Half-year Report and Open Offer

Sutton Harbour

22/11/2018 07:01

RNS Number : 1426I

Sutton Harbour Holdings PLC

22 November 2018

 

22 November 2018

 

SUTTON HARBOUR HOLDINGS PLC

("Sutton Harbour" or "the Company")

Interim results for the six-month period to 30 September 2018

Sutton Harbour Holdings plc, the AIM-listed marine and waterfront regeneration specialist, announces its interim results for the six-month period to 30 September 2018.

 

Highlights:

 

·      Unanimous planning approval for the Sugar Quay scheme

·      Planning consent secured for Harbour Arch Quay Scheme and Harbour Car Park extension

·      Open Offer to raise up to £3million (gross) to fund post planning pre-construction phase project costs, capital maintenance project costs and to provide cash headroom

 

Financial Highlights

 

·      Adjusted* profit before tax £0.110m (H12017: £0.136m);

·      Profit before tax of £0.110m (H12017: loss of £0.702m);

·      Net assets of £39.445m (31 March 2018: £39.328m);

·      Net debt £23.459m (31 March 2018: £22.956m).

 

*Excluding fair value adjustments

 

Enquiries

Sutton Harbour Holdings plc
+44 (0) 1752 204186
Philip Beinhaker, Executive Chairman
Natasha Gadsdon, Finance Director
Arden Partners (NOMAD and Broker)
+44 (0)20 7614 5917
Paul Shackleton,Ben Cryer, Maria Gomez de Olea

 

Notes to Editors

Sutton Harbour Holdings plc (SUH) is an AIM listed company specialising in marine operations, waterfront regeneration and destination creation in Plymouth and South West England.

 The Company operates Sutton Harbour Marina, King Point Marina and Plymouth Fisheries. Operational activities include mixed-use lettings, car parking and support services to harbour users, property management and regeneration and asset enhancement.

Sutton Harbour Holdings plc is committed to being the leading marine and waterfront regeneration specialist in Southern England, and to positioning Sutton Harbour in Plymouth as a destination of national interest.

 

Executive Chairman's Statement

For the six-month period to 30 September 2018

 

Results and Financial Position

 

Excluding fair value adjustments, the adjusted profit before taxation for the six month period ending 30 September 2018 was £0.110m (30 September 2017: £0.136m).

 

As at 30 September 2018, net assets were £39.445m compared to £39.328m, as last reported as at 31 March 2018. No revaluation of assets has been undertaken as at 30 September 2018 following the approved resolution to instruct an independent external valuation once a year.

 

Net debt has increased to £23.459m, up by £1.631m, from £21.858m as at 31 March 2018. This was fully expected as the Company has invested £0.960m during the period into planning and professional fees in connection with the accelerated programme to implement a new phase of regeneration around Sutton Harbour which has resulted in the newly granted planning consents for Sugar Quay, Harbour Arch Quay and the extension of Harbour Car Park. (see Regeneration Report below). The increase in net debt is amplified by the annual cash cycle whereby annual marina fees and other rents are payable before the start of the financial year. Overall, this has resulted in an increase in gearing from 55.6% (31 March 2018) to 59.2% as at 30 September 2018.

 

To continue to progress the pre-construction project costs and to fund essential infrastructure updating projects, the Company is notifying shareholders today of an Open Offer to existing shareholders to subscribe for £3 million new share capital (10,344,951, shares priced at 29p) on a 77 for 786 shares basis. Net proceeds of the Open Offer will be utilised in the ongoing development of Company including pre-construction costs in respect of both Harbour Arch Quay and Sugar Quay, capital maintenance across the Company's assets, and to meet the Company's general funding requirements arising from its ordinary and development activities.

 

Board Composition Update

 

Philip Beinhaker was appointed Executive Chairman early in the financial year and continues in this role. Jason Schofield, who had been the Chief Executive since 2011, left the Company in July 2018 and the board has continued its search for a new Executive Director and expects to be able to make an announcement about the appointment in the near future.

 

Trading Report

 

Trading by the marine and car parking activity segments over the first half year have been consistent with the same period last year. Income from the real estate segment is slightly below that of the comparable period as a result of temporary voids. The outlook is improving for the second half year with interest in commercial property increased in recent months. Three new lettings recently completed and a further two are due to complete shortly.

