Wynnstay Properties PLC Annual Report and Financial Statements for the year ended 25 March 2012 WYNNSTAY PROPERTIES PLC CHAIRMAN’S STATEMENT REPORT OF THE DIRECTORS and FINANCIAL STATEMENTS YEAR ENDED 25TH MARCH 2012 CONTENTS Directors and Advisers Summary of Property Portfolio Chairman’s Statement Report of the Directors Report of the Auditors Primary Statements Notes to the Financial Statements Five Year Financial Review Notice of Annual General Meeting Biographies of the Directors 2 3 4 7 12 13 17 32 33 34 – 1 – WYNNSTAY PROPERTIES PLC (Company incorporated in the United Kingdom) directors P.G.H. COLLINS, LL.B., B.C.L. (Non-Executive Chairman) C.P. WILLIAMS, B.Sc., M.B.A., M.R.I.C.S. (Managing Director) C.H. DELEVINGNE (Non-Executive Director) T.J. NAGLE, B.Th., F.R.I.C.S. (Non-Executive Director) T. J. C. PARKER A.C.A. (Finance Director & Secretary) registered office 150 Aldersgate Street, London EC1A 4AB auditors MOORE STEPHENS LLP 150 Aldersgate Street, London EC1A 4AB solicitors FIELD FISHER WATERHOUSE LLP 35 Vine Street, London EC3N 2AA nominated adviser & broker CHARLES STANLEY SECURITIES 25 Luke Street, London EC2A 4AR valuers SANDERSON WEATHERALL Eisley Court, 20/22 Great Titchfield Street, London W1W 8BE registrars CAPITA REGISTRARS The Registry, 34 Beckenham Road, Beckenham, Kent BR3 4TU Tel: 0870 162 3100 bankers C. HOARE & CO. 37 Fleet Street, London EC4P 4DQ SVENSKA HANDELSBANKEN AB (Publ) 13 Charles II Street, London SW1Y 4QU – 2 – WYNNSTAY PROPERTIES PLC SUMMARY OF PROPERTY PORTFOLIO AT 25TH MARCH 2012 Eastern Road Newman Lane Industrial Unit Industrial Unit Quarry Wood Industrial Estate 18 Industrial Units Crockford Lane 3 Industrial Units Oakcroft Business Park 3 Industrial Units/Offices Short Wyre Street 4 Retail Units High Street High Street Station Road Offices Retail Unit 5 Industrial Units Hertingfordbury Road 2 Industrial Units Brooks Road North Street 2 Retail Warehouse Units Retail Unit City Trading Estate 6 Industrial Units Huntingdon Road 6 Industrial Units High Street Retail Unit Aldershot Alton Aylesford Basingstoke Chessington Colchester Cosham Gosport Heathfield Hertford Lewes Midhurst Norwich St. Neots Shirley Twickenham Third Cross Road Development Site Uckfield Bell Lane 4 Industrial Units All the above properties are Freehold. – 3 – WYNNSTAY PROPERTIES PLC CHAIRMAN’S STATEMENT Since I wrote to you at this time last year, despite the unsettled macro-economic environment prevailing throughout 2011 and 2012 which has undoubtedly adversely affected the commercial property market, your company has been very active in its core business of property asset management. Where lease expiries are approaching, we have generally been able to retain existing tenants who might otherwise have been tempted to move, thereby keeping vacancies and associated non-recoverable costs together with bad debts to a minimum; we have relet vacant space to new tenants; we have disposed of properties that are non-core to our long term portfolio and where future rental and capital growth are limited in prospect; and we have acquired new properties for the portfolio which meet our investment criteria within our preferred geographic area of operation. As a result, the Board is confident that its management and investment strategy place your company in a stronger position to continue to prosper for your benefit. Overview of financial performance Against this background, the financial performance for the year may be summarised as follows: • Profit before movement in fair value of investment +31% £1,158,000 £886,000 Change 2012 2011 properties and taxation • Earnings per share • Dividends per share, paid and proposed • Net asset value per share • Gearing -74% – -1.3% -4.2% 4.3p 10.5p 456p 50.3% 16.6p 10.5p 462p 52.5% Profit before the movement in fair value of investment properties for the year was significantly higher than last year, principally as a result of the sale of investment properties at above net book value and reduced financing costs, both discussed further below. Earnings per share were however substantially reduced compared to the previous year due to the impact of the reduction in the valuation of the property portfolio, which is required to be reflected in the statement of comprehensive income (thus affecting earnings), as well as in the statement of financial position (thus affecting net asset value per share), as shown above. It will be noted from this table that whilst modest changes in the value of the portfolio from year to year can have a dramatic impact on earnings, the impact on net asset value is far less pronounced. Property Management and Portfolio As anticipated in my interim statement, property income was somewhat lower than the previous year at £1.50 million (2011 - £1.69 million), principally as a result of the loss of rental income from vacant properties and from properties formerly in the portfolio that had been sold in the previous year. Shareholders will recall