REG-Lon.&Assoc.Props PLC: Half-year Report <Origin Href="QuoteRef">LAS.L</Origin> - Part 1
31/08/2017 10:25
FOR IMMEDIATE RELEASE
31 August 2017
LONDON & ASSOCIATED PROPERTIES PLC
HALF YEAR RESULTS TO 30 JUNE 2017
London & Associated Properties PLC is a main market listed group which invests
in UK shopping centres and retail property whilst also managing property
assets for institutional clients.
It holds a substantial investment in Bisichi Mining PLC (main market listed)
which operates coal mines in South Africa and owns UK property investments.
HIGHLIGHTS
* Group operating profit increased to £1.961 million to June 2017 from
£1.615 million to June 2016
* Group net assets attributable to equity shareholders of £38.01 million at
30 June 2017 compared to £38.24 million at 31 December 2016
* Property income of LAP increased to £3.136 million for the six months to 30
June 2017 compared to £3.040 million for the six months to 30 June 2016
* Savings of £0.095 million in LAP direct property expenses to June 2017
* LAP and Bisichi properties continue to perform well
* Bisichi Mining PLC achieved earnings before interest, tax, depreciation and
amortisation of £1.4 million (2016 £1.0 million)
* Physical demand for Bisichi coal remains strong and international and South
African coal prices have remained stable
* ‘’The Brexit referendum followed by the General Election have made a
difficult environment even more uncertain. However, we have positioned our
property portfolio to meet the market challenges and remain confident about
the future’’ commented on interim results, Sir Michael Heller, Chairman
and John Heller, Chief Executive
-more-
Contact:
London & Associated Properties
PLC Tel: 020 7415 5000
John Heller, Chief Executive
Baron Phillips Associates
Tel: 07767 444193
Baron Phillips
Half year results for the period ended
30 June 2017
Half year review
We are pleased to report on a half-year of progress for London & Associated
Properties PLC group (“Group”). The results of Bisichi Mining PLC
(“Bisichi”), of which we own 41.5%, are included as though it was a
subsidiary, in accordance with IFRS 10.
The United Kingdom trading environment continues to be difficult. The
combined uncertainties caused by Brexit followed by the General Election and
the resultant minority Conservative government have led to retailers and other
participants in the commercial property world adopting a very cautious
approach.
Operating profit before tax increased by £0.346 million (to £1.961 million
from £1.615 million). This improvement is attributable to increased
property income (£0.117 million) supported by cost reductions and better
mining profits. A favourable movement in the valuation of interest rate
derivatives (£0.656 million), although having no impact on cash flow, was a
significant contributor to the overall increase of £0.906 million in profit
before tax.
Group net assets attributable to equity shareholders are lower at £38.01
million at 30 June 2017 compared to £38.89 million a year previously and
£38.24 million at 31 December 2016. This variation from group net assets
arises because the profits attributable to minority interests are excluded
when calculating net assets attributable to equity shareholders in London &
Associated Properties PLC (“LAP”).
LAP activities
We are pleased to report that property income in LAP increased to £3.136
million for the six months to June 2017 compared to £3.040 million in the
same period in 2016. This increase is the result of a number of lettings
across our portfolio, particularly at Kings Square in West Bromwich. This
performance reflects our long-held view that our portfolio of retail
properties continues to be relevant in the digital shopping age. Our
strategy has been to retain only those properties that are either: part of a
large shopping environment, such as a city centre; or that offer a more
exciting and social experience, such as our markets in Brixton; or are
convenience shops in accessible High Streets where shoppers can easily make
frequent trips for “top-up” items.
We have made savings of £0.095 million in direct property expenses, although
these were offset by increases in some exceptional overhead costs, including
an interim property revaluation for one of our lenders, legal fees relating to
charging a property to a different lender and litigation expenses in relation
to ongoing cases against two of our tenants.
