Minoan Group Plc
Group Strategic Report, Report of the Directors
and Consolidated Financial Statements
Year ended 31 October 2022
Company registration no: 03770602
Minoan Group Plc (Registered number: 03770602)
Group Strategic Report, Report of the Directors and
Consolidated Financial Statements
Year ended 31 October 2022
Contents
Directors and Advisers
Chairman’s Statement
Statement of the Chairman of Loyalward Limited, the Project Owner
Strategic Report
Directors’ Report
Independent Auditor’s Report
Consolidated Statement of Comprehensive Income
Consolidated Statement of Changes in Equity
Company Statement of Changes in Equity
Consolidated Statement of Financial Position
Company Statement of Financial Position
Consolidated Cash Flow Statement
Company Cash Flow Statement
Notes to the Financial Statements
1
2-3
4-5
6-7
8-9
10-15
16
17
18
19
20
21
22
23-40
Minoan Group Plc (Registered number: 03770602)
Directors and Advisers
Directors
C W Egleton (Chairman)
G D Cook MA, ACA
T R C Hill B.Arch
G Mergos
Company secretary
W C Cole
Registered office
30 Crown Place
London
EC2A 4ES
Administration office
3rd Floor
AMP House
Dingwall Road
Croydon
Surrey
CR0 2LX
Bankers
HSBC Bank plc, London
Legal advisers
Pinsent Masons LLP, London
Nominated adviser and broker
WH Ireland Limited, London
Registrars
Neville Registrars Limited, Halesowen, West Midlands
Independent auditor
Anstey Bond LLP
Statutory Auditors &
Chartered Accountants
1-2 Charterhouse Mews
London EC1M 6BB
1
Minoan Group Plc (Registered number: 03770602)
Chairman’s Statement
Introduction
During the year under review, which commenced in November 2021, as well as subsequently, your Company
has been active in progressing the Itanos Gaia Project in Crete (the “Project”). In the period we completed the
new Project Masterplan, revised Business Plans, made additions to the senior management team and
appointed further experienced international consultants.
The continuing constructive discussions with the Public Welfare Ecclesiastical Foundation Panagia Akrotiriani
(the “Foundation”) are not impeding progress on the Project itself, as we are moving forward based on the
existing contractual documentation. On this basis, Shareholders will be able to see from the report of George
Mergos, Chairman of Loyalward, that the key numbers relating to the Project are very strong.
Financial Review
Operating costs for the year slightly increased to £541,000 compared to £511,000 for the year to 31 October
2022. The loss before taxation for the year was £1,065,000 compared to £749,000 recorded for the year to 31
October 2021 due to increased loan interest charges.
The Company’s net assets at 31 October 2022 increased to £42,689,000 from £42,406,000. Capitalised project
costs, being costs associated with acquiring and developing the site in Crete, planning and other design costs,
increased by £600,000 to £47,358,000.
Terms for the renewal of the DAGG loan have been received and subject to finalising final details, the Company
expects to enter into a new agreement with DAGG in the next few days. A further announcement will be made in
due course.
The Project and Greece
The good progress, as reported in the Statement of the Chairman of Loyalward Limited, which follows this report
has enabled the management team to move forward with certainty and to undertake and later complete the
Commercial and other negotiations that have been in progress for some time as evidenced by the signing of the
first of a number of Non Disclosure Agreements with various interested parties. The Commercialisation of the
Project for the benefit of shareholders is now the main focus.
During the year Savills, the Global Real Estate Advisors using both their British and Greek teams, were
appointed to work alongside the Company’s Project Team and Deloitte Financial Consultants to review the real
estate portion of the resorts at the Project and to ensure it is positioned correctly in the international market. The
political and economic situation in Greece has remained stable during the period under review although a
general election has been called for next month.
It is important to see Greece and the Project in the context of the Greek and International markets, where the
market for top end resorts and villas remain buoyant with room rates having increased significantly above
inflation. Further, there are various incentive and loan packages that are being offered by the Greek
Government combined with the EU. We will be writing to shareholders on these and other financial matters as
they affect the Project going forward.
Boards and Management
As previously noted, during the year under review the Board welcomed George Mergos to the board of Minoan
Group Plc and as Chairman of Loyalward Limited, the Group’s wholly owned subsidiary and owner of the
Project. In October we announced the team had been further strengthened with the appointment of Marco Nijhof
to work alongside George. Marco has extensive board level experience within the international five-star luxury
hotel and retail hospitality industry, developing, commercialising and operating world class tourism and other
businesses.
We expect to make further appointments to both the Management and advisory teams as we progress.
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Minoan Group Plc (Registered number: 03770602)
Chairman’s Statement (continued)
Outlook
I am pleased that the Company is able to move forward with more certainty. We will continue our discussions
with the Foundation and will be focusing on the Project and its commercialisation. In this context both George
Mergos and I expect to be able to report further progress shortly.
Christopher W Egleton
Chairman
28 April 2023
3
Minoan Group Plc (Registered number: 03770602)
Statement of the Chairman of Loyalward Limited, the Project
Owner
As Shareholders are aware I joined the Boards of Loyalward and Minoan something over a year ago. My aims
were to help ensure that the Masterplan, the Business Plan, and the discussions with the Public Welfare
Ecclesiastical Foundation Panagia Akrotiriani (the “Foundation”) were on a stable base and, in the case of the
Foundation, in a position to move forward. I am pleased to be able to confirm that, as reported previously, those
objectives have been achieved with the Masterplan and Business Plan having been submitted to the
Foundation. In parallel, discussions with the Foundation are progressing well and are continuing both with their
advisors as well as the Bishop of Irapetra and Sitia as Chairman of the Foundation with a view to achieving the
optimum solution for both parties.
The discussions with the Foundation and its advisors cover the key legal, technical and economic aspects of the
Project and have confirmed that the new law on Epifania (the equivalent of a ground lease in English law) best
serves the interests of both parties. The current Project design relates to Complex Resorts and may be realised
on the basis of the existing legal title documentation as well as on the basis of an amended contract with
Epifania (the equivalent of a ground lease in English law). Shareholders will be pleased to learn that in both
cases the Project produces very substantial returns to all parties and we can only expect them to improve
further in the future.
All of those involved in the discussions have continually reiterated their wish to see the vision for the Itanos Gaia
Project in Crete (the “Project”) realised on the ground. In this context, in order to avoid or reduce any further
unnecessary delays in delivery, the Company is progressing all the elements of the Project including the
preparation of additional detailed Studies necessary for the Environmental Assessment (“EA”) to ensure that
everything remains in line with the Environmental rules set out in the Presidential Decree. We expect to lodge
the EA later this year. In the meantime, we are now able to deal with the other elements of the Project from a
position of certainty which, in turn, means that we can enter into the commercial and financing arrangements
necessary for implementation.
The EA (together with the Masterplan upon which it is based) is the underlying document which encapsulates
the vision for the Project as it moves forward. This vision is, in part, to create one of the most environmentally
friendly resorts in the Mediterranean, set in an unrivalled location, famed in mythology as the place where
Europa was born and where the Greek Gods went to celebrate their victories and regenerate their spirits, whilst
at the same time allowing guests the sort of experience that is today expected of top end resorts.
The Project will be a very high quality hotel and villa tourism Project set in 25 square kilometres of the Cavo
Sidero Peninsula in Eastern Crete, with 28 kilometres of coastline and permitted build space of 108,000 square
metres. Current plans include four luxury hotel and villa complexes, three of which are adjacent to the coastline
in spectacular locations with the fourth being set within the golf area in the centre of the site. All hotel rooms and
villas will have a view of the Mediterranean and will, for the most part, provide privacy not usually available in
such locations.
The key milestones and timeline that we expect are as follows:
Hotel Letters of Intent: 2023
Environmental Permitting: 2023/24
Financial Partnerships and Project Finance Agreements: 2023/24
Building Permits: 2024/25
Commencement of Construction: 2025
Commencement of first Hotel Operations: 2026
Overall construction period: 5-7 years.
4
Minoan Group Plc (Registered number: 03770602)
Statement of the Chairman of Loyalward Limited, the Project
Owner (continued)
Based on the timeline above and the Business Plan(s) prepared with Deloitte the key numbers are:
Turnover at maturity (excluding villa disposals): €160m
Expected Gross Operating Profit: in excess of 30%
Equity IRR: in excess of 20%.