that, following the grant of planning consent for the change of use of the upper floors of our office building in Colchester, and with little prospect of future rental and capital growth, we marketed the freehold of the property for sale and accepted an offer. Unfortunately the sale process became very protracted and did not eventually proceed to completion. However, we were successful in achieving a sale at an improved price, to another purchaser with completion on 23rd March 2012. Towards the end of the year, we also began negotiations to sell our development site at Twickenham and our industrial unit at Alton and I am pleased to report that terms have been agreed and that since the year end the sale of Twickenham has been completed. The proposals for our site at Twickenham had become rather drawn out. Shareholders will recall that we obtained planning consent in 2008 for the redevelopment of the site, which then comprised four industrial units. After considering various options, we obtained vacant possession of the units, which had been let on a short-term basis. To preserve our planning permission we commenced the development by demolishing the units last – 4 – WYNNSTAY PROPERTIES PLC CHAIRMAN’S STATEMENT (continued) Autumn whilst we continued to explore various alternatives for the development of the site. There was interest in the site from a number of developers and we have recently completed the sale at a price of £1.62m. Whilst this is very slightly below the year end net book value, it is worth noting that prior to preparing our plans for its redevelopment the book value of the property with the industrial units was £900,000. As a result, even though we have incurred some property costs, we consider that the outcome is an excellent one for Shareholders. The sale contract also provides that, should the purchaser obtain an improved planning consent in the next five years, then a further payment will be due to Wynnstay. In relation to the industrial unit at Alton, our tenants vacated the property some time ago, leaving a sub-tenant in occupation of part of the premises. Whilst continuing to pay rent until the end of their lease and accepting responsibility for dilapidations, our tenants indicated that they would not renew the lease. However, the sub- tenants expressed an interest in purchasing the premises and terms have been agreed for them to purchase the freehold. I hope to have further news at the time of the Annual General Meeting. Shortly before the end of the year, as I reported in my interim statement, we completed the purchase of two retail warehouse units on an estate just outside Lewes in Sussex. The units are let to two well-known national chains, with significant unexpired terms on the leases, and are on an established out-of-town retailing location, with other well-known retail outlets located nearby. The consideration of £1.26 million was funded from our existing facility and the net initial yield is 7.8%. Since the year end, we have also completed the purchase of a freehold office property opposite the railway station in Surbiton, Surrey. The building is let to part of the YMCA network which has taken a new 10 year lease from December 2011 without breaks. The consideration of £1.6 million was also funded from our existing facility and the net initial yield is 7.8%. We continue to actively seek other investment opportunities which will add shareholder value to the portfolio. In a busy year on the management side we have been successful in reletting or renewing 10 leases across the estate. As has always been the case, we believe that strong proactive relationships with our tenants are important and we continue to work closely with them to understand their current and future needs and thus to reduce the incidence of tenant defaults and vacant premises arising in the portfolio, with their attendant costs and loss of income. As a result of this attention to detail our vacancy rate remains low at only 2% on a rental basis and we suffered no bad debts during the year under review. Portfolio Valuation As at 25 March 2012, our independent Valuers, Sanderson Weatherall and Chesterton Humberts, have undertaken the annual valuation of the company’s portfolio at £19,325,000, representing as mentioned above, a modest fall, on a like-for-like basis of 4%, over the valuation at the end of the prior year. This valuation is before adjusting for estimated costs to sell of £36,400 for those properties classified as non current assets held for sale at the year end and is a satisfactory outcome given the conditions in the commercial property market and the economy as a whole. Following the revaluation at the year-end, the industrial sector within the portfolio accounted for 68% by value, with the office and retail elements comprising 12% and 20% respectively. Borrowings and Gearing Net borrowings at the year-end were £7.19 million (2011 - £7.45 million) and net gearing at the year-end was 50.7% compared