We are endeavouring to reduce interest costs and on 2(nd) June we repaid
£750,000 of debenture stock carrying a legacy coupon of 11.6%. The final £3
million of this debenture stock matures in August 2018. We are in the
process of refinancing this debt and expect to make significant savings
compared to the 11.6% that we are currently paying.
Performance of LAP properties
At Orchard Square, Sheffield, we have completed several lettings and the
Centre remains almost fully let. Furthermore, we continue to renew leases to
existing tenants at estimated rental value. For example, the Perfume Shop will
continue to occupy a prime unit on Fargate, Sheffield that we built for it in
2008. Currently, we have one retail unit and one office suite that are
available and have held talks with potential tenants on both of these
spaces.
Our two markets in Brixton continue to trade well and grow. We have a
disagreement with our tenant, Market Village, over whether two heads of
expenditure are deductible under the terms of the leases that we have with
it. This is due to be decided at Court later this year. However, the
performance of this asset continues to be strong and is unaffected by this
dispute.
Our smaller asset in Brixton remains an exciting opportunity. Shareholders
will recall that we obtained planning consent to convert the upper floors to
residential units in 2015, although this consent was subsequently questioned
at judicial review and quashed as Lambeth Council chose not to defend
itself. We have now agreed a 20 year lease with a major cocktail bar chain
at over double the rent paid by the existing occupier. We remain in the
process of obtaining vacant possession and are confident of success in due
course.
All the malls at Kings Square, our shopping centre in West Bromwich, have now
been fully let for the first time in many years. There remains a single unit
outside the main building on which the tenant has exercised its break
clause. This unit previously operated as a bookmaker and is adjacent to West
Bromwich’s large and busy bus terminus so we do not expect re-letting to be
difficult.
West Bromwich has also benefited from a significant drop in rateable values
following the government revaluation in April 2017. We expect these savings
to accrue to the tenants over the short to medium term, but we should then
benefit from higher rents as the overall cost of occupation reduces.
Our joint venture with Oaktree Capital Management has had a successful first
half of 2017. The three shopping centres it owns have performed well,
particularly at the Vancouver Centre in King’s Lynn, where we obtained
planning consent for a 32,790 square feet building on the site of a former
Beales department store and we are about to commence construction.
The largest unit within this building has been pre-let to H&M. The project
should take 12 months to complete.
Bisichi
For the half year to 30 June 2017, Bisichi Mining PLC, of which LAP owns
41.5%, achieved earnings before interest, tax, depreciation and amortisation
of £1.4 million (2016: £1.0 million).
Production at Black Wattle, Bisichi’s directly owned coal mining asset in
South Africa, was impacted by higher than expected seasonal rains, as well as
ongoing stone contamination issues at the opencast areas. Overall, the mine
achieved total production of 582,000 metric tonnes (2016: 795,000 metric
tonnes) in the six months. Although this was an improvement on the 466,000
metric tonnes achieved in the second half of last year, management has planned
for further progress to be made in developing the opencast areas and
increasing production in the second half of this year.
The majority of new infrastructure improvements to the coal washing plant are
completed.
In terms of markets, the demand for Bisichi’s coal remained strong and
international and domestic coal prices have continued to remain stable for
most of the first half of 2017. The increase in Bisichi revenue compared to
the same period in 2016 is attributable mainly to the appreciation of the Rand
against UK sterling, as well as improved coal prices. In turn, the increase in
Bisichi operating costs compared to the same period in 2016 is mainly
attributable to the appreciation of the Rand against UK sterling, as well as
increased mining costs at new opencast mining areas.
Bisichi’s UK retail property portfolio, which is managed by LAP, also
continues to perform well.
Outlook
These results reflect the hard work of all the LAP directors, employees and
advisors in challenging times. The Brexit referendum and General Election
have made a difficult environment even more uncertain. However, we have
positioned our property portfolio to meet the market challenges, and remain
confident about the future.
The Board is not proposing a half year dividend (2016: nil).
