REG - Sutton Harbour Grp - Final results for the year ended 31 March 2020
7 July 2020
SUTTON HARBOUR GROUP PLC ("the Group")
Final results for the year ended 31 March 2020
Sutton Harbour Group plc ("Sutton Harbour", "the Company"), the AIM listed owner and operator of Sutton Harbour in Plymouth and specialist in waterfront regeneration projects and operation of waterfront real estate, marinas and Plymouth Fisheries, announces audited results for the year ended 31 March 2020.
Highlights
· 4 year bank facility renewal in December 2019, additional £2m facility agreed in May 2020
· Car Parking revenue up 25.5%
· Tenant occupancy at 95% in March 2020
· Growth in marina occupancy and revenue following a targeted marketing communications programme
· Completion of new fuel and utilities servery infrastructure at Plymouth Fisheries
· Corey Beinhaker appointed Executive Director and Chief Operating Officer
· Progress with Harbour Arch Quay scheme; construction now anticipated to begin in 2020
Financial Highlights
Note
2020
2019
Adjusted profit before tax
*
£0.221m
£0.072m
Net financing costs
£0.844m
£0.901m
Net assets
£46.0m
£45.7m
Valuation of property portfolio
**
£46.0m
£45.8m
Year-end net debt
£23.5m
£21.4m
*Before accounting for fair value adjustments to property asset valuation.
**Comprises investment and owner occupied portfolios.
Excludes land held as development inventory.
Valuation as at 31 January 2020, pre Covid-19 lockdown measures
Philip Beinhaker, Executive Chairman, commented:
"Development of the Group's trading strategies had begun to bear fruit with pleasing advancement of the marina, parking and investment property results. The Group has the base of a unique portfolio of property assets in a landmark location and as stability is restored (post Covid-19 lockdown) we are ready to move forward with planned development of new assets in line with our strategy for value growth".
For further information, please contact
Sutton Harbour Group plc
Philip Beinhaker - Executive Chairman
Corey Beinhaker - Chief Operating Officer
Natasha Gadsdon - Finance Director
01752 204186
Arden Partners (Nomad and Broker)
Paul Shackleton
Benjamin Cryer
020 7614 5924
Executive Chairman's Statement
For Year Ended 31 March 2020
Introduction
I am pleased to report on the Group's results for the year ended 31 March 2020. During this period the Group has moved forward productively with the pre-construction preparations for the approved schemes for construction over the short to medium term, has worked on the promotion of our business activities and those of our tenants based around Sutton Harbour and has increased revenue-earning from our established operations. These financial results show the progress that has, and is, being made. Just before the end of our financial year the Covid-19 Lockdown measures were introduced by the UK Government, which adversely effected the last two weeks of our trading year.
During the strictest period of the lockdown we maintained full operations at Plymouth Fisheries and Sutton Lock, and we managed the marina facilities in accordance with government guidance which required closure of some facilities. The Group has remained in regular contact with tenants to discuss their operating status and to be ready to move to reawakening the activities surrounding the Sutton Harbour area. The core of professional office tenants has been less affected. Many tenants in the food and beverage sector have adapted to the situation by offering takeaway services. The Head Office of Sutton Harbour Group has remained fully operational with some personnel working remotely.
As the lockdown has been relaxed the Group has worked to restore operations in accordance with government guidance and as quickly as adaptations can be made to provide safe facilities. Activity at the marinas is approaching normality helped by a period of fine weather and the car parks have now re-opened to welcome visitors to the area.
To provide additional headroom on bank facilities to assure the financial resilience of the Group beyond the current projected time of the crisis, an increased facility of £2m above the previous limit of £25m has been successfully negotiated with National Westminster Bank plc. This additional committed financing has been made available until May 2021 with the possibility of an extension for a further year.
Results and Financial Position
The adjusted profit before taxation for the year was £0.221m (2019: £0.072m profit) which excludes non-cash fair value adjustments. In this financial year these adjustments relate to property asset valuation and further explanation is given in the paragraph below. The loss before taxation for the year under review as per the Income Statement, inclusive of the aforementioned adjustments, was £0.756m (2019: £1.516m profit). Compared to the previous year revenue from fuel sales declined by some 24% and this accounts for the overall fall in revenue to £6.558m from £6.893m (2019). The profit margin earned on fuel sales is low which explains why this does not materially impact operating profit. Overall, trading operations (excluding regeneration) contributed £2.329m to group costs and overheads (2020: £2.207m). Further detail about trading activities follows later in the report.