to 52% last year. As I have previously observed, the Company benefits from the historically very low levels of interest payable under our borrowing facility where the rate of interest is variable and is linked to Libor. At present, there seems to be limited prospect of an increase in interest rates in the immediate future, but the Board continues to keep the position under close review. The Board has commenced outline discussions with its bankers as regards the refinancing of the loans that fall due in December 2013. The Board considers that the properties recently added to the portfolio and the new leases recently completed will assist in negotiating satisfactory terms. – 5 – WYNNSTAY PROPERTIES PLC CHAIRMAN’S STATEMENT (continued) Costs As last year, our property costs this year have been significantly impacted by a number of one off costs relating to the Twickenham site. Administrative costs were held at about the same level as in the previous year. Dividend The Directors are recommending a total dividend for the year at the same level as last year, namely 10.5p per share. An interim dividend of 2.9p per share was paid in December 2011 and, subject to approval of Shareholders at the Annual General Meeting, a final dividend of 7.6p per share will be paid on 23rd July 2012 to Shareholders on the register on 29th June 2012. The Directors have decided to maintain their fees, together with salary and consultancy fees in the current year, at the same level as last year. This commitment, together with the holding of the dividend, demonstrates the alignment of the Directors’ interests with those of the Shareholders. Outlook It is difficult to give a clear view given that the prospects for the United Kingdom economy are uncertain, even in the medium to long-term. Nevertheless, your Company has performed well in the difficult conditions over the past few years and it remains in robust health. The changes that we have made to the portfolio should add to the quality of our earnings and the value of our assets, delivering an improved income stream and net asset value for Shareholders in the longer term. Unsolicited approaches to shareholders Shareholders are reminded that unsolicited approaches regarding their shares may be from fraudsters. Your attention is drawn to the letter enclosed. Annual General Meeting Our Annual General Meeting will be held at the Royal Automobile Club on Thursday 19th July 2012. As always, I would encourage as many Shareholders as possible to attend so that they can both take part in the formal business and meet the Board and other Shareholders informally before and after the meeting and discuss the Company’s activities. Colleagues and Advisers I opened this statement with reference to the amount of activity that has taken place this year. Wynnstay relies on the commitment, expertise and enthusiasm of our two executive directors – Paul Williams, our Managing Director, and Toby Parker, our Finance Director – to manage the company’s affairs effectively and efficiently subject to the Board’s oversight with the modest resources made available to them. The two executive directors and I, as your Chairman, benefit from the experience and wisdom of our two non-executive directors – Charles Delevingne and Terence Nagle, both of whom have spent their entire careers in commercial property. I would like to thank all of them as well as our advisers for their professionalism, wise counsel and support throughout the past year. 18th June 2012 Philip G.H. Collins Chairman – 6 – WYNNSTAY PROPERTIES PLC REPORT OF THE DIRECTORS 2012 The Directors present their One Hundred and Twenty-sixth Annual Report, together with the audited Financial Statements of the Company for the year ended 25th March 2012. Principal Activity The principal activity of the Company during the year continued to be that of Property Owners, Developers and Managers. Income for the Year The income for the year after taxation amounted to £117,000 (2011: £449,000). Details of movements in reserves are set out in the statement of changes in equity on page 16. Business Review, Performance Indicators and Risks A review of the business for the year and of the future prospects of the Company is included in the Chairman’s Statement on pages 4 to 6. The financial statements and notes are set out on pages 13 to 31. The key performance indicators for the Company are those relating to the underlying movement in both rental income and in the value of its property investments as set out below: • The reduction in rental income is 11.1% (2011: reduction of 12.5%). • The reduction in value of the investment portfolio is 4.1% (2011: reduction of 5.5%). The principal risks and uncertainties are those associated with the commercial property market, which is cyclical by its nature and include changes in the supply and demand for space as well as the inherent risk of tenant failure. In the latter case, the Company seeks to reduce this risk by requiring the