TIDMNTA
RNS Number : 0187Z
Northacre PLC
15 September 2015
NORTHACRE PLC
(the "Company" or "Group")
Results for the six months ended 30(th) June 2015
15(th) September 2015
Northacre PLC is pleased to announce its interim financial
results for the six months ended 30(th) June 2015. The Interim
Report and Accounts for the period then ended will be available
shortly on the Company's website: www.northacre.com
Extracts from the Company's Interim Report and Accounts are
shown below.
Enquiries:
Northacre PLC
Niccolò Barattieri di San Pietro (Chief Executive Officer)
020 7349 8000
finnCap Limited (Nominated Adviser and Broker)
Stuart Andrews
020 7220 0500
Chairman's Statement
The two major projects currently being managed by Northacre, New
Scotland Yard and Palace Street, have propelled the Company into
the top ranks of the London property market. The vigour with which
Northacre has driven the design and planning process on New
Scotland Yard, resulting in an early planning application for this
massive project, is testament to Northacre's management expertise.
The flagship development in Palace Street has shown yet again
Northacre's ability to lead the market in untested locations, with
a third of the apartments exchanged off plans at top London
prices.
The success should be attributed to the team whose passion and
attention to detail is underpinning the legacy of Northacre as the
leading prime residential developer in London today.
Klas Nilsson
Non-Executive Chairman
Chief Executive's Statement
The last six months have seen Northacre make good progress
across the board.
Business Development
On the business development side we are very pleased to have
been appointed as Development Managers for the redevelopment of the
New Scotland Yard site. This is one of the largest redevelopment
sites in central London (1.7 acres) and one where we will be
creating a unique mixed use scheme. We have been able to take on
substantially more business whilst also reducing our administrative
costs from GBP2.6m (30 June 2014) to GBP2.1m (30 June 2015). This
is a reflection of efficiencies which we have been working on for
the past two years.
Current developments
New Scotland Yard
We submitted a full planning application in August 2015 and we
are now expecting to be considered for Determination in December
2015.
1 Palace Street
We are progressing according to program and will be finishing
the demolition stage by the end of November 2015. The soft
marketing of the apartments started in late April and we are
pleased to report that approximately one third of the units have
now exchanged.
Vicarage Gate House
We have experienced some delays onsite mostly due to the
incredibly tight subcontractor market. This has caused Practical
Completion to be moved from April 2015 to November 2015. On the
positive side, the quality of the finishing is exceptional and
overall the scheme is being well received.
13&14 Vicarage Gate
This development has been fully designed by N Studio with
Rackham Construction as the chosen contractor. Progress onsite has
been very good and Practical Completion is due in late December
2015. We expect to start marketing in early October.
26 Chester Square
The basement construction is well under way and will be finished
in December 2015. N Studio is in the progress of submitting the
tender documentation so that we can select the General Contractor
by the time the basement is completed.
22 Prince Edward Mansions
Obtaining Licence to Alter from the residents has taken
considerably longer than expected, however since then, progress
onsite has been very swift. We expect Practical Completion to occur
in December 2015.
Outlook
The high end of the market has been in a consolidating phase. In
our view this is natural following many years of strong price
appreciation. It should be noted that buyers have become much more
sophisticated and hence, now more than ever, the quality of the
development determines its overall success.
Niccolò Barattieri di San Pietro
Chief Executive Officer
Financial Review
Consolidated Interim Statement of Comprehensive Income
(Unaudited)
The Group's revenue for the six month period decreased by
GBP1.1m to GBP2.0m (2014: GBP3.1m) due to the recognition of the
development management fee and performance fee in respect of 33
Thurloe Square in the previous period. N Studio's revenue remained
consistent with the previous period as expected. The reported
development fee income of GBP1.7m included fees from all current
projects: Vicarage Gate House, 13 & 14 Vicarage Gate, 1 Palace
Street, 26 Chester Square and New Scotland Yard.