 

Regeneration

 

Led by Philip Beinhaker, the Company resubmitted its redesigned proposals for a mixed-use scheme to regenerate the long vacant site at Sugar Quay, Sutton Harbour. The scheme which gained unanimous approval from the committee of the Local Planning Authority earlier this month, comprises 170 apartments, 32,000 sq ft of commercial/retail space and basement parking for 106 cars with an additional 114 spaces being built at Harbour Car Park. Upon delivery, the development will be a landmark development in the Sutton Harbour area with its future occupiers contributing to the sustainability of the area as a place to visit, live and work in.

 

The Company also has consent to move forward with the smaller residential scheme at Harbour Arch Quay, Sutton Harbour. The scheme will provide 14 high quality apartments on the North East side of Sutton Harbour. The Company intends to start construction during the second calendar quarter of 2019 with completion due during the second calendar quarter of 2020.

 

Summary

 

The Company's key focus in the first half year has resulted in the successful achievements of planning consents for a new phase of regeneration around Sutton Harbour. The collaborative approach with the Local Authority, stakeholders and the development team has enabled the formulation of a high profile scheme which will contribute to housing delivery targets as well as stimulate the social and economic vibrancy of the area. The Company is now actively progressing the funding strategy to bring the schemes to construction.

 

Philip Beinhaker

 

EXECUTIVE CHAIRMAN

Consolidated Statement of Comprehensive Income

 

Note
6 months to
30 September
2018
(unaudited)
£000
6 months to
30 September
2017
(unaudited)
£000
Year Ended
31 March
2018
(audited)
£000
Revenue
3
3,717
3,473
6,503
Cost of Sales
(2,390)
(2,155)
(4,367)
Gross Profit
1,327
1,318
2,236
Fair value adjustment on fixed assets and investment property
(8)
(838)
(626)
Administrative expenses
(711)
(720)
(1,374)
Exceptional costs of change in ownership
-
(1,741)
Operating profit/loss from continuing operations
3
608
(240)
(1,605)
Financial income
-
-
-
Financial expense
(498)
(462)
(897)
Net financing costs
(498)
(462)
(897)
Profit/(loss) before tax from continuing operations
3
110
(702)
(2,502)
Taxation (charge)/credit on profit from continuing operations
4
-
(27)
304
Profit/(loss) from continuing operations
110
(729)
(2,198)
Basic profit/(loss)/earnings per share
6
0.01p
(0.76)p
(2.24p)
Diluted profit/(loss)/earnings per share
6
0.01p
(0.76)p
(2.24p)

 

                        

6 months to
30 September
2018
(unaudited)
£000
6 months to
30 September
2017
(unaudited)
£000
Year Ended
31 March
2018
(audited)
£000
Profit/(loss) from continuing operations
110
(729)
(2,198)
Other comprehensive (expense)/income
Continuing operations:
Revaluation of property, plant and equipment
-
(374)
(1,624)
Deferred taxation on income and expenses recognised directly in the consolidated statement of comprehensive income
Effective portion of changes in fair value of cash flow hedges
-
46
70
Total other comprehensive expense
-
(328)
(1,554)
Total comprehensive expense for the period attributable to equity shareholders
110
(1,057)
(3,752)

Consolidated Balance Sheet

 

Note
As at
30 September
2018
(unaudited)
£000
As at
30 September
2017
(unaudited)
£000
As at
31 March
2018
(audited)
£000
Non-current assets
Property, plant and equipment
7
23,899
24,966
23,973
Investment property
7
19,055
19,485
19,055
42,954
44,451
43,028
Current assets
Inventories
22,250
20,759
21,276
Trade and other receivables
2,122
2,030
2,170
Cash and cash equivalents
8
1,859
281
2,767
Tax recoverable
-
14
8
26,231
23,084
26,221
Total assets
3
69,185
67,535
69,249
Current liabilities
Other interest-bearing loans and borrowings
-
-
-
Trade and other payables
1,308
1,038
1,633
Finance lease liabilities
96
111
117
Deferred income
883
1,083
1,434
Provisions
9
69
70
70
Derivative financial instruments
-
-
6
2,356
2,302
3,260
Non-current liabilities
Other interest-bearing loans and borrowings
25,000
22,950
24,350
Finance lease liabilities
232
185
158
Deferred government grants
646
1,146
646
Deferred tax liabilities
1,338
1,670
1,338
Provisions
9
168
168
169
Derivative financial instruments
-
30
-
27,384
26,149
26,661
Total liabilities
3
29,740
28,451
29,921
Net assets
39,445
39,084
39,328
Issued capital and reserves attributable to owners of the parent
Share capital
16,162
16,069
16,162
Share premium
7,872
5,368
7,872
Other reserves
10,056
12,355
10,050
Retained earnings
5,355
5,292
5,244
Total equity
39,445
39,084
39,328