Whilst these figures are themselves extremely good, they are not set in stone and we believe they will be seen
to be conservative as the Project moves forward.
Management and Advisors
Shareholders will be aware that we have improved the Project’s management team by the addition of Marco
Nijhof to the Board of Loyalward and have appointed Savills to advise on the real estate components. We are
also in the process of recruiting other members of both the advisory and management teams about which we
will inform you in the next few months.
Conclusion
The period under review has seen the vision for the Project crystallise, allowed the results of the heavy
workload to create a clear route forward so that Shareholders are able to have a much better idea of the very
substantial value that is being established within the Group. I expect to be able to inform Shareholders of real
progress in respect of both Hospitality and Financial partnerships in the near future.
George Mergos
Chairman, Loyalward Limited
28 April 2023
5
Minoan Group Plc (Registered number: 03770602)
Strategic Report
The directors present their Strategic Report and the audited consolidated financial statements for the year
ended 31 October 2022.
Review of business
A review of the Group’s business is given in the Statements on page 2 to 5.
Total equity as at 31 October 2022 was £42,689,000 (2021: £42,406,000).
The Key Performance Indicator for the Group is the Monetisation of the Project and this is where the vast
majority of management’s time is focused. Monetisation means the extraction of value from the Project for the
benefit of shareholders and other stakeholders.
Principal activities
The Company is a public limited company incorporated in England and Wales and quoted on AIM. The
Company’s principal activity in the year under review was that of a holding and management company of a
Group involved in the design, creation, development and management of environmentally friendly luxury hotels
and resorts.
Principal risks and uncertainties
The Group’s key risks remain centred on the Project. The Group has an ongoing requirement to raise capital to
finance its working capital. As has been the case for the past several years, the Group is in continual
discussions with a variety of individuals and commercial parties regarding the provision of funding to enable the
Group’s current and future obligations and requirements to be met. These discussions are at varying stages of
development and the Board is confident that all necessary funding will be forthcoming within a timescale which
will enable the Group to move forward and provide a return to shareholders.
As the Project now moves towards its implementation stage, the normal risks associated with a development of
its size and nature will apply. These include, inter alia, detailed planning consents, availability of project finance,
construction costs and market demand.
The long term strategy of the Group is to monetise the Project. This may be achieved by managing and running
the resort or by bringing in partners for some or all of the resort and managing the remainder, depending on
which provides the best return for shareholders.
Going concern
The Board is confident that the value of the Group’s asset in Crete, combined with its capital raising ability and
the future prospects for development in other areas of activity, justifies the conclusion that it is appropriate to
prepare the financial statements on the going concern basis (as described further in note 1).
The directors envisage that any joint venture or partnership arrangements will preserve the nature of the
Group’s long term commitment to the Project.
Corporate governance
The Board supports the principles of good governance. The Group is committed to high standards of corporate
governance and has adopted procedures from the Quoted Companies Alliance Corporate Governance Code to
institute good governance insofar as they are practical and appropriate for a business of the size of Minoan
Group Plc. The Board has a Remuneration and Audit Committee, in each case comprising a majority of Non-
executive directors and chaired by a Non-executive director.
6
Minoan Group Plc (Registered number: 03770602)
Strategic Report (continued)
Board effectiveness
The Group supports the concept of an effective Board leading and providing effective governance over the
Group. The Board is responsible for approving Group policy and strategy. It meets regularly and has a schedule
of matters
specifically reserved to it for decision. Management supplies the Board with appropriate and timely information
and the directors are free to seek any further information that they consider necessary. All directors have access
to advice from independent professionals at the Group’s expense.
Corporate social responsibility
The Group has demonstrated its social responsibilities through its iterative approach to the evolution of the
Project, which has involved a transparent process and extensive consultation with stakeholders. The Project
design embraces the principles of the five capitals of sustainable development (i.e. natural, human, social,
manufactured and financial) to ensure that all related matters have been taken into account. Thus the more
usual concerns related to the protection of the environment, flora, fauna, hydrogeology and the ecology
generally have drawn in considerations of wider issues including social, cultural, human and economic matters
as well as those related to the extensive use of renewable energy and many other items contributing to a
healthy carbon footprint. The Project is strictly focused on the long term restoration and preservation of the
environment as a whole and puts in place a sustainable management plan, involving local representatives and
experts, to ensure a robust, pro-active management system is implemented aimed at protecting the area for
future generations.
In conducting its business the Group ensures that it is compliant with all appropriate regulations.
Approved by the Board of Directors and signed on behalf of the Board.
C W Egleton
Director
28 April 2023
7
Minoan Group Plc (Registered number: 03770602)
Directors’ Report
The directors present their annual report for the year ended 31 October 2022.
Directors
The directors shown below, unless otherwise stated, have held office during the whole of the period from 1
November 2021 to the date of this report:
C W Egleton (Chairman)
B D Bartman BSc (Econ), FCA
G D Cook MA, ACA
T R C Hill B.Arch
G Mergos
Retired 15 February 2022
Appointed 15 February 2022
Principal activities
The Company is a public limited company incorporated in England and Wales and quoted on AIM. The
Company’s principal activity in the year under review was that of a holding and management company of a
Group involved in the design, creation, development and management of environmentally friendly luxury hotels
and resorts.
Results and dividends
The financial statements are prepared in accordance with United Kingdom adopted International Financial
Reporting Standards (“IFRS”) and the Companies Act 2006.
The Group made a loss for the year, after taxation, of £1,065,000 (31 October 2021: £749,000). The loss
includes a non-cash finance cost in respect of warrants issued in the amount of £47,000 (31 October 2021:
£44,000) (see note 17).
The Group’s loss per share was 0.16p (31 October 2021: 0.14p).
No dividend is proposed for the year (31 October 2021: Nil).
The Group’s financial instruments and risk management are discussed in note 15.
Statement of directors’ responsibilities
The directors are responsible for preparing and reporting the financial statements in accordance with applicable
laws and regulations.
Company law requires the directors to prepare financial statements for each financial year. Under that law the
directors have prepared the Group and Parent Company financial statements in accordance with IFRS as
adopted by the United Kingdom. The financial statements are required by law to give a true and fair view of the
state of affairs of the Company and the Group as at the end of the financial period and of the profit or loss of the
Group for that period.
In preparing the financial statements, the directors are required to:
select suitable accounting policies and then apply them consistently;
make judgements and accounting estimates that are reasonable and prudent;
state the financial statements comply with IFRS as adopted by the United Kingdom; and
prepare the financial statements on the going concern basis unless it is inappropriate to presume that the
Group will continue in business.
The directors confirm that they have complied with the above requirements in preparing the financial
statements.
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Minoan Group Plc (Registered number: 03770602)
Directors’ Report (continued)
Statement of directors’ responsibilities (continued)
The directors are responsible for keeping adequate accounting records that are sufficient to show and explain
the Group’s transactions and disclose with reasonable accuracy at any time the financial position of the
Company and Group and enable them to ensure that the financial statements comply with the Companies Act
2006.
They are also responsible for safeguarding the assets of the Company and the Group and hence for taking
reasonable steps for the prevention and detection of fraud and other irregularities.
The directors are responsible for the maintenance and integrity of the Group website, www.minoangroup.com.
Legislation in the UK governing the preparation and dissemination of financial statements may differ from
legislation in other jurisdictions.
Each director as at the date of this report has confirmed that, to the best of his knowledge, the Group financial
statements, which have been prepared in accordance with IFRS as adopted by the United Kingdom:
give a true and fair view of the assets, liabilities, financial position and loss of the Group; and
include in the Chairman’s Statement, the Strategic Report and Directors’ Report a fair review of the
development, performance and position or the Group, together with a description of the principal risks
and uncertainties it faces.
Under company law the directors must not approve the financial statements unless they are satisfied that they
give a true and fair view of the state of affairs of the Company and the Group and of the profit or loss of the
Group for that year.
Insurance
The Group has maintained Directors and Officers Liability Insurance on behalf of the directors of all group
companies indemnifying them against certain liabilities which may be incurred by them in relation to the Group.
Events after the statement of financial position date
The directors draw attention to the events disclosed in note 21.