Sir Michael Heller
John Heller
Chairman
Chief Executive
30 August 2017
Consolidated income statement
for the six months ended 30 June 2017
6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
Notes £’000 £’000 £’000
Group revenue 1 20,237 14,319 29,704
Operating costs (18,276) (12,707) (26,860)
Income from listed investments held for trading - 3 2
Operating profit 1 1,961 1,615 2,846
Finance income 2 61 65 144
Finance expenses 2 (2,177) (2,099) (4,292)
Result before valuation and other movements (155) (419) (1,302)
Non–cash changes in valuation of assets and liabilities and other movements
Increase in value of investment properties – – 532
(Decrease)/increase in trading investments (1) 2 1
Increase in value of other investments – 11 12
Adjustment to interest rate derivatives 179 (477) (217)
Result including revaluation and other movements 23 (883) (974)
Profit/(loss) for the period before taxation 1 23 (883) (974)
Income tax charge 3 (7) (366) (1,175)
Profit/(loss) for the period 16 (1,249) (2,149)
Attributable to:
Equity holders of the Company (104) (1,327) (2,357)
Non–controlling interest 120 78 208
Profit/(loss) for the period 16 (1,249) (2,149)
Loss per share attributable to equity shareholders – basic and diluted 4 (0.12)p (1.56)p (2.77)p
Consolidated statement of comprehensive income
for the six months ended 30 June 2017
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Profit/(loss) for the period 16 (1,249) (2,149)
Other comprehensive income:
Items that may be subsequently recycled to the income statement:
Exchange differences on translation of foreign operations 7 491 1,106
Transfer of gain/(loss) on available for sale investments 28 63 193
Taxation (3) (13) (13)
Other comprehensive income for the period, net of tax 32 541 1,286
Total comprehensive income/(expense) for the period, net of tax 48 (708) (863)
Attributable to:
Equity shareholders (91) (1,126) (1,864)
Non–controlling interest 139 418 1,001
48 (708) (863)
Consolidated balance sheet
at 30 June 2017
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
Notes £'000 £'000 £'000
Non–current assets
Market value of properties attributable to Group 105,100 104,496 105,080
Present value of head leases 4,763 4,772 4,767
Property 5 109,863 109,268 109,847
Mining reserves, plant and equipment 8,949 6,478 8,653
Investments in joint ventures 455 325 455
Loan to joint venture 1,398 1,105 1,350
Held to maturity investments 1,748 1,874 1,874
Other investments 46 28 32
Deferred tax 1,139 2,027 1,134
123,598 121,105 123,345
Current assets
Inventories 842 2,117 1,721
Trade and other receivables 6,352 7,262 7,061
Interest rate derivatives 6 2 4 4
Corporation tax recoverable – – 32
Available for sale investments 779 654 781
Investments held for trading 18 22 19
Cash and cash equivalents 5,329 7,123 6,265
13,322 17,182 15,883
Total assets 136,920 138,287 139,228
Current liabilities
Trade and other payables (14,268) (12,407) (12,942)
Borrowings (806) (2,981) (4,108)
Current tax liabilities (117) (145) (21)
(15,191) (15,533) (17,071)
Non–current liabilities
Borrowings (64,544) (65,104) (64,401)
Interest rate derivatives 6 (612) (1,053) (793)
Present value of head leases on properties (4,763) (4,772) (4,767)
Provisions (1,283) (1,028) (1,236)
Deferred tax liabilities (2,239) (2,155) (2,329)
(73,441) (74,112) (73,526)
Total liabilities (88,632) (89,645) (90,597)
Net assets 48,288 48,642 48,631
Equity attributable to the owners of the parent
Share capital 8,554 8,554 8,554
Share premium account 4,866 4,866 4,866
Translation reserve (Bisichi Mining PLC) (725) (962) (728)
Capital redemption reserve 47 47 47
Retained earnings (excluding treasury shares) 25,413 26,681 25,648
Treasury shares (145) (294) (145)
Retained earnings 25,268 26,387 25,503
Total equity attributable to equity shareholders 38,010 38,892 38,242
Non – controlling interest 10,278 9,750 10,389
Total equity 48,288 48,642 48,631
Net assets per share attributable to equity shareholders 7 44.55p 45.70p 44.83p