Administrative expenses have decreased to GBP2.1m (2014:
GBP2.6m). The Group reported a loss before taxation of GBP0.4m
(2014: Profit GBP0.01m).
Consolidated Interim Statement of Financial Position
(Unaudited)
The Group's cash position has remained stable in comparison to
the 31 December 2014 position and as at 30 June 2015 had cash and
cash equivalents of GBP2.0m (31 December 2014: GBP2.5m).
In accordance with International Accounting Standards, the
investments in development projects that have been classified as
available for sale financial assets in the Consolidated Interim
Statement of Financial Position (Unaudited) represent, where
appropriate, the equity value in each of the development schemes
and any fair value adjustments. As at 30 June 2015 the total of
GBP10.0m represents the fair value of the investment in the 1
Palace Street development.
The Group's development of 22 Prince Edward Mansions, has
continued in the period and the GBP4.6m cost at 30 June 2015 is
included within inventories. The development has been funded by
reserves and a loan from the Royal Bank of Scotland which is due to
be repaid in full on sale of the property which is expected by the
end of the current period.
Capital and Reserves
The Directors do not recommend the payment of an interim
dividend as the funds of the Company are fully employed.
Victoria Goryashina
Interim Group Financial Controller
Northacre PLC
Consolidated Interim Statement of Comprehensive Income
(Unaudited)
6 Months 6 Months 10 Months
ended ended ended
Note 30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Continuing operations
Group revenue 2 1,991 3,123 3,857
Cost of sales (239) (556) 25
---------- ---------- -----------
Gross profit 1,752 2,567 3,882
Administrative expenses (2,104) (2,592) (4,378)
---------- ---------- -----------
Group loss from operations (352) (25) (496)
Investment revenue 1 38 494
(Loss)/profit before
taxation (351) 13 (2)
Taxation - (215) 266
---------- ---------- -----------
(Loss)/profit for the
period attributable
to equity holders of
the Company (351) (202) 264
========== ========== ===========
(Loss)/profit per ordinary
share 3
Basic (0.83)p (0.48)p 0.62p
Diluted (0.83)p (0.48)p 0.62p
Northacre PLC
Consolidated Interim Statement of Financial Position
(Unaudited)
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
Note GBP'000 GBP'000 GBP'000
Non-current assets
Goodwill 8,007 8,007 8,007
Property, plant
and equipment 664 794 722
Available for sale
financial assets 5 10,000 8,825 10,000
---------- ---------- -----------
18,671 17,626 18,729
---------- ---------- -----------
Current assets
Inventories 4,661 503 4,192
Trade and other
receivables 6 1,892 3,955 787
Cash and cash equivalents 2,021 20,476 2,510
---------- ---------- -----------
8,574 24,934 7,489
---------- ---------- -----------
Total assets 27,245 42,560 26,218
========== ========== ===========
Current liabilities
Trade and other
payables 7 1,554 3,306 838
Borrowings, including
lease finance 8 1,662 - 1,000
---------- ---------- -----------
3,216 3,306 1,838
---------- ---------- -----------
Non-current liabilities
Borrowings, including
lease finance - - -
---------- ---------- -----------
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September 15, 2015 02:00 ET (06:00 GMT)
Total liabilities 3,216 3,306 1,838
========== ========== ===========
Equity
Share capital 1,058 1,058 1,058
Share premium account 22,565 22,565 22,565
Merger reserve - 8,086 -
Retained earnings 406 7,545 757
---------- ---------- -----------
Total equity 24,029 39,254 24,380
---------- ---------- -----------
Total equity and
liabilities 27,245 42,560 26,218
========== ========== ===========
Northacre PLC
Consolidated Interim Statement of Cash Flows (Unaudited)
6 Months 6 Months 10 Months
ended ended ended
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Cash flows from operating
activities
(Loss)/profit for the period
before tax (351) 139 (2)
Adjustments for:
Investment revenue (1) (38) (494)
Finance costs 2 3 3
Depreciation and amortisation 73 49 125
Increase in inventories (469) (490) (4,023)
(Increase)/decrease in
trade and other receivables (1,115) 251 5,894
Increase/(decrease) in
trade and other payables 726 1,238 (5,791)