Auditor and disclosure of information to the auditor
Each director, as at the date of this report, has confirmed that insofar as they are aware there is no relevant
audit information (that is, information needed by the Group’s auditor in connection with preparing their report) of
which the Group’s auditor is unaware, and that they have taken all the steps that they ought to have taken as
directors in order to make themselves aware of any relevant audit information and to establish that the Group’s
auditor is aware of that information.
A resolution to appoint Anstey Bond LLP as the auditor for the ensuing year will be proposed at the Annual
General Meeting.
Approved by the Board of Directors and signed on behalf of the Board by:
C W Egleton
Director
28 April 2023
9
Minoan Group Plc (Registered number: 03770602)
Independent Auditor’s Report to the members of Minoan Group Plc
Our opinion
We have audited the financial statements of Minoan Group Plc ("the Group") for the year ended 31 October 2022
which comprise; the consolidated statement of profit or loss and other comprehensive income, the consolidated
and parent company’s statement of financial position, the consolidated and parent company’s statement of
changes in equity, the consolidated and company’s statement of cash flows and notes to the consolidated
financial statements, including a summary of significant accounting policies. The financial reporting framework
that has been applied in their preparation is applicable law and International Financial Reporting Standards
(IFRSs) as adopted by the United Kingdom.
In our opinion:
The financial statements give a true and fair view of the state of the group’s and the parent company’s
affairs as at 31 October 2022 and of the group’s loss for the year then ended;
The group financial statements have been properly prepared in accordance with IFRS as adopted by the
United Kingdom;
The parent company financial statements have been properly prepared in accordance with IFRS as
adopted by the United Kingdom and as applied in accordance with the provisions of the Companies Act
2006;
The financial statements have been prepared in accordance with the requirements of the Companies
Act 2006.
Basis for opinion
We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable
law. Our responsibilities under those standards are further described in the Auditor’s responsibilities for the audit
of the financial statements section of our report below. We are independent of the group in accordance with the
ethical requirements that are relevant to our audit of the financial statements in the UK, including the FRC’s
Ethical Standard as applied to listed entities, and we have fulfilled our other ethical responsibilities in accordance
with these requirements. We believe that the audit evidence we have obtained is sufficient and appropriate to
provide a basis for our opinion.
Material uncertainty relating to going concern
We draw attention to the disclosures made in the Strategic Report and in note 1 to the financial statements
concerning the uncertainty regarding the group’s need to secure project finance in order to bring its Crete project
to fruition and to continue as a going concern. As stated in these disclosures, these events and conditions
indicate that a material uncertainty exists that may cast doubt on the company’s ability to continue as a going
concern. Our opinion is not modified in respect of this matter.
10
Minoan Group Plc (Registered number: 03770602)
Independent Auditor’s Report to the members of Minoan Group Plc
(continued)
Overview of our audit approach
Key audit matters
Capitalisation and valuation of inventories, being the Crete
project costs.
Going concern
Materiality
Materiality is £325,000 which is based on the benchmark of <
1% net assets
An overview of the scope of our audit
The group consists of the parent company and its subsidiaries. It largely operates through two trading subsidiary
undertakings which were considered to be significant components for the purposes of the group financial
statements. The financial statements consolidate these entities together with other non-trading subsidiary
undertakings. As part of designing our group audit, we determined materiality and assessed the risks of material
misstatement in the financial statements. In establishing our overall approach to the group audit, we determined
the type of work that needed to be performed in respect of each subsidiary or entity. This consisted of us carrying
out a full audit of all significant components of the group.
An audit involves obtaining evidence about the amounts and disclosures in the financial statements sufficient to
give reasonable assurance that the financial statements are free from material misstatement, whether caused by
fraud or error. This includes an assessment of:
whether the accounting policies are appropriate to the company’s circumstances and have been
consistently applied and adequately disclosed;
the reasonableness of significant accounting estimates made by the directors; and
the overall presentation of the financial statements.
We have designed our audit approach to identify possible fraud in relation to the associated fraud risk of the
group. We consider the most likely areas where fraud might arise to be within the valuation of the project costs
and in relation to incorrect revenue recognition. Our approach to these areas has been addressed within the Key
audit matters section.
Key audit matters
Key audit matters are those matters that, in the auditors' professional judgement, were of most significance in the
audit of the financial statements of the current period and include the most significant assessed risks of material
misstatement (whether or not due to fraud) that we identified, including those which had the greatest effect on:
the overall audit strategy; the allocation of resources in the audit; and directing the efforts of the engagement
team. These matters were addressed in the context of our audit of the financial statements as a whole, and in
forming our opinion thereon, and we do not provide a separate opinion on these matters. In arriving at our
opinion, the key audit matters considered were as follows.
11
Minoan Group Plc (Registered number: 03770602)
Independent Auditor’s Report to the members of Minoan Group Plc
(continued)
Risk 1: Capitalisation and valuation of Crete Project costs
The group inventories, held in respect of the Crete project, represent the most significant asset on the statement
of financial position totalling £47.4 million as at 31 October 2022 (2021: £46.8 million). There is a risk that
inappropriate expenditure may be capitalised that is not in accordance with IAS 2 Inventories, and a risk of
impairment not being recognised correctly to accurately represent the value held. Furthermore, given that the
Presidential Decree has been issued granting planning consent and that the Directors appear to be actively
marketing the property, any lack of buyer interest in the property would be an indication of impairment. Therefore,
there is a significant risk over the valuation of these inventories.
In this area, our audit procedures included:
Testing a sample of capitalised costs in the year to ensure accuracy and appropriateness for
capitalisation as project costs under IAS 2;
Reviewing correspondence and other third party documentation from management experts having
considered their expertise and instructions in relation to the project to confirm that the expected value of
the project is in excess of the costs to date, including meeting, reviewing and testing assumptions of the
Group’s appointed financial advisory and specialist hospitality partner and a qualified member of the
Royal Institution of Chartered Surveyors to assist with the valuation.
Reviewing and assessing the marketing activities for the site post grant of the Presidential Decree;
Inspecting management’s impairment review and recalculation in line with support from other sources to
confirm the value and assess the need for any impairment.
From the work performed, we did not identify any transactions which indicated that capitalised costs were
incorrectly stated, the expected value of the project is in excess of the costs held within the group as at the
balance sheet date and no impairment was therefore required.
Risk 2 – Going concern of the Group
Several risks were identified surrounding the company’s ability to continue as a going concern. Attention has
been drawn to these matters in notes 1 and 21 of the financial statements.
In this area, our audit procedures included:
We obtained and reviewed the post year end cash-flow forecasts, bank statements and statutory
documentation;
We assessed the level of equity financing received during the six months after the balance sheet date,
and whether this was sufficient to ensure the group’s liquidity;
We reviewed the Group’s refinancing of debt taking place post year end;
We obtained the Board of Directors’ assessment of the groups’ going concern;
We reviewed the disclosures included within these statements and confirmed that they were in line with
regulatory reporting standards.
From the work performed, we did not identify any instances from which to conclude that the disclosure or
accounting treatment was incorrectly stated.
12
Minoan Group Plc (Registered number: 03770602)
Independent Auditor’s Report to the members of Minoan Group Plc
(continued)
Our application of materiality
We set certain thresholds for materiality. These help us to establish transactions and misstatements that are
significant to the financial statements as a whole, to determine the nature, timing and extent of our audit
procedures and to evaluate the effect of misstatements, both individually on balances and on the financial
statements as a whole.
We determined the materiality for the group financial statements to be £325,000, calculated with reference to a
benchmark of the Crete project costs included within the gross assets, the overall materiality calculation was <1%
of net assets. This is the threshold above which missing or incorrect information in the financial statements is
considered to have an impact on the decision making of users. We determined the materiality for the company as
a whole to be £105,000, calculated with reference to a benchmark of results before tax <5%.
Other information
The Directors are responsible for the other information. The other information comprises the information included
in the annual report other than the financial statements and our auditor’s report thereon. Our opinion on the
financial statements does not cover the other information and, except to the extent otherwise explicitly stated in
this report, we do not express any form of assurance conclusion thereon.
In connection with our audit of the financial statements, our responsibility is to read the other information and, in
doing so, consider whether the other information is materially inconsistent with the financial statements or our
knowledge obtained in the audit or otherwise appears to be materially misstated. If we identify such material
inconsistencies or apparent material misstatements, we are required to determine whether there is a material
misstatement in the financial statements or a material misstatement of the other information. If, based on the
work we have performed, we conclude that there is a material misstatement of the other information, we are
required to report that fact. We have nothing to report in this regard.