Consolidated Statement of Changes in Equity

 

Share capital
Share premium
Revaluation reserve
Merger reserve
Hedging reserve
Retained earnings
TOTAL
----------Other Reserves----------
£000
£000
£000
£000
£000
£000
£000
Balance at 1 April 2018
16,162
7,872
6,183
3,871
(6)
5,246
39,328
Comprehensive income/(expense)
Profit for the period
-
-
-
-
-
110
110
Other comprehensive income/(expense)
Revaluation of property, plant and equipment
-
-
-
-
-
-
-
Effective portion of changes in fair value of cash flow hedges
-
-
-
-
7
-
7
Total other comprehensive income/(expense) - period ended 30 September 2018
-
-
-
-
7
-
117
Total comprehensive income/(expense) - period ended 30 September 2018
-
-
-
-
7
-
117
Balance at 30 September 2018
16,162
7,872
6,183
3,871
1
5,2
39,445
Balance at 1 October 2017
16,069
5,368
8,514
3,871
(30)
5,292
39,084
Adjustment to opening balances
-
-
(1,079)
-
-
1,421
342
Comprehensive income/(expense)
Profit for the period
-
-
-
-
-
(1,469)
(1,469)
Other comprehensive income/(expense)
Revaluation of property, plant and equipment
-
-
(1,250)
-
-
-
(1,250)
Effective portion of changes in fair value of cash flow hedges
-
-
-
-
24
-
24
Total other comprehensive income/(expense) - period ended 31 March 2018
-
-
(1,250)
-
24
(1,469)
(2,695)
Total comprehensive income/(expense) - period ended 31 March 2018
-
-
(1,250)
-
24
(1,469)
(2,695)
Transactions with owners of the parent
Purchase of shares
93
2,504
-
-
-
-
2,597
Balance at 31 March 2018
16,162
7,872
6,185
3,871
(6)
5,244
39,328
Balance at 1 April 2018
16,162
7,872
6,185
3,871
(6)
5,244
39,328
Comprehensive income/(expense)
Loss for the period
Other comprehensive income/(expense)
Revaluation of property, plant and equipment
Effective portion of changes in fair value of cash flow hedges
Total other comprehensive income/(expense) - period ended 30 September 2017
Total comprehensive income/(expense) - period ended 30 September 2017
As at 30 September 2017


 

 

Note
6 months to
30 September
2018
(unaudited)
£000
6 months to
30 September
2017
(unaudited)
£000
Year Ended
31 March
2018
(audited)
£000
Cash generated from total operating activities
10
(916)
95
(886)
Cash flows from investing activities
Net expenditure on investment property
-
(2)
-
Expenditure on property, plant and equipment
(100)
(138)
(227)
Proceeds from sale of plant and equipment
-
-
12
Net cash used in investing activities
(100)
(140)
(215)
Cash flows from financing activities
Proceeds from sale of shares
-
-
2,750
Expenses of share issuance
-
-
(152)
Interest paid
(498)
(462)
(897)
Loan drawdowns/(repayment of borrowings)
650
150
1,550
Net finance lease (payments)/receipts
(43)
(65)
(86)
Net cash generated from financing activities
109
(377)
3,165
`
Net increase/(decrease) in cash and cash equivalents
(907)
(422)
2,064
Cash and cash equivalents at beginning of period
2,766
703
703
Cash and cash equivalents at end of period
8
1,859
281
2,767

 

Notes to Interim Report

 

1.      General information

 

This consolidated interim financial information does not comprise statutory accounts within the meaning of section 434 of the Companies Act 2006.  Statutory accounts for the year ended 31 March 2018 were approved by the Board of Directors on 29 June 2018 and delivered to the Registrar of Companies. The report of the auditors on those accounts was unqualified and did not contain any statement under section 498 of the Companies Act 2006.

 

Copies of the Group's financial statements are available from the Company's registered office, Tin Quay House, Sutton Harbour, Plymouth, PL4 0RA and on the Company's website www.sutton-harbour.co.uk.

 

This consolidated interim financial information has not been audited.

 

 

2.      Basis of preparation

 

The consolidated interim financial information should be read in conjunction with the annual financial statements for the year ended 31 March 2018, which have been prepared in accordance with International Financial Reporting Standards (IFRS) and International Financial Reporting Interpretation Committee (IFRIC) interpretations as endorsed by the European Union, and those parts of the Companies Acts 2006 as applicable to companies reporting under IFRS.