---------- -------------- -----------
Cash (used in)/generated
from operations (1,135) 1,152 (4,288)
Interest paid (2) (3) (3)
Corporation tax - consortium
relief refunded - - 266
---------- -------------- -----------
Net cash (used in)/generated
from operating activities (1,137) 1,149 (4,025)
---------- -------------- -----------
Cash flows from investing
activities
Purchase of property, plant
and equipment (15) (3) (24)
Increase/(decrease) in
available for sale financial
assets - 1,421 (1,175)
Interest received 1 65 65
Dividends received - - 429
---------- -------------- -----------
Net cash (used in)/generated
from investing activities (14) 1,483 (705)
---------- -------------- -----------
Cash flows from financing
activities
Proceeds from issue of - -
shares -
Proceeds from borrowings 662 - 1,000
Dividends paid - - (14,999)
---------- -------------- -----------
Net cash generated from
financing activities 662 - (13,999)
---------- -------------- -----------
(Decrease)/increase in
cash and cash equivalents (489) 2,632 (18,729)
Cash and cash equivalents
at beginning of period 2,510 17,844 21,239
---------- -------------- -----------
Cash and cash equivalents
at end of the period 2,021 20,476 2,510
========== ============== ===========
Cash and cash equivalents at 30(th) June 2015 and
30(th) June 2014 represent bank deposits held by
the Group.
Northacre PLC
Consolidated Interim Statement of Changes in Equity
(Unaudited)
Called
Up Share Merger Retained Total
Share Premium Reserve Earnings
Capital Account
GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
As at 1(st) January
2014 1,058 22,565 8,086 7,747 39,456
Total comprehensive
loss for the period - - - (202) (202)
Transactions with
owners of the Company:
Dividends - - - - -
-------- -------- -------- --------- ---------
As at 30(th) June
2014 1,058 22,565 8,086 7,545 39,254
Total comprehensive
profit for the period - - - 125 125
Transactions with
owners of the Company:
Dividends - - (8,086) (6,913) (14,999)
As at 31(st) December
2014 1,058 22,565 - 757 24,380
Total comprehensive
loss for the period - - - (351) (351)
Transactions with
owners of the Company:
Dividends - - - - -
-------- -------- -------- --------- ---------
As at 30(th) June
2015 1,058 22,565 - 406 24,029
======== ======== ======== ========= =========
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015
1. Basis of Preparation and Accounting Policies
Basis of Preparation
The interim financial information for the six months ended
30(th) June 2015 and 30(th) June 2014 is unaudited. The interim
financial information was approved by the Board of Directors on
14(th) September 2015.
The statutory financial statements for the period ended 31(st)
December 2014, prepared under International Financial Reporting
Standards (IFRS), have been reported on by the Group auditors and
delivered to the Registrar of Companies. The audit report was
unqualified and did not contain a statement under s498 of the
Companies Act 2006.
These accounts have been prepared in accordance with
International Accounting (IAS) 34 'Interim Financial
Reporting'.
The interim financial information does not constitute statutory
financial statements as defined in Section 434 of the Companies Act
2006.
Accounting Policies
The accounting policies adopted are consistent with those
applied as at 31(st) December 2014 and those that the Directors
expect to be adopted as at 31(st) December 2015. They are set out
in full in the financial statements for the period ended 31(st)
December 2014.
Going Concern
The Company and Group currently meet their day-to-day working
capital requirements through fees receivable from its projects:
Vicarage Gate House, 13-14 Vicarage Gate, 26 Chester Square, 1
Palace Street and New Scotland Yard.
The Directors have prepared detailed cash flow projections for
the period ending 31(st) December 2019 making reasonable
assumptions about the levels and timings of income and expenditure,
and in particular the timing of receipt of certain fees due from
major developments. These projections show that the Group can meet
its on-going working capital requirements. On this basis the
Directors consider it appropriate to prepare the financial
statements on a going concern basis.