Opinion on other matters prescribed by the Companies Act 2006
In our opinion, based on the work undertaken in the course of the audit:
the information given in the Strategic Report and the Directors’ Report for the financial year for which the
financial statements are prepared is consistent with the financial statements; and
the Strategic Report and the Directors’ Report have been prepared in accordance with applicable legal
requirements.
Matters on which we are required to report by exception
In the light of the knowledge and understanding of the company and its environment obtained in the course of the
audit, we have not identified material misstatements in the Strategic Report or the Directors’ Report.
We have nothing to report in respect of the following matters in relation to which the Companies Act 2006
requires us to report to you if, in our opinion:
adequate accounting records have not been kept, or returns adequate for our audit have not been
received from branches not visited by us; or
the financial statements are not in agreement with the accounting records and returns; or
certain disclosures of directors’ remuneration specified by law are not made; or
we have not received all the information and explanations we require for our audit.
13
Minoan Group Plc (Registered number: 03770602)
Independent Auditor’s Report to the members of Minoan Group Plc
(continued)
Responsibilities of Directors
As explained more fully in the Directors’ responsibilities statement, set out on pages 6 and 7, the Directors are
responsible for the preparation of the financial statements and for being satisfied that they give a true and fair
view, and for such internal control as the Directors determine is necessary to enable the preparation of financial
statements that are free from material misstatement, whether due to fraud or error.
In preparing the financial statements, the Directors are responsible for assessing the group’s ability to continue
as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis
of accounting unless the directors either intend to liquidate the company or to cease operations, or have no
realistic alternative but to do so.
Auditor’s responsibilities for the audit of the financial statements
Our objectives are to obtain reasonable assurance about whether the consolidated financial statements as a
whole are free from material misstatement, whether due to fraud or error, and to issue an auditor’s report that
includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit
conducted
it
exists. Misstatements can arise from fraud or error and are considered material if, individually or in the
aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of
these financial statements.
(UK) will always detect a material misstatement when
in accordance with
ISAs
Detecting irregularities
Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures
in line with our responsibilities, outlined above, to detect material misstatements in respect of irregularities,
including fraud. The extent to which our procedures are capable of detecting irregularities, including fraud is
detailed below:
We obtained an understanding of the group and the sector in which it operates to identify laws and
regulations that could reasonably be expected to have a direct effect on the financial statements. We
obtained our understanding in this regard through discussions with management, application of
cumulative audit knowledge and experience of the sector.
We determined the principal laws and regulations relevant to the Group in this regard to be those arising
from Companies Act 2006, international accounting standards, London Stock Exchange Rules and the
Disclosure and Transparency Rules.
We designed our audit procedures to ensure the audit team considered whether there were any
indications of non-compliance by the Group with those laws and regulations. These procedures included
but were not limited to enquiries of management, review of legal and professional fees and review of
Board minutes.
We also identified the risks of material misstatements of the financial statements due to fraud. We
considered, in addition to the non-rebuttable presumption of a risk of fraud arising from management
override of controls, the potential for management bias in relation to revenue recognition. This was
addressed through updating our understanding of the internal control environment, analysing and
reviewing the agreements for the year, substantive testing of revenue and expenses recognised and a
review of post year end receipts and payments.
We addressed the risk of fraud arising from management override of controls by performing audit
procedures which included but were not limited to: the testing of journals; reviewing bank payments and
receipts in the year; and evaluating the business rationale of any significant transactions that are
unusual or outside the normal course of business.
Because of the inherent limitations of an audit, there is a risk that we will not detect all irregularities, including
those leading to a material misstatement in the financial statements or non-compliance with regulation. This risk
increases the more that compliance with a law or regulation is removed from the events and transactions
reflected in the financial statements, as we will be less likely to become aware of instances of non-compliance.
14
Minoan Group Plc (Registered number: 03770602)
The risk is also greater regarding irregularities occurring due to fraud rather than error, as fraud involves
intentional concealment, forgery, collusion, omission or misrepresentation.
Independent Auditor’s Report to the members of Minoan Group Plc
(continued)
A further description of our responsibilities for the audit of the financial statements is located on the Financial
Reporting Council’s website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our
auditor’s report.
Use of report
This report is made solely to the company’s members, as a body, in accordance with Chapter 3 of Part 16 of the
Companies Act 2006. Our audit work has been undertaken so that we might state to the company’s members
those matters we are required to state to them in an auditor’s report and for no other purpose. To the fullest
extent permitted by law, we do not accept or assume responsibility to anyone other than the company and the
company’s members as a body, for our audit work, for this report, or for the opinions we have formed.
Colin Ellis FCCA CF (Senior Statutory Auditor)
For and on behalf of ANSTEY BOND LLP,
Statutory Auditors & Chartered Accountants
1-2 Charterhouse Mews
London
EC1M 6BB
28 April 2023
15
Minoan Group Plc (Registered number: 03770602)
Consolidated Statement of Comprehensive Income
Year ended 31 October 2022
Revenue
Cost of sales
Gross profit
Note
2022
2021
£’000
£’000
-
-
-
-
-
-
-
-
Operating expenses
(541)
(511)
Other operating expenses:
Corporate development costs
Operating loss
Finance costs
Loss before taxation
Taxation
Loss after taxation
Other Comprehensive income for the year
Total Comprehensive income for the year
17
4
5
-
(541)
(524)
(1,065)
-
(1,065)
-
(1,065)
-
(511)
(238)
(749)
-
(749)
-
(749)
Loss for year attributable to equity holders of the
Company
(1,065)
(749)
Loss per share attributable to equity holders of
the Company: Basic and diluted
6
(0.16)p
(0.14)p
All of the activities of the Group are classed as continuing.
The notes on pages 23 to 40 form part of these financial statements.
16
Minoan Group Plc (Registered number: 03770602)
Consolidated Statement of Changes in Equity
Year ended 31 October 2022
Year ended 31 October 2022
Share
capital
£’000
Share
premium
£’000
Merger
reserve
Warrant
Reserve
£’000
£’000
Retained
earnings
Total
£’000
equity
£’000
Balance at 1 November 2021
19,021 36,583
9,349 2,571
(25,118)
42,406
Loss for the year
-
-
Issue of ordinary shares at a premium
1,300
-
Increase in Warrant Reserve (note 17)
-
-
-
-
-
-
(1,065)
(1,065)
- -
1,300
48
- 48
Balance at 31 October 2022
20,321
36,583
9,349
2,619
(26,183)
42,689
Year ended 31 October 2021
Share
capital
£’000
Share
premium
£’000
Merger
reserve
Warrant
Reserve
£’000
£’000
Retained
earnings
Total
equity
£’000
£’000
Balance at 1 November 2020
17,959 36,476
9,349
2,527
(24,369)
41,942
Loss for the year
-
-
Issue of ordinary shares at a premium
1,062
107
Reduction in Warrant Reserve (note 17)
-
-
-
-
-
-
(749)
(749)
- -
1,169
44
-
44
Balance at 31 October 2021
19,021 36,583
9,349 2,571
(25,118)
42,406
17
Minoan Group Plc (Registered number: 03770602)
Company Statement of Changes in Equity
Year ended 31 October 2022
Year ended 31 October 2022
Share
capital
£’000
Share
premium
£’000
Warrant
Reserve
£’000
Retained
earnings
Total
equity
£’000
£’000
Balance at 1 November 2021
19,021 36,583
2,571
(6,260)
51,915
Loss for the year
-
Issue of ordinary shares at a premium
1,300
Increase in Warrant Reserve (note 17)
-
-
-
-
-
-
(857) (857)
-
1,300
48 - 48
Balance at 31 October 2022
20,321 36,583
2,619
(7,117)
52,406
Year ended 31 October 2021
Share
capital
£’000
Share
premium
£’000
Warrant
Reserve
£’000
Retained
earnings
Total
equity
£’000
£’000
Balance at 1 November 2020
36,476
17,959
2,527
51,253
(5,709)
Loss for the year
-
-
Issue of ordinary shares at a premium
1,062
107
-
-
(551) (551)
-
1,169
Reduction in Warrant Reserve (note 17)
-
-
44 - 44
Balance at 31 October 2021
36,583
19,021
2,571
(6,260)
51,915
18
Minoan Group Plc (Registered number: 03770602)
Consolidated Statement of Financial Position as at 31 October
2022
Assets
Non-current assets
Intangible assets
Property, plant and equipment
Total non-current assets
Current assets
Inventories
Receivables
Cash and cash equivalents
Total current assets
Total assets
Equity
Share capital
Share premium account
Merger reserve account
Warrant reserve
Retained earnings
Total equity
Liabilities
Current liabilities
Note
7
8
10
11
14
2022
£’000
3,583
157
3,740
2021
£’000
3,583
157
3,740
47,388
46,758
167
130
162
20
47,685
46,940
51,425
50,680
20,321
36,583
9,349
2,619
(26,183)
42,689
19,021
36,583
9,349
2,571
(25,118)
42,406
12
8,736
8,274
Total equity and liabilities
51,425
50,680
The financial statements on pages 16 to 40 were approved by the Board of Directors and authorised for issue
on 28 April 2023.