payment of rent deposits when considered appropriate. Other risk factors include changes in legislation in respect of taxation and the obtaining of planning consents, etc. as well as those associated with financing and treasury management. Events since the end of the year On 27th April, the Company completed on the purchase of a freehold office building in Surbiton for £1,600,000 which is let on a long lease to the YMCA. On 11th June, the Company completed on the sale of the freehold property in Twickenham for £1,620,000. Dividends The Directors have decided to recommend a final dividend of 7.6 pence per share for the year ended 25th March 2012 payable on 23rd July 2012 to those shareholders on the register on 29th June 2012. This dividend, together with the interim dividend of 2.9 pence paid on 10th December 2011, represents a total for the year of 10.5 pence (2011 – 10.5 pence). Investment properties The investment properties have been valued by Sanderson Weatherall and Chesterton Humberts on the basis of Market Value at 25th March 2012. The movement in investment properties is set out in Note 9 on page 22. – 7 – WYNNSTAY PROPERTIES PLC REPORT OF THE DIRECTORS 2012 (continued) Directors The Directors holding office during the financial year under review and their beneficial and non-beneficial interests in the ordinary share capital of the Company at 25th March 2012 and 25th March 2011 are shown below: Ordinary Shares of 25p 25.3.11 25.3.12 P.G.H. Collins C.P. Williams C.H. Delevingne T.J. Nagle T.J.C. Parker Non-Executive Chairman Managing Director Non-Executive Director Non-Executive Director Finance Director and Secretary 850,836 – 5,000 13,000 – 850,836 – 5,000 13,000 – The interests shown above in respect of Mr. P.G.H. Collins include non-beneficial interests of 229,596 shares at 25th March 2012 and 2011. Mr. C.P. Williams and Mr T.J.C. Parker each have a service agreement with the Company. Under the respective terms thereof, their employment is subject to six months’ notice of termination by either party. In accordance with the Company’s Articles of Association, Mr. P.G.H. Collins retires by rotation and, being eligible, offers himself for re-election. Brief biographies of each of the Directors appear on page 34. Directors’ Emoluments Directors’ emoluments for the year ended 25th March 2012 are set out below:- P.G.H. Collins C.P. Williams C.H. Delevingne T.J. Nagle T.J.C.Parker Total 2012 Total 2011 Salaries – 96,750 – – – Fees 29,525 10,562 10,562 10,562 10,562 Pension – 9,675 – – – Benefits – 2,281 – – – Total 2012 29,525 119,268 10,562 10,562 10,562 Total 2011 29,525 113,778 10,562 10,562 10,562 £96,750 £71,773 £9,675 £2,281 £180,479 £92,000 £71,773 £9,200 £2,016 £174,989 I.F.M. Consultants Limited, a company owned and controlled by Mr T.J.C. Parker, was paid a fee of £36,648 (2011: £33,825) for services rendered during the year (see note 22). 8– 8 – WYNNSTAY PROPERTIES PLC REPORT OF THE DIRECTORS 2012 (continued) Statement of Directors’ Responsibilities The directors are responsible for preparing the Directors’ Report and the financial statements in accordance with applicable law and regulations. Company law requires the directors to prepare financial statements for each financial year. Under that law the directors have elected to prepare the financial statements in accordance with IFRS as adopted by the European Union and applicable law. The financial statements must, in accordance with IFRS as adopted by the European Union, present fairly the financial position and performance of the company; such references in the UK Companies Act 2006 to such financial statements giving a true and fair view are references to their achieving a fair presentation. Under company law directors must not approve the financial statements unless they are satisfied that they give a true and fair view. In preparing these 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 whether the financial statements have been prepared in accordance with IFRS as adopted by the European Union; prepare the financial statements on the going concern basis unless its is inappropriate to presume that the company will continue in business. The directors are responsible for keeping adequate accounting records that are sufficient to show and explain the company’s transactions and disclose with reasonable accuracy at any time the financial position of the company 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 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 corporate and financial information included on the company’s website. Legislation in the United Kingdom governing the preparation and dissemination of the financial statements may differ from legislation in other jurisdictions. Directors’ and Officers’ Liability Insurance The Company has maintained Directors’ and Officers’ insurance as permitted by the Companies Act 2006. Substantial Interests As at 18 June 2012, the Directors have been notified or are aware of the