Building Together
As a long term business, our buildings need to stand the test of time, meeting regulatory requirements and occupiers’ changing occupational needs. Managing the sustainability of our business helps us to achieve this by balancing economic, environmental and social criteria.
Building Togetheris about reducing our use of resources, appealing to our customers, being welcomed by our communities, managing and supporting our people and suppliers, making sensible business decisions and valuing our reputation. It is about trust, innovation and the way we do business.
Building Togetherprovides an easy to understand set of challenging objectives and targets. These support our commitment to become carbon neutral across landlord controlled areas of our portfolio from 2008/09 and across all buildings in our portfolio from 2020.
Building Together is our new way of looking at corporate responsibility, engaging
with our stakeholders and managing our impact on the environment.
Corporate Responsibility
Summary Report 2007/08
Over the past year we have made progress towards our commitment to become carbon neutral from 2008/09.
Since 2004 we have reduced energy use across landlord controlled areas of our portfolio by 21%, cutting carbon emissions by 15%, despite the floor area almost doubling during the same period.
We have also achieved a significant improvement in customer service since 2005, with an overall occupier satisfaction rating of 73% in 2007. There is still a lot we want to do to continue to improve this and our teams will carry on engaging with our occupiers to better understand and meet their changing occupational needs. We aim to lead the industry in developing and managing sustainable buildings; we are working with our staff, customers and suppliers to try to achieve this. Stephen Hester Chief Executive
Introduction
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Artwork created by young people is displayed on a hoarding around our Osnaburgh Street development. The images tell the story of local life in the future.
For our full Corporate Responsibility Report: britishland.com/crReport/2007
Our 2007/08 awards
• British Council of Shopping Centres Achieving Customer Excellence Award: Meadowhall Shopping Centre
• Building Magazine Award for Sustainable Developer of the Year: British Land PLC
• Business in the Community Big Ticks for Employability, Energy Efficiency and Waste Management: Meadowhall Shopping Centre
• Business in the Community Silver Jubilee Big Tick for long-term community engagement in West Euston: British Land PLC
• Clean City Award for managing environmental impacts: Broadgate Environmental Working Group
• Property Managers Association Award for Landlord of the Year: British Land PLC
• Property Week UK Developer of the Year: British Land PLC.
Our impacts
• In 2007/08 our buildings consumed over 54 million kWh of energy, used 368,337 m3of
water and produced an estimated 10,000 tonnes of waste
• We currently have over 1,200 occupiers in our properties and more than 500,000 people work in or visit our properties each day
• We have more than 150 employees at our Head Office and
approximately 650 people employed directly at our properties
• Last year we spent over
£416 million with 3,500 suppliers, for us and our occupiers.
Stakeholder feedback
• 98% trust our corporate responsibility reporting
• 81% are satisfied with our approach to corporate responsibility
• 94% agree that British Land is a good corporate citizen.
OUR USE OF RESOURCES
Becoming carbon neutral
Buildings are responsible for over 50% of the UK’s carbon emissions. As the UK’s second largest Real Estate Investment Trust (REIT), we have an important role to play in reducing carbon emissions. We are working towards becoming carbon neutral from 2008/09.
We will become carbon neutral by continuing to reduce energy use, increasing the use of renewable energy and finally offsetting. From 2020 we also plan to become carbon neutral across the occupier managed parts of our buildings. We are working with our occupiers to reduce energy use through initiatives such as the Broadgate and Regent’s Place Environmental Working Groups.
The diagram above outlines the boundaries of our commitment to become carbon neutral from 2008/09, which covers emissions from all our Scope 1 and 2 activities, according to the World Resource Institute’s Greenhouse Gas Protocol.
Our commitment covers the emissions associated with the energy use and refrigerant losses where we have operational control, including space occupied by us and our subsidiaries; the common parts of all our managed multi-let buildings; the common parts of buildings in certain property funds where we have management responsibilities; and fuel use from company owned vehicles. Our commitment excludes the operations of any joint ventures and any buildings managed for third parties where we do not have an ownership interest.