Signed on behalf of the Board of Directors
C W Egleton
Director
19
Minoan Group Plc (Registered number: 03770602)
Company Statement of Financial Position as at 31 October 2022
Note
2022
£’000
2021
£’000
Assets
Non-current assets
Investments
Total non-current assets
Current assets
Receivables
Cash and cash equivalents
Total current assets
Total assets
Equity
Share capital
Share premium account
Warrant reserve
Retained earnings
Total equity
Liabilities
Current liabilities
9
11
14
31,736
31,736
23,935
113
24,048
31,736
31,736
23,326
2
23,328
55,784
55,064
20,321
36,583
2,619
(7,117)
52,406
19,021
36,583
2,571
(6,260)
51,915
12
3,378
3,149
Total equity and liabilities
55,784
55,064
Company registration number: 3770602
As permitted by Section 408 of the Companies act 2006, the income statement is not presented as part of these
financial statements, The Company’s loss for the year ended 31 October 2022 was £857,000 (2021: £551,000).
The financial statements on pages 16 to 40 were approved by the Board of Directors and authorised for issue
on 28 April 2023.
Signed on behalf of the Board of Directors
C W Egleton
Director
20
Minoan Group Plc (Registered number: 03770602)
Consolidated Cash Flow Statement
Year ended 31 October 2022
2022
£’000
2021
£’000
Cash flows from operating activities
Loss before taxation
Finance costs
Depreciation
Increase in inventories
(Increase) / decrease in receivables
Increase / (decrease) in current liabilities
Net cash (outflow) from operations
Finance costs
Net cash used in operating activities
Cash flows from investing activities
Purchase of property, plant and equipment
Net cash used in investing activities
Cash flows from financing activities
Net proceeds from the issue of ordinary shares
Loans received
Net cash generated from financing activities
Net increase in cash
Cash at beginning of year
Cash at end of year
(1,065)
524
-
(630)
(5)
370
(806)
(476)
(1,282)
-
-
1,300
92
1,392
110
20
130
(749)
238
-
(327)
63
(514)
(1,289)
(194)
(1,483)
-
-
1,169
328
1,497
14
6
20
21
Minoan Group Plc (Registered number: 03770602)
Company Cash Flow Statement
Year ended 31 October 2022
Cash flows from operating activities
Loss before taxation
Finance costs
Depreciation
Increase in receivables
Increase in current liabilities
Net cash outflow from continuing operations
Finance costs
2022
£’000
2021
£’000
(857)
524
-
(609)
81
(861)
(476)
(551)
238
-
(640)
8
(945)
(194)
Net cash used in operating activities
(1,337)
(1,139)
Cash flows from investing activities
Purchase of property, plant and equipment
Net cash used in investing activities
Cash flows from financing activities
Net proceeds from the issue of ordinary shares
Loans received / (repaid)
Net cash generated from financing activities
Net increase in cash
Cash at beginning of year
Cash at end of year
-
-
1,300
148
1,448
111
2
113
-
-
1,169
(29)
1,140
1
1
2
22
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements
Year ended 31 October 2022
1
Accounting policies
These consolidated financial statements have been prepared in accordance with International Financial
Reporting Standards, International Accounting Standards, IFRIC interpretations (collectively IFRS), and with
those parts of the Companies Act 2006 applicable to companies reporting under IFRS, as adopted by the United
Kingdom. The financial statements have been prepared under the historical cost convention.
The financial statements are prepared in sterling, which is the functional currency of the Group. Monetary
amounts in these financial statements are rounded to the nearest thousand, unless stated otherwise.
Basis of preparation
The financial statements are prepared under the historical cost convention except for where financial
instruments are stated at fair value.
Adoption of new and revised Standards
The International Accounting Standards Board and IFRIC have issued the following new and revised standards
and interpretations with an effective date after the date of these financial statements, which have been endorsed
and issued by the United Kingdom at 31 October 2022:
Standard
IAS 1
Details of amendment
Effective date
Presentation of Financial
statements
IASB defers effective date of Classification of
Liabilities as Current or Non-current
(Amendments to IAS 1) to 1 January 2023
1 January 2023
IAS1
Presentation of Financial
statements
Amended by Non-current Liabilities with
Covenants (Amendments to IAS 1)
1 January 2024
IAS 12
Income Taxes
Amended by Deferred Tax related to Assets
and Liabilities arising from a Single
Transaction (Amendments to IAS 12)
1 January 2023
Going concern
The directors have considered the financial and commercial position of the Group in relation to its project in
Crete (the “Project”). In particular, the directors have reviewed the matters referred to below.
23
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
1
Accounting policies (continued)
Going concern (continued)
Following the unanimous approval of a Plenum of the Greek Council of State, the highest court in Greece, the
Presidential Decree granting land use approval for the Project was issued on 11 March 2016 and was published
in the Government Gazette. The planning rules for the Project are now enshrined in law. The appeals lodged
against the Presidential Decree have been rejected by the Greek Supreme Court. Accordingly, the directors
consider that they will conclude further Project joint venture agreements in the near term.
In addition to specific Project related matters as noted above, and as has been the case in the past, the Group
continues to need to raise capital in order to meet its existing finance and working capital requirements. While
the directors consider that any necessary funds will be raised as required, the ability of the Company to raise
these funds is, by its nature, uncertain.
Having taken these matters into account, the directors consider that the going concern basis of preparation of
the financial statements is appropriate.
Basis of consolidation
The consolidated financial statements incorporate the financial statements of the Company and all its
subsidiaries as at 31 October 2022 using uniform accounting policies. The Group’s policy is to consolidate the
result of subsidiaries acquired in the year from the date of acquisition to the Group’s next accounting reference
date. Intra-group balances are eliminated on consolidation.
Acquisitions of subsidiaries and businesses are accounted for using the acquisition method. The consideration
for each acquisition is measured at the aggregate of the fair values of the assets given, liabilities incurred and
equity instruments issued by the Group in exchange for control of the acquired business. Acquisition related
costs are recognised in the consolidated statement of comprehensive income as incurred.
Critical accounting estimates and judgements
The preparation of the financial statements in accordance with generally accepted financial accounting
principles requires the directors to make critical accounting estimates and judgements that affect the amounts
reported in the financial statements and accompanying notes. The estimates and assumptions that have a
significant risk of causing material adjustments to the carrying value of assets and liabilities within the next
financial year are discussed below:
in capitalising the costs directly attributable to the Project (see inventories below), and continuing to
recognise goodwill relating to the Project, the directors are of the opinion that the Project will be
brought to fruition and that the carrying value of inventories and goodwill is recoverable; and
as set out above, the directors have exercised judgement in concluding that the Company and Group is
a going concern.
Goodwill
Goodwill arising on acquisitions represents the difference between the fair value of the net assets acquired and
the consideration paid and is recognised as an asset (see note 7).
Goodwill arising on acquisition is allocated to cash-generating units. The recoverable amount of the cash-
generating unit to which goodwill has been allocated is tested for impairment annually, or on such other
occasions that events or changes in circumstances indicate that it might be impaired. Any impairment is
recognised immediately as an expense and is not subsequently reversed.
24
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
1
Accounting policies (continued)
Property, plant and equipment
Property, plant and equipment is stated at historical cost less accumulated depreciation and any recognised
impairment loss.