Diluted net assets per share attributable to equity shareholders 7 44.55p 45.70p 44.83p
Consolidated statement of changes in shareholders’ equity
for the six months ended 30 June 2017
Share capital £’000 Share premium £’000 Translation reserves £’000 Capital redemption reserve £’000 Treasury shares £’000 Retained earnings excluding treasury shares £’000 Total excluding Non– Controlling Interests £’000 Non–controlling Interests £’000 Total equity £’000
Balance at 1 January 2016 8,554 4,866 (1,145) 47 (482) 28,238 40,078 9,574 49,652
(Loss)/profit for the period – – – – – (1,327) (1,327) 78 (1,249)
Other comprehensive income:
Currency translation – – 183 – – – 183 308 491
Gain on available for sale investments (net of tax) – – – – – 18 18 32 50
Total other comprehensive income – – 183 – – 18 201 340 541
Total comprehensive income/(expense) – – 183 – – (1,309) (1,126) 418 (708)
Transactions with owners: Share options charge – – – – – 6 6 8 14
Dividends – equity holders – – – – – (136) (136) – (136)
Dividends – non–controlling Interests – – – – – – – (250) (250)
Disposal of own shares – – – – 70 – 70 – 70
Loss on transfer of own shares – – – – 118 (118) – – –
Transactions with owners – – – – 188 (248) (60) (242) (302)
Balance at 30 June 2016 (unaudited) 8,554 4,866 (962) 47 (294) 26,681 38,892 9,750 48,642
Balance at 1 January 2016 8,554 4,866 (1,145) 47 (482) 28,238 40,078 9,574 49,652
(Loss/profit for year – – – – – (2,357) (2,357) 208 (2,149)
Other comprehensive income:
Currency translation – – 417 – – – 417 689 1,106
Gain on available for sale investments (net of tax) – – – – – 76 76 104 180
Total other comprehensive income – – 417 – – 76 493 793 1,286
Total comprehensive income/(expense) – – 417 – – (2,281) (1,864) 1,001 (863)
Transaction with owners:
Share options charge – – – – – 45 45 64 109
Dividends – equity holders – – – – – (136) (136) – (136)
Dividends – non–controlling Interests – – – – – – – (250) (250)
Disposal of own shares – – – – 119 – 119 – 119
Loss on transfer of own shares – – – – 218 (218) – – –
Transactions with owners – – – – 337 (309) 28 (186) (158)
Balance at 31 December 2016 (audited) 8,554 4,866 (728) 47 (145) 25,648 38,242 10,389 48,631
Consolidated statement of changes in shareholders’ equity - continued
for the six months ended 30 June 2017
Share capital £’000 Share premium £’000 Translation reserves £’000 Capital redemption reserve £’000 Treasury shares £’000 Retained earnings excluding treasury shares £’000 Total excluding Non– Controlling Interests £’000 Non–controlling Interests £’000 Total equity £’000
Balance at 1 January 2017 8,554 4,866 (728) 47 (145) 25,648 38,242 10,389 48,631
Profit/(loss) for the period – – – – – (104) (104) 120 16
Other comprehensive income:
Currency translation – – 3 – – – 3 4 7
Gain on available for sale investments (net of tax) – – – – – 10 10 15 25
Total other comprehensive income – – 3 – – 10 13 19 32
Total comprehensive income/(expense) – – 3 – – (94) (91) 139 48
Transactions with owners:
Dividends – equity holders – – – – – (141) (141) – (141)
Dividends – non–controlling interests – – – – – – – (250) (250)
Transactions with owners – – – – – (141) (141) (250) (391)
Balance at 30 June 2017 (unaudited) 8,554 4,866 (725) 47 (145) 25,413 38,010 10,278 48,288
Consolidated cash flow statement
for the six months ended 30 June 2017
6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Operating activities
Profit/(loss) for the year before taxation 23 (883) (974)
Finance income (61) (65) (144)
Finance expense 2,177 2,099 4,292
(Increase)/decrease in value of investment properties – – (532)
(Increase)/decrease) in trading investments 1 (2) (1)
(Increase)/decrease in value of other investments – (11) (12)
Adjustment to interest rate derivative (179) 477 217
Depreciation 962 751 1,818
Profit on disposal of non–current assets (3) (18) (32)
Share based payment expense – 14 109
Gain on investment held for trading – – 4
Exchange adjustments 28 – (449)