For the full detail of our Scope 1, 2 and 3 activities please visit britishland.com/crReport/2007
For our full Corporate Responsibility Report: britishland.com/crReport/2007
Managing energy use
In line with previous years we have accounted for the energy use and associated carbon emissions in the common parts of the majority of our managed multi-let buildings, which are the areas where, as landlord, we control usage and can directly effect improvements. These carbon emissions represent the majority of emissions from our Scope 1 and 2 activities.
We have set 2004/05 as our baseline. Since then the floor areas of the common parts have increased by 96% to over two million square metres (m2), whilst the
number of managed properties has reduced by 33% to 64. In 2007/08 57 properties reported electricity use, 19 properties reported gas use and no properties reported oil use. From 2008/09 we will report on emissions from all our Scope 1 and 2 activities.
In 2007/08 electricity usein the common parts of our managed multi-let buildings decreased by nearly 8% from 2006/07, and by over 10% from our baseline of 2004/05. In 2007/08 electricity use accounted for over 86% of the total carbon emissions from our property portfolio, and was our most intensive source of carbon emissions per m2. During 2007/08 electricity from Climate
Change Levy exempt sources represented 14,683 tonnes of carbon, just over 64% of the total reported carbon emissions. In 2007/08 offices and shopping centres used electricity most intensely on a m2basis, compared with other property types.
In 2007/08 gas usein the common parts of our managed multi-let buildings increased by nearly 8% from 2006/07, although it decreased by 38% from our baseline of 2004/05. In 2007/08 gas accounted for 14% of our portfolio’s carbon emissions and was our most intensively used resource on a kWh per m2
basis. In 2007/08 offices continued to use gas most intensely on an m2basis,
compared with other property types.
In 2007/08 carbon emissionsreduced by 6% from 2006/07, and by 15% from our baseline of 2004/05. Offices contributed 44% of total carbon emissions, shopping centres 37% and retail parks 18%. Understanding how intensively energy is consumed per m2for each property type helps us to
prioritise energy reduction initiatives.
Independent assurance by 2003/04 2004/05 2005/06 2006/07 2007/08 35 5,840 5,037 0.3 4,526 0.2 2,888 0 3,115 0 Electricity Gas Oil 21,868 21,745 22,221 21,291 19,666
Figure 1: Total carbon emissions(tonnes)*
Figure 2: Annual energy use(Figures in Kwh)
41,578,383 42,486,640 139,645 31,567,234 27,226,146 1,246 24,462,849 698 40,708,504 15,608,638 0 37,601,918 16,835,305 0 Electricity Gas Oil 41,812,892 2003/04 2004/05 2005/06 2006/07 2007/08 Carbon boundary diagram
* Total CO2emissions are calculated by converting reported
energy use using DEFRA conversion factors. As DEFRA has issued new conversion factors to be used for company emission reporting this year, we have also converted all our historic data.
In 2007/08 54 million kWh of energy were used in the areas of our portfolio we control, 21% less than in 2004/05.
In 2007/08 carbon emissions from the areas of our portfolio we control were 15% less than in 2004/05.
In 2007/08 water use in the areas of our portfolio we control was 26% lower than in 2004/05.
Headline facts
21%
less energy
15%
less carbon emissions
26%
less water
In the past year our three largest properties, Broadgate, Meadowhall Shopping Centre and Regent's Place, recycled 45% of waste, incinerated 46% and sent the remaining 9% to landfill.*
Since 2004, project teams on all our new developments have been working toward a target 15% of materials with recycled content by value, as well as increasing recycling of construction waste. In 2007/08 our developments recycled, or were projected to recycle, on average 73% of waste. They also used, or were projected to use, on average 19% of all construction materials with recycled content. In 2007, Osnaburgh Street at Regent’s Place, achieved 90% recycling through initiatives such as re-using demolition materials to form a piling mat.
* This covers data reported for the 2007 calendar year for Broadgate and Regent’s Place and for the financial year ending 31st March 2008 for Meadowhall.