Depreciation is provided in order to write off the cost of each asset, less its estimated residual value, over its
estimated useful life on a straight line basis as follows:
Plant and equipment:
Fixtures and fittings:
3 to 5 years
3 years
Where the carrying amount of an asset is greater than its estimated recoverable amount, it is written down
immediately to its recoverable amount.
Investments
Investments in subsidiaries are stated at cost less any impairment deemed necessary.
Inventories
Inventories represent the actual costs of goods and services directly attributable to the acquisition and
development of the Project and are stated at the lower of cost and net realisable value.
Foreign currency
A foreign currency transaction is recorded, on initial recognition in Sterling, by applying to the foreign currency
amount the spot exchange rate between the functional currency and the foreign currency at the date of the
transaction.
At the end of the reporting period:
foreign currency monetary items are translated using the closing rate;
non-monetary items that are measured in terms of historical cost in a foreign currency are translated using
the exchange rate at the date of the transaction; and
non-monetary items that are measured at fair value in a foreign currency are translated using the exchange
rates at the date when the fair value was determined.
Exchange differences arising on the settlement of monetary items or on translating monetary items at rates
different from those at which they were translated on initial recognition during the period or in previous annual
financial statements are recognised in profit or loss in the period in which they arise.
When a gain or loss on a non-monetary item is recognised to other comprehensive income and accumulated in
equity, any exchange component of that gain or loss is recognised to other comprehensive income and
accumulated in equity. When a gain or loss on a non-monetary item is recognised in profit or loss, any
exchange component of that gain or loss is recognised in profit or loss.
Cash flows arising from transactions in a foreign currency are recorded in Sterling, by applying to the foreign
currency amount to the exchange rate between the Sterling and the foreign currency at the date of the cash
flow.
Cash and cash equivalents
Cash and cash equivalents include cash in hand and short-term deposits, with a maturity of less than three
months, held with banks.
25
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
1
Accounting policies (continued)
Trade and other receivables
Trade and other receivables are recognised initially at fair value and shown less any provision for amounts
considered irrecoverable. They are subsequently measured at an amortised cost using the effective interest rate
method, less irrecoverable provision for receivables.
Trade and other payables
Trade and other payables are recognised initially at fair value and subsequently measured at amortised cost
using the effective interest rate method.
Loans
Loan borrowings are recognised initially at fair value net of transaction costs incurred. Borrowings are
subsequently stated at amortised cost and any difference between the proceeds (net of transaction costs) and
the redemption value is recognised as a borrowing cost over the period of the borrowings using the effective
interest method.
Share-based payments
The Company has granted options and warrants to purchase Ordinary Shares. The fair values of the options
and warrants are calculated using the Black-Scholes and Binomial option pricing models as appropriate at the
grant date. The fair value of the options is charged to profit or loss with a corresponding entry recognised in
equity. This charge does not involve any cash payment by the Group.
Where warrants are issued in conjunction with a loan instrument, the fair value of the warrants forms part of the
total finance cost associated with that instrument and is released to profit or loss through finance costs over the
term of that instrument using the effective interest method.
Taxation
Current taxes, where applicable, are based on the results shown in the financial statements and are calculated
according to local tax rules using tax rates enacted, or substantially enacted, by the statement of financial
position date and taking into account deferred taxation. Deferred tax is computed using the liability method.
Under this method, deferred tax assets and liabilities are determined based on temporary differences between
the financial reporting and tax bases of assets and liabilities and are measured using enacted rates and laws
that will be in effect when the differences are expected to reverse. Deferred tax is not accounted for if it arises
from initial recognition of an asset or liability in a transaction that at the time of the transaction affects neither
accounting, nor taxable profit or loss. Deferred tax assets are recognised to the extent that it is probable that
future taxable profits will arise against which the temporary differences will be utilised.
Deferred tax is provided on temporary differences arising on investments in subsidiaries except where the
timing of the reversal of the temporary difference is controlled by the Group and it is probable that the temporary
difference will not reverse in the foreseeable future. Deferred tax assets and liabilities arising in the same tax
jurisdiction are offset.
The Group is entitled to a tax deduction for amounts treated as compensation on exercise of certain employee
share options. As explained under “Share-based payments” above, a compensation expense is recorded in the
Group’s statement of comprehensive income over the period from the grant date to the vesting date of the
relevant options.
26
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
1
Accounting policies (continued)
Taxation (continued)
As there is a temporary difference between the accounting and tax bases a deferred tax asset is recorded. The
deferred tax asset arising is calculated by comparing the estimated amount of tax deduction to be obtained in
the future (based on the Company’s share price at the statement of financial position date) with the cumulative
amount of the compensation expense recorded in the statement of comprehensive income. If the amount of
estimated future tax deduction exceeds the cumulative amount of the remuneration expense at the statutory
rate, the excess is recorded directly in equity against retained earnings.
2 Information regarding directors and employees
Directors’ and key management remuneration
Year ended 31 October 2022
Fees
Sums charged by third parties for
directors’ and key management services
Share-based payments (note 17)
Year ended 31 October 2021
Fees
Sums charged by third parties for
directors’ and key management services
Share-based payments (note 17)
Costs taken to
inventories
Costs taken to
profit or loss
£’000
£’000
65
-
-
65
35
2
-
37
90
85
-
175
115
110
-
225
Total
£’000
155
85
-
240
150
112
-
262
The total directors’ and key management remuneration shown above includes the following amounts in respect
of the directors of the Company. No director has a service agreement with a notice period that exceeds twelve
months.
2022
2021
Fees/Sums
charged by third
parties
Share-based
payments
Fees/Sums
charged by third
parties
Share-based
payments
£’000
£’000
£’000
£’000
C W Egleton (Chairman)
B D Bartman (Retired 15/2/22)
G D Cook
T R C Hill
G Mergos
40
10
35
35
30
150
-
-
-
-
-
-
40
35
35
35
-
145
Directors’ interests in the Company’s share options are shown in note 17.
-
-
-
-
-
-
27
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
2 Information regarding directors and employees (continued)
Highest paid director
The Companies Act 2006 requires certain disclosures about the remuneration of the highest paid director taking
into account emoluments, gains on exercise of share options and amounts receivable under long-term incentive
schemes. On this basis, the highest paid director in the year was C W Egleton and details of his remuneration
are disclosed above.
The Group’s policy on directors’ remuneration is to:
1.
attract and retain high quality executives by paying competitive remuneration packages relevant to each
director’s role, experience and the external market. The packages include contributions to private
medical insurance; and
give incentives to directors to maximise shareholder value through a long-term reward approach, mainly
through the award of share options, which are not exercisable immediately, against key performance
indicators.
2.
The Remuneration Committee has only needed to meet once during the year to confirm director pay and
conditions. The Committee will reconsider remuneration for directors over the coming months.
Group monthly average number of persons employed
Directors
Management, administration and sales
3
Segmental information
2022
No.
9
-
2021
No.
7
-
Since the sale of the travel agency business in 2019, the Group’s activities have been focussed solely on the
luxury resorts division, being the development of a luxury resort in Crete, which includes the central
administration costs of the Group. As the Luxury Resorts segment accounts for more than 90% of the Group’s
activities, no segmental information is appropriate.
4 Loss before taxation
The loss before taxation is stated after charging:
Depreciation
Auditor’s remuneration
Foreign exchange variances
2022
£’000
2021
£’000
-
22
-
-
17
-
28
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
5 Taxation
Consolidated
(a) Analysis of taxation for the year
UK corporation tax
(b) Factors affecting taxation for the year
Loss before taxation
Tax on ordinary activities multiplied by the UK corporation tax rate
of 25% (2021: 19%)
Effects of:
Expenses not deductible for tax purposes
Other timing differences
Increase in tax losses
Taxation charge for the year
Taxation losses carried forward appear in note 13.
6
Loss per share
2022
£’000
-
2022
£’000
(1,065)
(266)
-
-
266
-
2021
£’000
-
2021
£’000
(749)
(142)
-
-
142
-
Earnings per share are calculated by dividing the earnings attributable to the equity holders of a company by the
weighted average number of ordinary shares in issue during the year. Diluted earnings per share are calculated
by adjusting basic earnings per share to assume the conversion of all potential dilutive ordinary shares. As the
Group is loss making, there are no dilutive instruments in issue, and therefore the basic loss per share and
diluted loss per share are the same. The weighted average number of shares used in calculating basic and
diluted loss per share for the year ended 31 October 2022 was 647,900,567 (31 October 2021: 555,510,460).