Change in inventories 881 (824) (258)
Change in receivables – continuing operations 688 (586) 468
Change in receivables – discontinued operations – 424 –
Change in payables 970 792 1,080
Cash generated from operations 5,487 2,168 5,586
Income tax paid 23 27 (57)
Cash inflows from operating activities 5,510 2,195 5,529
Investing activities
Disposal of shares and loans held to maturity 126 121 121
Disposal of assets held for sale – 2,335 2,275
Share of profit in joint ventures (assets held for sale) – 95 60
Acquisition of investment properties, mining reserves, plant and equipment (1,282) (898) (3,022)
Sale of investment properties, plant and equipment – continuing operations 36 18 32
Residual receipt from Windsor Shopping Centre disposal – discontinued operations – – 414
Interest received 228 99 133
Cash (outflows)/inflows from investing activities (892) 1,770 13
Financing activities
Sale of treasury shares – 70 119
Interest paid (2,056) (1,962) (3,943)
Interest on obligation under finance leases (96) (71) (216)
Repayment of debenture stocks (750) – –
Receipt of bank loan – Bisichi Mining PLC 11 16 37
Repayment of bank loan – Bisichi Mining PLC (58) (79) (131)
Receipt of bank loan – Dragon Retail Properties Ltd – 17 –
Equity dividends paid – – (136)
Equity dividends paid – non–controlling interests (63) (63) (250)
Cash outflows from financing activities (3,012) (2,072) (4,520)
Consolidated cash flow statement - continued
for the six months ended 30 June 2017
6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Net increase in cash and cash equivalents 1,606 1,893 1,022
Cash and cash equivalents at beginning of period 2,931 2,575 2,575
Exchange adjustment (2) (318) (666)
Cash and cash equivalents at end of period 4,535 4,150 2,931
The cash flows above relate to continuing and discontinued operations.
Cash and cash equivalents
For the purpose of the cash flow statement, cash and cash equivalents comprise
the following balance sheet amounts:
Cash and cash equivalents (before bank overdrafts) 5,329 7,123 6,265
Bank overdrafts (794) (2,973) (3,334)
Cash and cash equivalents at end of period 4,535 4,150 2,931
£30,000 cash deposits at 30 June 2017 were charged as security to debenture
stocks.
Notes to the half year report
for the six months ended 30 June 2017
1. Segmental analysis 6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Revenue
LAP
- Rental Income 3,136 3,040 6,241
- Management income from third parties 286 264 501
Bisichi
- Rental Income 558 530 1,060
- Mining 16,174 10,395 21,731
Dragon
- Rental Income 83 90 171
20,237 14,319 29,704
Operating profit
LAP 1,400 1,253 2,625
Bisichi 500 298 181
Dragon 61 64 40
1,961 1,615 2,846
Profit/(loss) before taxation
LAP (237) (1,057) (1,150)
Bisichi 221 142 216
Dragon 39 32 (40)
23 (883) (974)
2. Finance costs 6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Finance income 61 65 144
Finance expenses:
Interest on bank loans and overdrafts (1,109) (1,131) (2,243)
Other loans (726) (659) (1,420)
Unwinding of discount (Bisichi Mining PLC) (48) (38) (78)
Interest on derivatives (166) (145) (302)
Interest on obligations under finance leases (128) (126) (249)
Total finance expenses (2,177) (2,099) (4,292)
(2,116) (2,034) (4,148)
Notes to the half year report - continued
3. Income tax 6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
£'000 £'000 £'000
Current tax 108 141 73
Deferred tax (101) 225 1,102
7 366 1,175
4. Earnings per share 6 months 6 months Year
ended ended ended
30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
Group loss after tax attributable to owners of the parent (£’000) (104) (1,327) (2,357)
Weighted average number of shares in issue for the period ('000) 85,322 85,053 85,107
Basic earnings per share (0.12)p (1.56)p (2.77)p
Diluted number of shares in issue ('000) 85,322 85,053 85,107
Diluted earnings per share (0.12)p (1.56)p (2.77)p
5. Property
Properties at 30 June 2017 are included at valuation as at 31 December 2016,
plus additions in the period at cost.
