentives to be amortised through the income statement.","Total development cost. All capital expenditure on a project including the opening book value of the property on commencement of development, together with all finance costs less residential proceeds.","Dividend per share, plus the increase in adjusted diluted net asset value per share, divided by the adjusted diluted net asset value per share at the beginning of the period.","All capital expenditure on a project including the opening book value of the property on commencement of development, together with all finance costs less residential proceeds.","Valuation surplus, profit/(loss) on property sales and net rental income in respect of investment properties expressed as a percentage of opening book value of the investment property portfolio.","The growth in value of a shareholding over a specified period, assuming that dividends are reinvested to purchase additional units of the stock.","Properties held for trading purposes and shown as current assets in the balance sheet.","The property outsourcing and investment arm of Land Securities who were sold to Telereal in January 2009.  They manage and provide services to properties nationwide for a growing number of companies, local authorities and government departments.","Rental income which is related to an occupier\'s turnover.","Operating profit before profit on disposal of non-current properties, revaluation of investment properties, and exceptional items stated within operating profit.","The ERV of an area in a property, or portfolio, excluding developments, which is currently available for letting, expressed as a percentage of the total ERV of the property or portfolio.","Value added tax or any similar sales or turnover tax or levy imposed in any jurisdiction.","The area in a property or portfolio, excluding developments, which is currently available for letting.","Weighted average cost of capital. Weighted average of cost of debt and notional cost of equity, used as a benchmark to assess investment returns.","Weighted average of cost of debt and notional cost of equity, used as a benchmark to assess investment returns.","Rents passing expressed as a percentage of the total development cost of a property.","A movement (negative or positive) in the equivalent yield of a property asset.","A means of analysing and comparing the rental value of retail space by dividing it into zones parallel with the main frontage. The most valuable zone, Zone A, is at the front of the unit. Each successive zone is valued at half the rate of the zone in front of it.");


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