Basic EPS
Earnings attributable to ordinary
shareholders
Effect of dilutive securities
Diluted EPS
Adjusted earnings
2022 Weighted average
number of shares
Per-share amount
(pence)
Earnings
2022
£
(1,064,675)
-
647,900,567
(1,064,675)
647,900,567
(0.16)
-
(0.16)
29
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
6
Loss per share (continued)
Earnings
2021
£
(748,475)
-
2021 Weighted average
number of shares
Per-share amount
(pence)
550,510,460
-
(0.14)
-
(748,475)
550,510,460
(0.14)
Basic EPS
Earnings attributable to ordinary
shareholders
Effect of dilutive securities
Diluted EPS
Adjusted earnings
7
Intangible assets
Consolidated
2022
2021
Goodwill
Total
Goodwill
£’000
£’000
£’000
Total
£’000
Cost
At beginning of year
3,583
3,583
3,583
3,583
Additions
At end of year
-
-
-
-
3,583
3,583
3,583
3,583
Accumulated amortisation
At beginning of year
Provided in year
At end of year
Net book value
At beginning of year
At end of year
-
-
-
-
-
-
-
-
-
-
-
-
3,583
3,583
3,583
3,583
3,583
3,583
3,583
3,583
The Project is assessed using fair value less costs to sell. The directors have assessed the recoverable amount
of the Project as being greater than the combined carrying value of the goodwill and inventories of £50,971,000
at 31 October 2022 (31 October 2021: £50,341,000) on the basis of valuations previously carried out and the
positive progress made in the period since (see also note 10).
30
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
8 Property, plant and equipment
Year ended 31 October 2022
Consolidated
Freehold land
Furniture,
fittings, plant &
equipment
£’000
£’000
Cost
At 1 November 2021
Additions
Disposals
At 31 October 2022
Accumulated depreciation
At 1 November 2021
Provided in year
At 31 October 2022
Net book value
203
-
-
203
53
-
53
92
-
-
92
85
-
85
Total
£’000
295
-
-
295
138
-
138
At 31 October 2022
150
7
157
Year ended 31 October 2021
Consolidated
Freehold land
Furniture,
fittings, plant &
equipment
£’000
£’000
Total
£’000
295
-
-
295
138
-
138
203
-
-
203
53
-
53
92
-
-
92
85
-
85
Cost
At 1 November 2020
Additions
Disposals
At 31 October 2021
Accumulated depreciation
At 1 November 2020
Provided in year
At 31 October 2021
Net book value
At 31 October 2021
150
7
157
31
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
9 Investments
Company
Year ended 31 October 2022
Cost
At 1 November 2021
Additions
At 31 October 2022
Impairment
At 31 October 2022
Shares in
subsidiaries
£’000
31,736
-
31,736
-
-
Net book value at 31 October 2022
31,736
Year ended 31 October 2021
Cost
At 1 November 2020
Additions
At 31 October 2021
Impairment
At 31 October 2021
Shares in
subsidiaries
£’000
21,736
10,000
31,736
-
-
Net book value at 31 October 2021
31,736
Interests in subsidiaries
Name
Country of incorporation
and principal place of
business
Proportion of ownership
interest at 31 October
2022
Loyalward Limited
United Kingdom
100%
Loyalward Leisure PLC
United Kingdom
100%
Loyalward Hellas S.A.
Greece
100%
32
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
10
Inventories
Consolidated
Inventories at 31 October 2022 amounted to £47,388,000 (31 October 2021: £46,758,000), comprising costs
associated with acquiring and developing the site in Crete, planning and other design costs.
The development site of the Project is to be leased from the Public Welfare Ecclesiastical Foundation Panagia
Akrotiriani (“the Foundation”) for an initial 40 year period following contract activation which will follow the
relevant authorities approving the land planning and land uses for the Project. The Group has an option over a
further 40 years. An amount of £3.9 million is payable to the Foundation on contract activation, plus ongoing
royalties earned on revenue generated by the development (see also note 18).
In particular, the directors have considered the current value of the Group’s overall interest in the Project and its
progress and are of the opinion that the Project site has longer term value in excess of the carrying value of
inventories.
11 Receivables
Consolidated
Other receivables and prepayments
Value added tax recoverable
No provision is considered necessary in respect of irrecoverable amounts.
Company
Amounts owed by subsidiary companies (see note 16)
Other receivables and prepayments
Value added tax recoverable
2022
£’000
154
13
167
2022
£’000
23,923
-
12
23,935
2021
£’000
74
88
162
2021
£’000
23,319
-
7
23,326
Amounts owed by subsidiary companies are repayable on demand but are not expected to be received until the
realisation of the project.
12 Liabilities
Current liabilities
Consolidated
Trade and other payables
Other creditor (see below)
Social security and other taxes
Loans (see note 15)
Accruals and deferred charges
2022
£’000
3,514
1,000
37
2,503
1,682
8,736
2021
£’000
3,148
1,000
31
2,411
1,684
8,274
33
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
12 Liabilities (continued)
The other creditor arises from amounts received under the terms of financial joint venture agreements between
the Company and certain third parties by which these third parties will receive an initial 5% economic interest in
the Project for a total consideration of £1 million.
Current liabilities
Company
Trade and other payables
Amounts owed to subsidiary companies (see note 16)
Loans (see note 15)
Accruals and deferred charges
2022
£’000
458
38
2,155
727
3,378
2021
£’000
395
38
2,007
709
3,149
Amounts owed to subsidiary companies are interest free and repayable on demand.
13 Deferred taxation
Consolidated
No deferred taxation asset has been recognised in the financial statements due to the uncertainty of its
recoverability. The total potential asset is as follows:
Tax effect of timing differences
because of:
Other short term timing differences
Losses
Total potential asset
Amount recognised
2022
£’000
398
4,843
5,241
2021
£’000
-
4,577
4,577
2022
£’000
2021
£’000
-
-
-
-
-
-
The above potential deferred tax asset is based on a corporation tax rate of 25% (2021: 23%).
Company
No deferred taxation asset has been recognised in the financial statements. The total potential asset is as
follows:
Total potential asset
Amount recognised
Tax effect of timing differences
because of:
Other short term timing differences
Losses
2022
£’000
176
2,242
2,418
2021
£’000
-
2,027
2,027
The above potential deferred tax asset is based on a corporation tax rate of 25% (2021: 23%).
2022
£’000
2021
£’000
-
-
-
-
-
-
34
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
13 Deferred taxation (continued)
Following due consideration of the availability of tax losses in relation to future anticipated taxable profits, and in
accordance with IAS 12 Income Taxes, the deferred tax asset has not been recognised. The deferred tax asset
not recognised will be recoverable should there be appropriate future taxable profit.
14 Share capital
Called up, allotted and fully paid
732,517,005 Ordinary Shares of 1p each (2021: 602,517,005)
54,148,031 Deferred Shares of 24p each
626,427 Zero Coupon Redeemable Preference Shares of 0.0001p each
2022
£’000
2021
£’000
7,325
6,025
12,996
12,996
-
-
20,321
19,021
Holders of Ordinary Shares have the right to vote and the right to receive dividends. Holders of Deferred Shares
have no right to vote and no right to receive dividends.
15 Financial instruments and risk management
The Group’s financial instruments comprise borrowings, cash and various items such as trade receivables and
trade payables that arise directly from its operations.
It is, and has been throughout the year under review, the Group’s policy that no trading in financial instruments
shall be undertaken. There have been no substantive changes in the Group exposure to financial instrument
risks, its objectives, policies and processes for managing those risks or the methods used to measure from
previous periods.
The main risks arising from the Group’s financial instruments are interest rate risk, liquidity risk and foreign
currency risk. The Board reviews and agrees policies for managing each of these risks and they are
summarised below.
Liquidity risk
Liquidity risk arises from the Group’s management of working capital and the financial charges and principal
repayments on its debt instruments. It is the risk that the Group will encounter difficulty in meeting its financial
obligations as they fall due.
The Group maintains sufficient funds in local currency for operational liquidity. The Board considers liquidity risk
at Board meetings through the monitoring of cash levels and detailed cash forecasts. Funding to date has been
obtained principally through the issue of equity shares as required, either for cash or in settlement of liabilities.