During the six months ended 30 June 2017 the group had £0.02 million property
additions (30 June 2016: £0.1 million, 31 December 2016: £0.16 million).
No properties were sold during the six months ended 30 June 2017 (carrying
value of properties sold at 30 June 2016: £Nil, 31 December 2016: £Nil).
6. Interest rate derivatives
At 30 June 2017 the fair value liability was £612,000 as valued by the hedge
provider (30 June 2016: £1,053,000, 31 December 2016: £793,000).
At 30 June 2017 the fair value asset was £2,000 as valued by the hedge
provider (30 June 2016: £4,000, 31 December 2016: £4,000).
Under IFRS 13 the hedges are not deemed to be eligible for hedge accounting
and any movement in the value of the hedge is charged directly to the
consolidated income statement.
Notes to the half year report - continued
7. Net assets per share 30 June 30 June 31 December
2017 2016 2016
(unaudited) (unaudited) (audited)
Shares in issue ('000) 85,322 85,094 85,322
Net assets per balance sheet (£'000) 38,010 38,892 38,242
Basic net assets per share 44.55p 45.70p 44.83p
Shares in issue diluted by outstanding share options ('000) 85,322 85,094 85,322
Net assets after issue of share options (£'000) 38,010 38,892 38,242
Fully diluted net assets per share 44.55p 45.70p 44.83p
8. Related party transactions
The related parties and the nature of costs recharged are as disclosed in the
group’s annual financial statements for the year ended 31 December 2016.
9. Dividends
There is no interim dividend payable for the period (30 June 2016: Nil).
The final dividend in respect of 2016 of 0.165p per share, amounting to
£141,000, is payable on 15 September 2017. As the 2016 final dividend was
approved by the shareholders at the Annual General Meeting held on 6 June
2017, it is included as a liability in these interim financial statements.
10. Risks and uncertainties
The group’s principal risks and uncertainties are reported on pages 22 and
24 in the 2016 Annual Report. They have been reviewed by the Directors and
remain unchanged for the current period.
The largest area of estimation and uncertainty in the interim financial
statements is in respect of the valuation of investment properties (which are
not revalued at the half year) and the valuation of interest rate derivatives.
For our subsidiary, Bisichi Mining PLC, it also relates to currency movements
and coal mining activities in South Africa, including depreciation, impairment
and the provision for rehabilitation (relating to environmental rehabilitation
of mining areas).
Notes to the half year report - continued
11. Financial information
The above financial information does not constitute statutory accounts within
the meaning of section 434 of the Companies Act 2006. The figures for the
year ended 31 December 2016 are based upon the latest statutory accounts,
which have been delivered to the Registrar of Companies; the report of the
auditor on those accounts was unqualified and did not contain a statement
under
- More to follow, for following part double click ID:nPRrVFFF7bRecent news on London & Associated Properties
See all newsREG-London & Associated Properties Plc: Annual Report and Notice of AGM
AnnouncementREG-London & Associated Properties Plc: Results for 12 Months to 31 December 2024
AnnouncementREG-London & Associated Properties Plc: Half Year Results to 30 June 2024
AnnouncementREG-London & Associated Properties Plc: Report on Payments to Governments for the year 2023
AnnouncementREG-London & Associated Properties Plc: Outcome of AGM
Announcement