In 2007 we worked with Business in the Community and our local property management teams to launch a Sustainability Exhibition. The exhibition has already toured 13 of our properties, giving over five million people the opportunity to find out how to reduce their carbon footprint and make good environmental choices.
Surveys carried out at each venue show that 96% of people rated reducing environmental impact as very important or important for companies and that reducing energy use and increasing recycling are considered the two most important environmental initiatives. As a result of viewing the exhibition, more than 1,650 shoppers and visitors have undertaken to improve their own environmental impact.
In 2007/08 30% of our managed properties were covered by a Green Travel Plan. We work with environmental experts and our local property management teams to develop and deliver these plans, often in partnership with local authorities and transport providers.
Meadowhall Shopping Centre launched the ‘Travel Service Network’ in 2007 to encourage retailers’ employees to leave their cars at home. So far, 2,410 people have been involved, with many completing travel surveys, and receiving personalised travel plans with discounted travel tickets. The team hopes that this will improve recruitment and retention, as well as reducing the centre’s carbon footprint.
Sustainable travel
The Sustainability Exhibition
Managing waste
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22% of our managed properties are covered by Biodiversity Action Plans.
Green roofs, covered with vegetation and soil, represent one of the most effective means to enhance biodiversity at many of our properties. We have been working with Arup since 2006 to trial a green roof system that can be retrofitted to existing roofs. Over 30 species were recorded at the trial by the end of 2007.
Enhancing biodiversity
In 2007/08 368,337 cubic metres (m3) of water were used in the areas
of our portfolio we control, an increase of over 5% on 2006/07.
This increase was due to changes in our portfolio, with the number of retail parks reporting water use increasing from three to seven, with an associated increase of 46,000m3. Water use decreased for all other property types. Between
2004/05 and 2007/08 there was an overall decrease of nearly 26% in water use. This decrease largely reflects a reduction in reported water use by properties that installed water efficient technologies including rainwater harvesting tanks. 65% of our total water usage for 2007/08 was in offices, 18% in retail parks and 17% in shopping centres. Offices were the most intensive users of water on a m2basis in 2007/08.
Reducing water use
Figure 3: Total Water Consumption(m3)
While the exhibition was at Teesside Shopping Park, children from local Norton Primary School participated in a competition to design an environmental poster.
Independent assurance by
OUR USE OF RESOURCES
CONTINUED
2003/04 2004/05 2005/06 2006/07 2007/08 496,043 417,926 349,231 368,337 411,229
This exhibition has been a fantastic opportunity to bring shoppers’ attention to the initiatives in our recently launched Plan A. Having Stuart Rose in our store was a great boost to morale.
Nichola PassfieldStore Manager, M&S Meadowhall
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OUR CUSTOMERS AND US
72% of occupiers said that British Land understood their needs in 2007, compared to 37% in 2005.
73% of occupiers rated their overall satisfaction with British Land as ‘good’ or ‘excellent’ in 2007, compared to 40% in 2005.
In 2007/08 British Land reached the top quartile of the Real Service Occupier Satisfaction Best Practice Index.
Customer satisfaction
72%
understand needs
73%
overall satisfaction
In response to occupier feedback in early 2008 we launched Broadgate Together and Regent’s Place Together, our new approach to corporate responsibility, on our office estates. Initiatives will be delivered by working in partnership with occupiers, building on the collaboration and achievements of our Broadgate and Regent’s Place Environmental Working Groups.
All Broadgate and Regent's Place buildings are now participating in recycling schemes, as part of our efforts to achieve zero waste to landfill. We are also working with occupiers at Broadgate and Regent’s Place to reduce overall energy usage by 15% from the 2004 baseline by 2010.
Improving environmental performance
In 2007 we worked with the Corporation of London and London First to actively support the lobbying of Government to ensure that Crossrail, London’s new £16 billion east-west railway link, was approved.
Our efforts within the Corporation of London also helped to ensure that a high capacity, high quality Crossrail station was agreed at Liverpool Street, which will serve Broadgate and the surrounding area. Crossrail is scheduled to be operational in 2017 and is expected to deliver significant economic and environmental benefits for London. In 2008, we worked with the Highways Agency on a pioneering agreement covering our approach to transport at all of our developments.