The Group has also issued loan agreements which may be settled by the issue of shares. See note 1 for further
information relating to current liquidity and funding risk.
All financial liabilities are non-derivative and fall due within one year (see note 12).
35
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
15 Financial instruments and risk management (continued)
In order to complete the development of the Project, the Group will require substantial additional financing. It is
the directors’ current intention to develop the Project in such a way as to minimise or eliminate the need for
further equity financing. It is intended that this will be achieved through utilising joint venture arrangements and
debt project finance.
Foreign currency risk
Foreign currency risks arise when individual Group entities enter into transactions denominated in a currency
other than their functional currency. The Group’s policy is, where possible, to allow Group entities to settle
liabilities denominated in their functional currency with the cash generated from their own operations in that
currency. Where Group entities have liabilities denominated in a currency other than their functional currency,
cash already denominated in that currency will, where possible, be transferred from elsewhere within the Group.
The Group has one overseas trading subsidiary, Loyalward Hellas S.A., which operates in Greece and whose
revenues and expenses are denominated almost exclusively in Euros. The Group finances Loyalward Hellas
S.A. via Euro transfers from Loyalward Limited as required. The amount transferred ensures that the Euro
balance held by Loyalward Hellas S.A. at each period end is not material. All UK companies hold cash in UK
pounds Sterling only. The Sterling and Euro cash balances attract interest at floating rates.
Of the Group’s current assets, excluding the project costs capitalised, less than 1% is held in Euros, the
remainder being held in Sterling. Of the Group’s current liabilities, less than 2% is held in Euros, with the
remainder held in Sterling.
Short-term receivables and payables
Short-term receivables and payables have been excluded from the following disclosures.
Interest rate risk
The Group finances its operations through a mixture of equity and borrowings. The Group has historically
borrowed in Sterling only.
The Group’s liabilities, which are all denominated in Sterling, are as follows:
Loans repayable in less than one year
2,503
2,411
2022
2021
£’000
£’000
The Board has determined that realistic fluctuations in interest rates will not have a significant impact on
financial liabilities.
Included in Loans repayable in less one year for both the Group and the Company is an amount of £1,136,000
with DAGG LLP (the “Loan”) which was due for repayment on 31 December 2022. The Company is in
constructive and substantive discussions with the lender and reports that both parties are working towards a
mutually acceptable solution to help to ensure the Company has sufficient working capital for the next year. The
Loan is secured with a floating charge on the assets of the Company.
36
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
16 Related party transactions
The Group has no derivatives or financial instruments other than those disclosed above. There is no material
difference between the book value and the fair value of the Group’s financial assets and liabilities at 31 October
2022 and at 31 October 2021.
During the year the Group companies entered into the following transactions with related parties who are not
members of the Group:
Services of the below persons
supplied in year ended 31 October Payable as at 31 October
2022
£’000
2021
£’000
2022
£’000
2021
£’000
40
-
-
10
35
40
-
-
35
35
83
11
70
109
115
97
11
70
89
130
Simmons International Limited
Bizwatch Limited
I.H.M. Industry & Hotel
Management Limited
B D Bartman & Co
Keith Day & Partners Ltd
The nature of the related parties is as follows:
-
-
Simmons International Limited, a company in which C W Egleton is a minority shareholder.
Bizwatch Limited, a company in which J C Watts, a director of Loyalward Limited, owns 50% of the issued
share capital and M A Fitch, a director of Loyalward Hellas S.A. owns 50% of the issued share capital.
I.H.M. Industry & Hotel Management Limited, a company in which C Valassakis, a director of Loyalward
Limited, is a controlling shareholder.
B D Bartman & Co, a firm in which B D Bartman, who retired as a director during the year, is a partner.
Keith Day & Partners Ltd, a company in which N J Day, a director of Loyalward Limited, is a director and
shareholder.
-
-
-
There have been no purchases or sales between companies within the Group. The Company’s balances
outstanding with other Group companies arising from financing transactions are shown below.
Receivable / (Payable) as at 31 October
2022
2021
Loyalward Limited
Loyalward Leisure Plc
£’000
£’000
23,923
(38)
23,319
(38)
37
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
17 Share options and warrants
Directors’ interests in share options
Options granted in exchange for the waiver of fees etc by current directors and former directors:
31 October 2022
31 October 2021
Exercise
price
Ordinary
Shares
Expiry
date
Exercise
price
Ordinary
Shares
Expiry
date
B D Bartman (former
director)
B D Bartman (former
director)
W C Cole (director
Loyalward Limited)
W C Cole (director
Loyalward Limited)
G D Cook
G D Cook
T R C Hill
1p
1p
1p
1p
1p
1p
1p
1,000,000 31/12/23
850,000 31/12/23
1,000,000 31/12/23
1,711,111 31/12/23
384,615 31/12/23
377,778 31/12/23
1,233,333 31/12/23
6,556,837
1p
1p
1p
1p
1p
1p
1p
1,000,000 31/12/22
850,000 31/12/22
1,000,000 31/12/22
1,711,111 31/12/22
384,615 31/12/22
377,778 31/12/22
1,233,333 31/12/22
6,566,837
The expiry date of the above options has been extended to 31 December 2023. See also Note 21 for Events
after the reporting date.
Other share options
The following additional options to purchase ordinary shares in the Company have been granted:
Exercisable at 60 pence per share
Exercisable at 1 pence per share
Ordinary Shares
At 31 October
2022
3,318,000
4,695,299
8,013,299
2021
3,318,000
4,695,299
8,013,299
Expiry date
See note 1
See note 2
The weighted average exercise price of the other share options outstanding at the beginning of the period is 25
pence and outstanding at the end of the period is 25 pence.
Notes re share options:
1. The Options were granted between 24 June 2005 and 31 December 2013. The expiry dates of these options
are 90 days after certain valid building licences and permits have been granted. These building licences and
permits have not yet been granted.
2. Options granted in exchange for the waiver of fees etc. by current directors and former directors, the expiry
date of which has been extended to 31 December 2023.
See also Note 21 for Events after the reporting date.
38
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
17 Share options and warrants (continued)
Warrants
During the year the fair value of the warrants increased by £47,000. This has been spread, along with the
existing fair value, across the life of the loan on an amortised cost basis. The modification was valued using
Black-Scholes method.
Exercisable at 1.4 pence per share
Exercisable at 1.4 pence per share
Exercisable at 2.75 pence per share
Finance costs
At 31 October
Fair value of warrants issued
Loan interest
Other interest / fees
Ordinary Shares
At 31 October
2022
35,000,000
3,181,818
3,677,828
41,859,646
2021
41,818,182
3,181,818
3,677,828
48,677,828
Expiry date
31/12/22
31/12/22
12/10/23
2022
£’000
2021
£’000
47
432
45
524
44
129
65
238
18 Contingent liabilities and commitments
In addition to that stated in note 10, the Group has contingent liabilities in respect of directors’ bonuses and
options. The directors’ bonus scheme, which was approved by the Remuneration Committee of the Board in
2016 and 2019, grants the directors a variable performance award which is based on the monetised value of the
Project of up to 10% over and above a minimum value of £15,000,000.
The present directors of the Minoan Group Plc have the right to purchase a total of six Villas between them
under the Villa Participation Scheme. The right allows them to purchase the properties at cost plus 10% upon
commencement of construction.
19 Operating lease commitments
The Group has no future minimum lease commitments in respect of non-cancellable operating leases.
39
Minoan Group Plc (Registered number: 03770602)
Notes to the Financial Statements (continued)
Year ended 31 October 2022
20 Shareholder Loyalty Scheme
The land on which the Group's Project in Crete will be constructed is held on a long lease and, as a result, any
properties offered to purchasers will be on an equivalent title. Since inception, as part of the Group’s financing
arrangements and as a potential reward for loyalty for staff and others, notably through the Shareholder Loyalty
Scheme which was placed under review in 2011, the Group offered discounts to potential purchasers of
properties in the Project. The properties range from apartments with fractional/shared ownership and
apartments and villas, which may or may not be part of a “serviced offering”. The potential sums involved are
not material in the context of the Project as a whole.
21 Events after the reporting date
As announced on 5 January 2023, the expiry dates of options to subscribe for a total of 11,252,136 ordinary
shares at 1p per share have been extended to 31 December 2023.
40