As at 31 March 2020, net assets were £46.082m (2019: £45.732m), a net asset value of 39.7p per share (2019: 39.4p per share). The movement includes the valuation of the Group's property assets which gave rise to an overall valuation surplus of £0.361m, of which £0.494m deficit relates to the investment property portfolio and £0.855m surplus relates to the owner occupied properties . Further detail is given about property valuation below. Gearing (Net debt:net assets) as at 31 March 2020 stood at 51.1% (2019: 46.7%). Finance costs of £0.844m in the year (2019: £0.902m) reflect the level of bank borrowing throughout the year.
Net debt (including lease liabilities) increased to £23.549m at 31 March 2020 from £21.373m at 31 March 2019. Development Inventories increased by £0.902m reflecting the investment required to progress the development projects with planning consented status and other schemes being prepared for planning submission. A further £0.873m was invested in the Group's infrastructure asset base, the principal project being the construction of a new fuel and utilities servery at Plymouth Fisheries.
Taking into account the current level of bank borrowing, the board does not recommend payment of a dividend on the year's results.
Property Valuation
The Group engages external independent valuers to undertake the annual valuation of investment and owner-occupied properties in January each year and received the updated valuation for 31 January 2020. In normal times this would be an acceptable basis for valuation for the year-end balance sheet. The uncertainty and volatility caused by the Covid-19 pandemic and resulting Government restrictions were not foreseen giving rise to difficulties in obtaining an uncaveated valuation as at 31 March 2020. After consultation with the Group's advisors who recognised the difficulty to obtain a reliable updated valuation in the exceptional circumstances it was determined that no valuation would be sought. The lack of an updated valuation has resulted in the auditors reporting that the audit was limited in scope. The Group's bankers have agreed to suspend loan to property valuation covenant testing at least until June 2021 in light of the variable valuation uncertainty over the next year.
Directors and Staff
In October 2019, Corey Beinhaker was appointed Executive Director and Chief Operating Officer following a recruitment process led by the Non-Executive Directors and with advice from an external recruitment specialist. There have been no other board changes during the year. Headcount as at 31 March 2020 was 30 (31 March 2019: 31) and remains stable.
Operations Report
Marine
Overall, the marine segment has performed steadily during the year. The Marinas achieved satisfactory growth in both revenue and occupancy following a targeted marketing communications programme. Results from fishing activities were adversely impacted by a prolonged period of stormy weather at the start of 2020 and greater fish landings by road to the auction facility which attracts lower commission and results in lower fuel and ice sales. During the year new fuel and utilities servery infrastructure was installed to improve resilience of essential supplies to harbour users. This £800,000 investment was matched by grant funding and completes a five- year long programme to upgrade facilities at Plymouth Fisheries. In response to demand for longer and wider marina berths, a reconfiguration of some pontoons at Sutton Harbour Marina was completed during the winter months.
Real Estate and Car Parking
The tenant occupancy rate was enhanced throughout the year, starting at 94% in April 2019 and progressing to 95% by March 2020 after letting of some smaller units to new tenants. Car Parking revenue was up 25.5% in this financial year against the comparative period following a number of strategic changes to the management of the assets and sustained social media to promote the area. The Covid 19 Lockdown undermined results for the second half of March with minimal activity in the harbour.
Regeneration
Sutton Harbour During the year the Group has continued with the pre-construction work for the two major consented schemes around Sutton Harbour. Harbour Arch Quay, the smaller 14 apartment building, is close to starting construction subject to finalising contracts and financing, which is anticipated later this year. The much larger 170 apartment Sugar Quay development is subject to gaining planning consent variations and work is targeted to start on site in 2021.
Former Airport Site As previously reported the site is safeguarded from development until 2024. The Group continues to refine proposals for deliverable alternative use of the 113 acre site which meet the social and economic needs of Plymouth.
Summary and Outlook
Development of the Group's trading strategies had begun to bear fruit with pleasing advancement of the marina, parking and investment property results. The full impact of the Covid 19 lockdown and recovery period is unknown and it will take time to re-establish normal levels of business, but the start of the re-awakening as of this date, is encouraging. Some operations have re-opened and virtually all others are planning to follow in July 2020. The Board has reacted quickly to the situation, putting in place an increased bank facility and taking reasonable measures to mitigate loss and maintain continuity of operations. The Group has the base of a unique portfolio of property assets in a landmark location and as stability is restored we are ready to move forward with planned development of new assets in line with our strategy for value growth.