Significant Judgements and Estimates of Areas of Uncertainty
In preparing these financial statements the Directors are
required to make judgements and best estimates of the outcome of
and in particular, the timing of revenues, expenses, assets and
liabilities based on assumptions. These assumptions are based on
historical experience and various other factors that are considered
reasonable under the various circumstances. The estimates and
assumptions are reviewed on a regular basis with any revisions
being applied in the relevant period. The material areas where
estimates and assumptions are made are:
- The valuation of goodwill;
- The valuation of available for sale financial assets; and
- The status and progress of the developments and projects.
Basis of Consolidation
The Group financial statements include the financial statements
of the Company and its subsidiary undertakings. Subsidiary
undertakings are all entities over which the Group has the power to
govern the financial and operating policies of the subsidiary and
therefore exercises control. The existence and effect of both
current voting rights and potential voting rights that are
currently exercisable or convertible are considered when assessing
whether control of an entity is exercised. Subsidiaries are
consolidated from the date at which the Group obtains the relevant
level of control and are de-consolidated from the date at which
control ceases.
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015 (Continued)
1. Basis of Preparation and Accounting Policies (Continued)
Revenue
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Revenue represents amounts earned by the Group in respect of
services rendered during the period net of value added tax. Shares
in development profits and performance fees are recognised when the
amounts involved have been finally determined and agreed criteria
for recognition have been fulfilled. Fees in respect of project
management and interior and architectural design are recognised in
accordance with the stage of completion of the contract.
Investments
Investments in subsidiaries, associates and joint ventures, and
other investments are presented in the Group and Parent financial
statements at cost, less any necessary provision or impairment.
Associates
Associates are entities over which the Group exercise
significant influence but does not exercise control. Investments in
associates are accounted for using the equity method of accounting
and are initially recognised at cost, which includes goodwill
identified on acquisition, net of any accumulated impairment loss.
The Group's share of its associate's profits or losses after
acquisition of its interest is recognised in profit or loss and
cumulative post-acquisition movements are adjusted against the
carrying amount of the investment. Where the Group's share of
losses of an associate equals or exceeds the carrying amount of the
investment, the Group only recognises further losses where it has
incurred obligations or made payments on behalf of the
associate.
Financial Assets
Available for sale financial assets consist of equity
investments in other entities where the Group does not exercise
either control or significant influence. The investments reflect
capital contributions made in respect of projects undertaken with
other partners in which the Group will be entitled to an eventual
profit share.
Available for sale financial assets are shown at fair value at
each reporting date with changes in fair value being shown in Other
Comprehensive Income, or at cost less any necessary provision for
impairment where a reliable estimate of fair value is not able to
be determined.
Impairment of Assets
Assets that have an indefinite useful life are not subject to
amortisation but are instead tested annually for impairment and are
subject to additional impairment testing if events or changes in
circumstances indicate that the carrying amount of an asset may not
be recoverable.
Assets that are subject to depreciation and amortisation are
reviewed for impairment whenever events or changes in circumstances
indicate that the carrying amount may not be recoverable.
Indicators of impairment are reviewed annually.
An impairment loss is recognised for the amount by which the
asset's carrying amount exceeds its recoverable amount. The
recoverable amount is the higher of an asset's fair value less
costs to sell and value in use. Any impairment charge is recognised
in profit or loss in the year in which it occurs. When an
impairment loss, other than an impairment loss on goodwill,
subsequently reverses due to a change in the original estimate, the
carrying amount of the asset is increased to the revised estimate
of its recoverable amount, up to the carrying amount that would
have resulted, net of depreciation, had no impairment loss been
recognised for the asset in prior years.