 

Accounting policies

Except as described below, the accounting policies applied are consistent with those of the annual financial statements for the year ended 31 March 2018, as described in those annual financial statements.

Adoption of new International Financial Reporting Standards

The following new standards, amendments to standards or interpretations have been issued, but are not effective for the financial year beginning 1 April 2017 and have not been adopted early:

 

IFRS 15 Revenue from Contracts with Customers: *1 January 2018

IFRS 9 Financial Instruments: * 1 January 2018

 

* mandatory effective date is periods commencing on or after

 

Accounting estimates and judgements

The preparation of financial statements in conformity with IFRS requires management to make judgements, estimates and assumptions that affect the application of policies and reported amounts of assets and liabilities, income and expenses. The estimates and associated assumptions are based on historical experience and various other factors that are believed to be reasonable under the circumstances, the results of which form the basis of making judgements that are not readily apparent from other sources. Actual results may differ from these estimates.

The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised, if the revision affects only that period, or in the period of the revision and future periods, if the revision affects both current and future periods.

Management has determined the operating segments based on the reports reviewed by the Board of Directors that are used to make strategic decisions.

 

The Board of Directors considers the business from an operational perspective as having only one geographical segment, with all operations being carried out in the United Kingdom.

 

The Board of Directors considers the performance of the operating segments using operating profit. The segment information provided to the Board of Directors for the reportable segments for the period ended 30 September 2016 is as follows:

 

 

6 months to 30 September 2018
Marine
Real Estate
Car Parking
Regeneration
Total
£000
£000
£000
£000
£000
Revenue
2,665
747
305
-
3,717
Gross profit prior to non-recurring items
629
486
213
(57)
1,271
Segmental Operating Profit before Fair value adjustment and unallocated expenses
629
486
213
(57)
1,271
Fair value adjustment on fixed assets and investment property assets
-
-
-
-
-
Unallocated:
Administrative expenses
(662)
Operating profit from continuing operations
609
Financial income
Financial expense
(499)
Profit before tax from continuing operations
110
Taxation
-
Profit for the year from continuing operations
110
Depreciation charge
Marine
152
Car Parking
16
Administration
7
175

 

 

 

6 months to 30 September 2017
Marine
Real Estate
Car Parking
Regeneration
Total
£000
£000
£000
£000
£000
Revenue
2,399
765
309
-
3,473
Gross profit prior to non-recurring items
602
573
197
(54)
1,318
Segmental Operating Profit before Fair value adjustment and unallocated expenses
602
573
197
(54)
1,318
Fair value adjustment on fixed assets and investment property assets
(861)
23
-
(838)
(259)
596
197
(54)
480
Unallocated:
Administrative expenses
(720)
Operating profit from continuing operations
(240)
Financial income
-
Financial expense
(462)
Loss before tax from continuing operations
(702)
Taxation
(27)
Loss for the year from continuing operations
(729)
Depreciation charge
Marine
148
Car Parking
8
Administration
28
184

 

 

Year ended 31 March 2018
Marine
Real Estate
Car Parking
Regeneration
Total
£000
£000
£000
£000
£000
Revenue
4,578
1,414
511
-
6'503
Gross profit prior to non-recurring items
971
946
318
(99)
2,136
Segmental Operating Profit before Fair value adjustment and unallocated expenses
971
946
318
(99)
2,136
Fair value adjustment on fixed assets and investment property assets
(221)
(405)
-
-
(626)
1,510
Unallocated:
Administrative expenses
(1,374)
Exceptional costs of change in ownership
(1,741)
Operating profit from continuing operations
(1,605)
Financial income
-
Financial expense
(897)
Profit before tax from continuing operations
(2,502)
Taxation
304
Profit for the year from continuing operations
(2,198)
Depreciation charge
Marine
297
Car Parking
12
Administration
16
325

 

 

30 September 2018
30 September 2017
31 March 2018
£000
£000
£000
Segment assets:
Marine
20,580
21,463
20,882
Real estate
19,704
20,259
19,460
Car Parking
4,196
4,182
4,233
Regeneration
22,335
20,802
21,414
Total segment assets
66,815
66,706
65,989
Unallocated assets:
Property, plant and equipment
72
94
78
Trade & other receivables
439
454
415
Cash & cash equivalents
1,859
281
2,767
Total assets
69,185
67,535
69,249

 

30 September 2018
30 September 2017
31 March 2018
£000
£000
£000
Segment liabilities:
Marine
1,134
2,059
1,858
Real estate
607
449
705
Car Parking
79
75
131
Regeneration
996
830
938
Total segment liabilities
2,816
3,413
3,632
Unallocated liabilities:
Bank overdraft & borrowings
25,232
23,246
24,625
Trade & other payables
354
92
320
Financial Derivatives
(2)
30
6
Tax payable
-
-
-
Deferred tax liabilities
1,340
1,670
1,338
Total liabilities
29,740
28,451
29,921

 

 

Unallocated assets included in total assets and unallocated liabilities included in total liabilities are not split between segments as these items are centrally managed.