Consolidated Income Statement
For the year ended 31 March 2020
2020
2019
£000
£000
Revenue
6,558
6,893
Cost of sales
(4,229)
(4,686)
Gross profit
2,329
2,207
Fair value adjustments on investment properties and fixed assets
(977)
1,444
Administrative expenses
(1,264)
(1,234)
Operating profit
88
2,417
Finance income
-
1
Finance costs
(844)
(902)
Net finance costs
(844)
(901)
(Loss)/profit before tax from continuing operations
(756)
1,516
Taxation (charge)/credit on (loss)/profit from continuing operations
(232)
315
(Loss)/profit for the year from continuing operations
(988)
1,831
(Loss)/profit for the year attributable to owners of the parent
(988)
1,831
Basic and diluted (loss)/earnings per share
from continuing operations
(0.85p)
1.68p
Consolidated Statement of Other Comprehensive Income
For the year ended 31 March 2020
2020
2019
£000
£000
(Loss)/profit for the year
(988)
1,831
Items that will not be reclassified subsequently to profit or loss:
Revaluation of property, plant and equipment
1,338
1,640
Items that may be reclassified subsequently to profit or loss:
Effective portion of changes in fair value of cash flow hedges
-
6
Other comprehensive income for the year, net of tax
1,338
1,646
Total comprehensive income for the year attributable to owners of the parent
350
3,477
Consolidated Balance Sheets
As at 31 March
2020
2019
£000
£000
Non-current assets
Property, plant and equipment
27,958
26,632
Investment property
Inventories
18,985
12,810
19,425
12,448
59,753
58,505
Current assets
Inventories
12,217
11,119
Trade and other receivables
2,595
2,283
Tax recoverable
5
(5)
Cash and cash equivalents
792
1,296
15,609
14,693
Total assets
75,362
73,198
Current liabilities
Trade and other payables
1,396
1,496
Lease liabilities
63
122
Deferred income
1,544
1,398
Provisions
70
70
3,073
3,086
Non-current liabilities
Bank loans
24,250
22,500
Lease liabilities
28
47
Deferred government grants
646
646
Deferred tax liabilities
1,254
1,023
Provisions
29
164
26,207
24,380
Total liabilities
29,280
27,466
Net assets
46,082
45,732
Issued capital and reserves attributable to owners of the parent
Share capital
16,266
16,266
Share premium
10,695
10,695
Other reserves
13,034
11,696
Retained earnings
6,087
7,075
Total equity
46,082
45,732
Consolidated Statement of Changes
in Equity
For the year ended 31 March 2020
Share
capital
Share
premium
Revaluation reserve
Merger reserve
Hedging reserve
Retained earnings
Total
equity
------------Other reserves------------
£000
£000
£000
£000
£000
£000
£000
Balance at 1 April 2018
16,162
7,872
6,185
3,871
(6)
5,244
39,328
Comprehensive income
Profit for the year
-
-
-
-
-
1,831
1,831
Other comprehensive income
Revaluation of property, plant and equipment
-
-
1,640
-
-
-
1,640
Other comprehensive income
Effective portion of changes in fair value of cashflow hedges
-
-
-
-
6
-
6
Total other comprehensive income
1,640
6
1,646
Total comprehensive income
-
-
1,640
-
6
1,831
3,477
Transactions with owners of the
Parent
Issue of shares
104
2,823
-
-
-
-
2,927
Total balance at 31 March 2019
16,266
10,695
7,825
3,871
-
7,075
45,732
Balance at 1 April 2019
16,266
10,695
7,825
3,871
-
7,075
45,732
Comprehensive income
Loss for the year
-
-
-
-
-
(988)
(988)
Other comprehensive income
Revaluation of property, plant and equipment
-
-
1,338
-
-
-
1,338
Total other comprehensive income
1,338
-
1,338
Total comprehensive income
-
-
1,338
-
-
(988)
350
Total balance at 31 March 2020
16,266
10,695
9,163
3,871
-
6,087
46,082
Consolidated Cash Flow Statement
For the year ended 31 March 2020
2020
2019
£000
£000
Cash used from total operating activities
(455)
(1,181)
Cash flows from investing activities
Net expenditure on investment property
(52)
(60)
Expenditure on property, plant and equipment
(823)
(243)
Net cash used in investing activities
(875)
(303)
Cash flows from financing activities
Proceeds from issue of shares
-
3,000
Expenses of share issuance
-
(73)
Interest paid
(844)
(958)
Loan (repayment)
-
(1,850)
Loan drawdown
1,750
-
Cash payments of lease liabilities
(78)
(106)