Improving transport links
In 2007 British Land was voted the Property Managers Association’s Landlord of the Year by UK retailers.
Our Head Office and on-site property management teams work hard to meet retailers’ needs. In June 2007 much of South Yorkshire was affected by flooding, including our shopping park at Parkgate in Rotherham. The on-site team helped over 100 people on the Park who were affected by the flood, and enabled many retailers to re-open for trade within two days. They were recognised with a British Land Award for Excellence in 2007.
Working with retailers
Retail training
In 2007 Glasgow Fort Shopping Park worked with the Glasgow Fort Partnership to enable a record number of retailers to support their staff in achieving a retail-based Scottish Vocational Qualification (SVQ). Over 40 retailing staff from 20 stores embarked on the Determined to Succeed training programme.
The programme provides learners with continuous assessment on a one to one basis, enhancing their skills and earnings potential. In turn, this increases the attractiveness of retail employment and enhances the Park’s reputation. Longer term, it may also have positive impacts on retailers’ profitability by raising employee skill levels whilst reducing employee turnover and associated costs.
The Source at Meadowhall is helping to develop the Government’s new flagship learning programme, the Diploma in Retail, which will be piloted in schools from 2010. It will be the latest addition to The Source’s comprehensive retail training programme which includes the Schools Retail Programme, the Apprenticeship Programme, the Retail Foundation Degree and a series of Retail Preparation Courses.
The Source at Meadowhall is playing an extremely important part in making sure that the Diploma in Retail meets the criteria required to make it a success for pupils, parents and retailers alike.
Anne Seaman Chief Operating Officer, Skillsmart Retail
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Top quartile
40 retail staff at Glasgow Fort have improved their career prospects by gaining a nationally recognised retail qualification.
2007 events at Regent’s Place included a Flamenco music and dance display, a jazz session by the Natalie Williams Trio, a West Indian steel band trio, a Salsa show and an African performance with drumming, vocal harmony and dance.
In September 2007 the History of Rugby celebration at Broadgate raised £50,000 for Cancer Research UK. The highlight of the three week programme was the Legends Luncheon which was attended by 150 people, including occupiers’ employees and rugby celebrities from England, Scotland, Wales and Australia.
Inspiring events
OUR COMMUNITIES AND US
Seven St Stephen’s retailers provided 16 work placements as part of The Trust’s intensive three week programme, which culminated in job interviews. All learners gained Level 2 Health and Safety qualifications and five learners went on to get jobs.
The Prince’s Trust will continue to work with the 16 young people for a further six months. The project has been supported by regional development agency Yorkshire Forward and is now a national model for The Prince’s Trust for its work in other regeneration areas.
In 2007/08 we invested £1 million in good causes through donations, employee time, sponsorship and gifts in kind. 0.4% of pre-tax profit went to provide support to staff volunteering initiatives, community projects and sponsorship.
In 2007/08 shoppers and staff at Eastgate Shopping Centre raised over £125,000 for local projects. In one initiative a team cycled from London to Paris, raising over £5,000 for Action Medical Research.
Sponsoring good causes
£1
million invested
In 2007 over 70 young people participated in Be the Boss, Young Managers andRetail Academycourses at Broughton, New Mersey and Crown Point North Shopping Parks.
In 2007 the team at the Peacocks Centre mentored over 300 Year 10 and 11 students from local secondary schools, providing an insight into the world of work and hosted mock interviews followed by constructive, personalised feedback.
School projects
In 2007 a group of 14 young people from West Euston in London NW1 participated in the arts project, The Future is Now, the Future is Here. They learnt how to draw in the ‘Manga’ Japanese comic art style and created artwork telling the story of local life in the future. Their artwork is now displayed on hoardings around our Osnaburgh Street development at Regent’s Place.