 

4. Taxation

 

The Company has applied an effective tax rate of 19% (2017: 20%) based on management's best estimate of the tax rate expected for the full financial year and is reflected in a movement in deferred tax.

 

5. Dividends

 

The Board of Directors do not propose an interim dividend (2017: nil).

 

 

6. Earnings per share

 

6 months to
30 September
2018
(unaudited)
pence
6 months to
30 September
2017
(unaudited)
pence
Year Ended
31 March
2018
(audited)
pence
Continuing operations
Basic earnings per share
0.01p
(0.76)
(2.24)
Diluted earnings per share*
0.01p
(0.76)
(2.24)


 

Basic Earnings per Share:

Basic earnings per share have been calculated using the profit for the period of £110,000 (2017: loss £729,000, year ended 31 March 2018 loss £2,198,000). The average number of ordinary shares in issue, excluding those options granted under the SAYE scheme, of 105,599,120 (2017: 96,277,086; year ended 31 March 2018: 98,320,272) has been used in our calculation.

 

Diluted Earnings per Share:

Diluted earnings per share uses an average number of 105,599,120 (2017: 96,277,086; year ended 31 March 2018 98,320,272) ordinary shares in issue and takes account of the outstanding options under the SAYE scheme in accordance with IAS 33 'Earnings per share'.  There are no outstanding options under expire SAYE schemes.

 

7. Property valuation

Freehold land and buildings and investment property have been independently valued by Jones Lang LaSalle as at 31 March 2018, in accordance with the Practice Statements in the Valuations Standards (The Red Book) published by the Royal Institution of Chartered Surveyors. 

 

A further valuation will be commissioned for the year ending 31 March 2019, as in previous years.

8. Cash and cash equivalents

As at
30 September 2018
(unaudited)
£000
As at
30 September 2017
(unaudited)
£000
As at
31 March 2018
(audited)
£000
Cash and cash equivalents per balance sheet and cash flow statement
1,859
281
2,767

 

9. Provisions

 

 

Onerous leases
Total
£000
£000
Balance at 1 April 2017
253
253
Provisions made
-
-
Provisions utilised
(15)
(15)
Balance at 30 September 2017
238
238
Provisions made
-
-
Provisions utilised
1
1
Balance at 31 March 2018
239
239
Provisions made
Provisions utilised
71
71
Balance at 30 September 2018
168
168
Current
168
168
Non-current
-
-
168
168

 

 

 

10. Cash flow statements

 

6 months to
30 September 2018
(unaudited)
£000
6 months to
30 September 2017
(unaudited)
£000
Year Ended
31 March 2018
(audited)
£000
Cash flows from operating activities
Profit/(loss) for the period
110
(729)
(2,198)
Adjustments for:
Taxation
-
27
(304)
Financial income
-
-
-
Financial expense
498
462
897
Fair value adjustment on fixed assets and investment property
-
838
626
Depreciation
175
184
325
Amortisation of grants
-
(23)
-
Loss on sale of property, plant and equipment
(16)
4
(10)
Cash generated from operations before changes in working capital and provisions
767
763
(664)
Increase in inventories
(959)
(151)
(707)
Decrease/(increase) in trade and other receivables
57
29
82
(Decrease)/increase in trade and other payables
(229)
(135)
462
Decrease in deferred income
(551)
(396)
(45)
(Decrease)/increase in provisions
(1)
(15)
(14)
Cash generated from operations
(916)
95
(886)

 

 

11.  Capital Commitments

 

At 30 September 2018 the Group has engaged contractors to perform £0.2m of work in the Fisheries complex.  Some of this cost will be set off by grant contribution. 

 

This information is provided by RNS, the news service of the London Stock Exchange. RNS is approved by the Financial Conduct Authority to act as a Primary Information Provider in the United Kingdom. Terms and conditions relating to the use and distribution of this information may apply. For further information, please contact rns@lseg.com or visit www.rns.com.

 

END

 

 

IR UARURWUAAUUA