Net cash generated from financing activities
826
13
Net increase in cash and cash equivalents
(504)
(1,471)
Cash and cash equivalents at beginning of the year
1,296
2,767
Cash and cash equivalents at end of the year
9
792
1,296
Reconciliation of financing activities for the year ended 31 March 2020
2020
Cash flow
2019
Cash flow
2018
£000
£000
£000
£000
£000
Bank loans
24,250
1,750
22,500
(1,850)
24,350
Lease liabilities
91
(78)
169
(106)
275
Long term debt
24,341
1,672
22,669
(1,956)
24,625
Segment results
For the year ended 31 March 2020
Marine
Real Estate
Car Parking
Regeneration
Total
£000
£000
£000
£000
£000
Revenue
4,323
1,580
655
-
6,558
Segmental Operating Profit before Fair value adjustment and unallocated expenses
916
1,157
404
(148)
2,329
Fair value adjustment on investment properties and fixed assets
(483)
(494)
-
-
(977)
1,352
Unallocated:
Administrative expenses
(1,264)
Operating profit
88
Financial income
-
Financial expense
(844)
Profit before tax from continuing activities
(756)
Taxation
(232)
Profit for the year from continuing operations
(988)
Depreciation charge
Marine
313
Car Parking
26
Administration
1
340
Year ended 31 March 2019
Marine
Real Estate
Car Parking
Regeneration
Total
£000
£000
£000
£000
£000
Revenue
4,896
1,474
523
-
6,893
Gross profit prior to non-recurring items
1,057
941
350
(141)
2,207
Fair value adjustment on investment properties and fixed assets
1,134
310
-
-
1,444
3,651
Unallocated:
Administrative expenses
(1,234)
2,417
Finance income
1
Finance expenses
(902)
Profit before tax from continuing activities
1,516
Taxation
315
Profit for the year from continuing operations 1,831
Depreciation charge
Marine
314
Car Parking
33
Administration
11
358
Notes to the Consolidated Financial Statements
1. General Accounting Policies
Basis of preparation
The results for the year to 31 March 2020 have been extracted from the audited consolidated financial statements, which are expected to be published by 7 August 2020.
The financial information set out above does not constitute the Company's statutory accounts for the years to 31 March 2020 or 2019 but is derived from those accounts. Statutory accounts for the year ended 31 March 2019 were delivered to the Registrar of Companies following the Annual General Meeting on 4 September 2019 and the statutory accounts for 2020 are expected to be published on the Group's website (www.suttonharbourholdings.co.uk) shortly, posted to shareholders at least 21 days ahead of the Annual General Meeting ("AGM") on 9 September 2020 and, after approval at the AGM, delivered to the Registrar of Companies.
The auditor, PKF Francis Clark, has reported on the accounts for the year ended 31 March; their report was (i) qualified in respect of a limitation in scope with the Company and Auditor not having access to updated property valuations at 31 March 2020 in light of Covid-19 as detailed in the Executive Chairman's Statement (ii) includes a reference to the valuation of Plymouth City Airport (former airport site) to which the auditors drew attention by way of emphasis without qualifying their report and (iii) contains a statement under Section 498 (3) of the Companies Act 2006 in respect of the limitation of scope on those accounts.
2. Adoption of IFRS 16 Leases
The Directors have considered the application of IFRS16 on its leasing arrangements. The Group has a small number of short term leases and leases of low value items and therefore continues to recognise payments made under these agreements on a straight line basis over the term of the lease. The Group has one leasing arrangement in relation to a property, which is due to expire in September 2021. The Directors have concluded that the expected right of use asset and corresponding lease liability would be immaterial to the Group's financial statements and have therefore not adopted the requirements of IFRS16 in relation to this arrangement.
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.ENDFR FLFIVDDIDIII
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