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015 (Continued)
1. Basis of Preparation and Accounting Policies (Continued)
Business Combinations and Goodwill
Goodwill relating to acquisitions prior to 1(st) March 2006 is
carried at the net book value on that date and is no longer
amortised but is subject to annual impairment review. On
acquisition, the assets, liabilities and contingent liabilities of
a subsidiary are measured at their fair values at the date of
acquisition. Any excess of the cost of acquisition over the fair
values of the identifiable net assets acquired is recognised as
goodwill. Any deficiency of the cost of acquisition below the fair
values of the identifiable net assets acquired (i.e. discount on
acquisition) is credited to profit or loss in the period of
acquisition. Goodwill is tested annually for impairment.
Capital and Financial Risk Management
The Group manages its capital to ensure that the Group will be
able to continue as a going concern, while maximising the return to
shareholders through the optimisation of its debt and equity
balance.
The capital structure of the Group consists of cash and cash
equivalents and equity attributable to equity holders of the Parent
Company, comprising issued capital, share premium account and
retained profits.
The Group manages the capital structure and makes adjustments to
it in the light of changes in economic conditions. In order to
maintain or adjust the capital structure, the Group may adjust the
amount of dividends payable to shareholders, return capital to
shareholders, issue new shares or sell assets to reduce debt or
increase capital.
The Board regularly reviews the capital structure, with an
objective to minimise net debt whilst investing in the development
opportunities.
The Group's activities expose it to a variety of financial risks
and those activities involve the analysis, evaluation, acceptance
and management of some degree of risk or combination of risks.
Taking risks is core to the property business and the operational
risks are an inevitable consequence of being in business. The
Group's aim is to achieve an appropriate balance between risk and
return and minimise potential adverse effects on the Group's
performance.
The Group's risk management policies are designed to identify
and analyse these risks, to set appropriate risk limits and
controls, and to monitor the risks by means of a reliable
up-to-date information system. The Group regularly reviews its risk
management policies and systems to reflect changes in markets,
products and emerging best practice.
Risk management is carried out by the Board of Directors.
Directors are responsible for the identification of the major
business risks faced by the Group and for determining the
appropriate course of action to manage those risks. The most
important types of risk are credit risk, liquidity risk and market
risk. Market risk includes currency, interest rate and other price
risks.
2. Segmental Information
Segmental information is presented in respect of the Group's
business segments. The business segments are based on the Group's
corporate and internal reporting structure. Segment results and
assets include items directly attributable to a segment as well as
those that can be allocated to a segment on a reasonable basis. The
segmental analysis of the Group's business as reported internally
to management is as follows:
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015 (Continued)
2. Segmental Information (Continued)
Revenue 6 Months 6 Months 10 Months
ended ended ended
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Development management 1,732 2,294 3,555
Interior design 259 784 215
Architectural design - 45 87
---------- ---------- -----------
1,991 3,123 3,857
========== ========== ===========
(Loss)/profit before taxation 6 Months 6 Months 10 Months
ended ended ended
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Development management (193) 103 506
Interior design (156) (124) (586)
Architectural design (2) 34 78
---------- ---------- -----------
(351) 13 (2)
========== ========== ===========
Assets 30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Development management 27,011 42,214 26,017
Interior design 214 211 87
Architectural
design 20 135 114
---------- ---------- ------------
27,245 42,560 26,218
========== ========== ============
Liabilities 30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Development management 1,553 1,996 366
Interior design 1,053 506 769
Architectural
design 610 804 703
----------- ---------- -----------
3,216 3,306 1,838
=========== ========== ===========
Northacre PLC
Notes to the Unaudited Interim Financial Statements
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For the Six Months ended 30(th) June 2015 (Continued)
3. (Loss)/profit
per share 6 Months 6 Months 10 Months
ended ended ended
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
Weighted average number
of shares in issue 42,335,538 42,335,538 42,335,538
(Loss)/profit for the period
attributable to equity holders
of the Company (GBP'000) (351) (202) 264
=========== =========== ===========
Basic (loss)/profit per
share (pence) (0.83) (0.48) 0.62
=========== =========== ===========
Diluted (loss)/profit per
share (pence) (0.83) (0.48) 0.62
=========== =========== ===========
There were no potentially dilutive instruments in issue during
the current or preceding periods. All amounts shown relate to
continuing and total operations.
