Contract between Westfield Management Co and the shopping centre owners
- In relation to Westfield Bondi Junction, there is a Property Management Agreement dated 20 December 2010 between Westfield Management Co (referred to as the Manager), Westfield Management Ltd (as trustee for the Westfield Sub Trust F) and RE1 Limited (as responsible entity of the Westfield Retail Trust 1) (together referred to as the Unitholders), Westfield Ltd, and Westfield Management Ltd (as responsible entity of the Bondi Junction Trust) (referred to as the Property Owner).
- Clause 1.1 relevantly defines the following terms:
"Contractors means persons employed by the Manager from time to time under contracts for the provision of maintenance, security, cleaning, protection and other services for the Centre under this Agreement.
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Management Committee means the committee constituted by clause 2.3 of this Agreement.
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Operating Expenses means the total for each relevant period (wherever incurred) of the outgoings, costs and expenses incurred in respect of the Centre including, without limitation:
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(vii) the costs of fees, salaries, bonuses, wages, benefits, superannuation, pension payments, workers' compensation and other insurance premiums, payroll tax, fringe benefits tax and all other costs incurred in the employment of the Centre Employees, Contractors and Consultants for the Centre;"
- Clause 2.1 states:
"The Unitholders and the Property Owner appoint the Manager to be the sole manager and agent for the purposes of leasing, managing, operating, promoting, maintaining and administering the Centre in accordance with this Agreement."
- Clause 2.3.1 states:
"Westfield and RE1 hereby establish a Management Committee. For the period during which the WRT Group and the Westfield Group each hold 50% of the Units in the Bondi Junction Trust, the Management Committee shall consist of 4 members (and 4 alternates in the case of their nominated members being unable to attend) 2 appointed by the WRT Group and 2 appointed by the Westfield Group."
- Clause 2.3.14 states:
"The Management Committee shall consider all matters pertaining to the management and ownership of the Centre including recommendations from the Manager to the Management Committee or to the Unitholders and any other duty and function as may be assumed and undertaken by the Management Committee and shall refer to the Unitholders' Committee any proposal or suggestion of the Manager or any other person as to the effecting of any works which fall outside those works to be undertaken by the Manager in accordance with this Agreement.
Without limiting the generality of the foregoing the Management Committee will subject to the terms of this Agreement:
(a) review and approve Operating and Capital Budgets and consider applications for additional expenditure;
(b) review and approve standard form documents for the Centre;
(c) give directions to the Manager with respect to the effecting of insurances;
(d) in accordance with clause 3.4(b) review and approve non-standard form Leases and Licences where material variations have been made provided that in so doing the Management Committee shall give due consideration to the recommendations of the Manager made in respect of such variations and shall not unreasonably refuse to give its approval thereto;
(e) procure the execution of all Leases in accordance with the procedure for execution of Leases and Licences contained in clause 9.6 of this Agreement;
(f) authorise and direct the Manager in relation to:
(i) all litigation relating to or arising out of the Centre (whether or not the Property Owner is or will be a party to such litigation) including without limiting the generality of the foregoing the recovery of rent or possession from Occupants; and
(ii) the prosecution of claims made under insurance policies arranged by the Manager pursuant to this Agreement."
- Clause 3.1 sets out the Manager's obligations which relevantly include:
"(iv) engage, employ and supervise all Contractors, Consultants and Centre Employees necessary for the performance by the Manager of its Obligations under this Agreement and perform all Obligations under the engagements and contracts;
(v) administer all engagements and employment contracts and arrangements including, without limitation, the deduction of income tax instalments on the Group Certificate method for and the payment of entitlements in respect of holiday pay, sick pay and long service leave under the provisions of any relevant industrial award and any other benefits to the Centre Employees;"
- Clause 3.2 sets out the Manager's powers which relevantly include:
"(vii) instruct or retain the Consultants and engage and employ the Contractors and Centre Employees necessary or in the Manager's opinion desirable to effect management and conduct of the Centre;
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(b) The Manager will not be liable for failing to perform an Obligation under this Agreement if, on receipt of request to do so from the Manager, the Management Committee has not made a decision or recommendation or provided the Manager with a direction, approval or consent necessary for the performance of that Obligation."
- Clause 4.6(b) states:
"… Westfield Limited must withdraw the amount standing to the credit of the Operating Trust Account (less any amount that the Manager in the Manager's reasonable opinion, directs is necessary to retain in order to ensure that Operating Expenses falling due for payment from time to time can be paid as and when they fall due and the amount (if any) which the Management Committee requires retained as a reserve) and apportion and place those amounts in the Unitholders Accounts in accordance with their respective interests."
- Clause 8.1 states:
"Subject to clause 12.15, the Manager must deliver a statement to the members of the Management Committee within 20 calendar days after the end of each calendar month (or within 20 calendar days after the end of such other period as may be agreed between the parties) (period) in the format provided by [Westfield Management Co] in respect of Westfield Bondi Junction as at the date of this Agreement including, without limitation:
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(p) a list of Occupants, Consultants or Contractors which to the Manager's knowledge are in material default of their Obligations under their respective Leases, Licences, contracts or arrangements, showing the nature of the default, the steps taken by the Manager to enforce each Lease, Licence, contract or arrangement and the status of each matter;"
- Clause 8.5 states:
"(a) The Manager must maintain proper and sufficient management accounts and records for the Centre to enable the Manager to efficiently, properly and professionally perform its Obligations under this Agreement and to enable any member of the Management Committee to quickly and easily obtain any information concerning the Centre reasonably required by that member and must keep such management accounts and records for at least 7 years.
(b) Without limiting sub-clause (a), the Manager must keep:
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(ii) a record of all contracts or arrangements made with Contractors or Consultants containing details of the essential terms of such contracts or arrangements;"