definiens: means any and all organisms ( including man ), ecosystems, property and the following media : air ( including the air within buildings and the air within other natural or man - made structures, whether above or below ground ) ; water ( including water under or within land or in drains or sewers and coastal and inland waters ) ; and land ( including land under water ) ; means any and all leases or licences or other agreements ( including agreements of the nature referred to at paragraph 44 of Chapter IV of the draft statutory Guidance to Part IIA of the Environment Protection Act 1990 ) which are binding on the Company but only to the extent that they relate, either wholly or in part, to the protection of the Environment and/or the prevention of Harm and/or Remediation Action ; means any and all laws, whether civil, criminal or administrative applicable to the Company any Property and/or conduct of the Business and which have as a purpose or effect the protection of the Environment and/or the prevention of Harm and/or the provision of remedies in respect of Harm, including : European Community or European Union regulations, directives, decisions and recommendations ; statutes and subordinate legislation ; regulations, orders and ordinances ; Permits ; Environment Agreements ; codes of practice, circulars, guidance notes and the like ; common law, local laws and bye - laws ; and judgments, notices, orders, directions, instructions or awards of any Competent Authority ; means liability ( including liability in respect of Remediation Action ) on the part of the Company and/or any of its directors or officers or shareholders under Environment Laws ; means material harm or damage to, or other interference with, the Environment and includes any detrimental effects on the health of living organisms or other interference with the ecosystems of which they form part and, in the case of man, includes offence caused to any of his senses or harm or damage to his property ; means any and all matter ( whether alone or in combination with other matter ) including electricity, heat, vibration, noise or other vibration which is liable to cause Harm ; means any and all land or property, other than any Property, owned or occupied at any time by the Company since its incorporation ; -47-<PAGE > means any and all licences, consents, permits, registrations, filings, exemptions, approvals, authorisations or the like, made or issued pursuant to or under, or required by, Environment Laws in relation to the carrying on of the Business at any Property and/or the Other Property ; means ( i ) preventing, limiting, removing, remedying, cleaning - up, abating or containing the presence or effect of any Hazardous Matter in the Environment ( including the Environment at any Property and/or at the Other Property ) or ( ii ) carrying out investigative work and obtaining legal and other professional advice as is reasonably required in relation to ( i )