4. Dividends
No interim dividends were paid during the period.
5. Available for sale financial assets Unaudited
GBP'000
At 1(st) January
2014 -
Changes in the period -
----------
At 30(th) June 2014 -
Increase in 1 Palace Street and
33 Thurloe Square fair value 10,000
----------
At 31(st) December
2014 10,000
Changes in the period -
----------
At 30(th) June 2015 10,000
==========
At 31(st) December 2014 the Company had paid the
GBP10m commitment to invest in the partnership that
controls the 1 Palace Street development.
The GBP15 investment in 33 Thurloe Square represents
a 15% equity stake. By 31(st) December 2014 the 33
Thurloe Square development had been sold and the
GBP15 investment will be refunded in the current
financial year.
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015 (Continued)
6. Trade and other receivables
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Trade receivables 188 665 31
Other receivables 220 2,198 220
Prepayments and
accrued income 1,484 1,092 536
1,892 3,955 787
========== ========== ===========
7. Trade and Other Payables
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Trade payables 213 306 68
Social security
and other taxes 56 83 199
Other payables 2 2 2
Accruals and
deferred income 1,283 2,915 569
1,554 3,306 838
========== ========== ===========
8. Borrowings, including lease finance
30.6.2015 30.6.2014 31.12.2014
Unaudited Unaudited Audited
GBP'000 GBP'000 GBP'000
Bank loan 1,662 - 1,000
1,662 - 1,000
========== ========== ===========
A loan facility of GBP3,150,000 was made available by the Royal
Bank of Scotland from the 19(th) September 2014 to Northacre
Capital (7) Limited in respect of the property at 22 Prince Edward
Mansions. The loan is available on a drawdown basis and as at
30(th) June 2015 GBP1,662,378 was drawn. The loan incurs interest
at 3.25% above the LIBOR rate and is charged quarterly. The loan is
due to be repaid the earlier of the latest expiry date of the
current interest period outstanding as at the date of completion of
sale of the property or the date which falls 18 months after the
date on which the loan is drawn. The loan is expected to be repaid
in full prior to the end of the current financial year. The loan is
secured via a first legal charge over the property included within
inventories, a guarantee for GBP120,000 given by Northacre PLC and
a charge over certain cash balances.
Northacre PLC
Notes to the Unaudited Interim Financial Statements
For the Six Months ended 30(th) June 2015 (Continued)
9. Related Party Transactions
Nature
of 30.6.2015 30.6.2014 31.12.2014 Nature of
Relationship Unaudited Unaudited Audited Transactions
GBP'000 GBP'000 GBP'000
------------------ ------------- ---------- ---------- ----------- ----------------------
Consultancy
fees for services
provided for
the 1 Palace
Street development
for the period
1(st) March
2014 to 31(st)
K.B. Nilsson 1 - (49) (100) October 2014
------------------- ------------- ---------- ---------- ----------- ----------------------
Non-executive
Directors'
fees representing
a balance
at the
end of the
E.B. Harris 2 (40) (10) (25) period
------------------- ------------- ---------- ---------- ----------- ----------------------
Non-executive
Directors'
fees representing
amounts accrued
during the
E.B. Harris 2 (15) (15) (30) period
------------------- ------------- ---------- ---------- ----------- ----------------------
Non-executive
Directors'
fees representing
a balance
at the
end of the
A. de Rothschild 3 (18) (18) (18) period
------------------- ------------- ---------- ---------- ----------- ----------------------
GBP975,000
bonus was
paid from
The Lancaster
Development
dividends
on 28(th)
M.A. AlRafi 4 - (975) (975) March 2014
------------------- ------------- ---------- ---------- ----------- ----------------------
Consultancy
fees charged
during the
period; GBP1,200,000
was paid
ADCM Limited 5 (600) (600) (1,042) in March 2015
------------------- ------------- ---------- ---------- ----------- ----------------------
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