The West Euston Partnership is the most successful community based organisation in the West Euston area. British Land has played a vital role, giving good direction and support on our Board, providing funds towards small community events, supporting The Third Age Project and helping to re-shape the Crypt Centre – part of St Mary Magdalene Parish Church. British Land has demonstrated itself to be a good, supportive neighbour to our community over the long term. For that we are very grateful.
Mohammed Joynal Uddin Chair of the West Euston Partnership 2007
Regent’s Place
Training local people
In 2007 St Stephen’s Shopping Centre in Kingston-upon-Hull became the first UK shopping centre to work with The Prince’s Trust and retailers to offer disadvantaged young people the chance to participate in the Get into Retail job scheme.
Thank you and your colleagues at St Stephen’s in Hull for your immense contribution to the recent Get into Retailprogramme. As a direct result of your hard work and commitment to the programme, and to the young people involved, this initiative was a resounding success.
Peter Branson Regional Director, the Prince’s Trust Yorkshire and The Humber.
Artwork displayed on hoardings around our Osnaburgh Street development at Regent’s Place, London NW1.
Participants in the Get into Retailjob scheme at St Stephen’s Shopping Centre.
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For our full Corporate Responsibility Report: britishland.com/crReport/2007
£125,000
donated
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In 2007/08 our Head Office team spent almost 400 hours volunteering, with 26% involved in volunteering initiatives.
One team brightened up the outdoor environment at Our Lady’s Roman Catholic Primary School in Camden, painting fences and walls around the playground. Another team helped to dig, clear and prune shrubs at Waterlow Park in Camden. Volunteers also continued helping children at Netley Primary School to improve their reading skills, for the third year. Our volunteers reported that they felt more positive about the company following their volunteer involvement.
US AND OUR SUPPLIERS
In 2007 26 of our Head Office staff and members of our on-site teams participated in an independent research study to provide feedback on our approach to corporate responsibility.
Their responses contributed to the development of our Building Together corporate responsibility programme, which involves working more closely with our employees, occupiers and suppliers. In March 2008 we published an employee information sheet on Building Together. We also provided training sessions on the programme for our Asset Management team and property management teams at Broadgate and Regent’s Place. In June 2007, a group of 27 of our Asset Managers, local property management teams and managing agents got together to discuss property management issues, including British Land’s commitment to going carbon neutral and opportunities to improve customer service. Local property managers also shared information about some of their on-site initiatives, including rainwater harvesting, biodiversity and security.
Engaging with employees and suppliers
Volunteering
Health and safety
Printed on Greencoat offset paper made from 100% recyled fibre. Printed to ISO 14001 standards by Synergy using their environmental management system.The printing inks are made using vegetable based oils. No film or film processing chemicals were used. All electricity is supplied from renewable sources.
Broadgate introduced a Sustainable Procurement Policy in 2007.
57
%
We continued to work with our suppliers to help ensure the safety of the 1,950 people who worked on our construction sites. In 2007/08, we reduced the reportable accident rate by 57%.
In 2007 125 people at our 201 Bishopsgate and Broadgate Tower development took Construction Safety Certification Scheme tests and a further 44 attended training.
125
Responsible procurement
To ensure that we, and those who operate on our behalf,
procure responsibly, we published our Service Charge Procurement Policy in 2007.
This sets out the key objectives and standards that we, and those acting on our behalf, intend to meet, including offering value for money, minimising environmental impacts, and supporting the people who work on our behalf. At the beginning of 2008 our Internal Audit team began a review to ensure that the Policy is being implemented across our portfolio and to identify opportunities to improve processes.
In 2007 Broadgate Estates provided guidance to managers and employees on sourcing products and services that are environmentally friendly, satisfy performance needs and save money. The Broadgate Sustainable Procurement Policy has been incorporated into tendering guidelines, contract templates, and approved supplier qualifications.
In 2007 the Peacocks Centre achieved a Silver Award from the Property Managers Association in an independent audit of procurement processes, confirming that it was being efficiently managed and that accounting standards were in order.
For our full Corporate Responsibility Report: britishland.com/crReport/2007
less
accidents
safety
tests