following interests, which are in excess of three per cent of the issued ordinary share capital of the Company: No. of Ordinary Shares of 25p Mr P.G.H. Collins 850,836 Mr D. Gibson 281,118 Percentage of Issued Share Capital 2012 31.38% 10.37% Percentage of Issued Share Capital 2011 31.38% 6.8% 8 – 9 – WYNNSTAY PROPERTIES PLC REPORT OF THE DIRECTORS 2012 (continued) Payment Policy for Creditors It is the Company’s policy to agree payment terms with suppliers when negotiating business transactions and pay suppliers in accordance with contractual or other legal obligations. At 25 March 2012, the average credit payment period was 2 days (2011: 2 days) of actual purchases. Corporate Governance The Board of Directors is accountable to Shareholders for the good corporate governance of the Company under the AIM rules for companies. The Company is not required to comply with the UK Corporate Governance Code which has been in force since 29 June 2010. However, the Board is aware of the best practice defined by the Code and has adopted procedures to the extent considered appropriate. • The Company is headed by an effective Board of Directors. • There is a clear division of responsibilities in running the Board and running the Company’s business. • The Board currently comprises two executive and three non-executive Directors. The Chairman is a non- executive member of the Board. In view of the size of the Company there is no formal procedure for the appointment of new Directors. • The Board receives and reviews on a regular basis financial and operating information appropriate to the Directors being able to discharge their duties. An annual budget is approved by the Board and a revised forecast is prepared at the half year stage. Cash flow and other financial performance indicators are monitored monthly against budget. • Directors submit themselves for re-election every three years by rotation in accordance with the Articles of Association. • The Board welcomes communication from the Company’s shareholders and positively encourages their attendance at the Annual General Meeting. • In view of the current size of the Company and its Board the establishment of an audit committee or an internal audit department would be inappropriate. However, the auditors have direct access to the non-executive Chairman. Remuneration Committee The Board currently acts as the remuneration committee, the details of the Directors’ emoluments being set out above. It is the Company’s policy that the remuneration of Directors should be commensurate with services provided by them to the Company. Going Concern The Directors have a reasonable expectation that the Company has adequate resources to continue in existence for the foreseeable future. For this reason they continue to adopt the going concern basis in preparing the financial statements. Financial Risk Management Objectives The company’s financial risk management objectives can be found in note 19 of the financial statements. – 10 – WYNNSTAY PROPERTIES PLC REPORT OF THE DIRECTORS 2012 (continued) Internal Control The Directors are responsible for the Company’s system of internal financial control, which is designed to provide reasonable, but not absolute, assurance against material misstatement or loss. In fulfilling these responsibilities, the Board has reviewed the effectiveness of the system of internal financial control. The Directors have established procedures for planning and budgeting and for monitoring, on a regular basis, the performance of the Company. Statement as to disclosure of information to auditors Each of the persons who are Directors at the time when this report is approved has confirmed that: • so far as each Director is aware, there is no relevant audit information of which the Company’s auditors are unaware; and • each Director has taken all the steps that ought to have been taken as a Director, including making appropriate enquiries of fellow Directors and the Company’s auditors for that purpose, in order to be aware of any information needed by the Company’s auditors in connection with preparing their report and to establish that the Company’s auditors are aware of that information. Donations The Company made no charitable or political donations during the year. Annual General Meeting The Notice of the Annual General Meeting, to be held on Thursday 19th July 2012, is set out on page 33. By Order of the Board, T.J.C. Parker Secretary. 18th June 2012 – 11 – INDEPENDENT AUDITORS’ REPORT TO THE MEMBERS OF WYNNSTAY PROPERTIES PLC We have audited the financial statements of Wynnstay Properties Plc for the year ended 25 March 2012 which are set out on pages 13 to 31. The financial reporting framework that has been applied in their preparation is applicable law and International Financial Reporting Standards (IFRSs) as adopted by the European Union. 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. Respective responsibilities of directors and auditor As explained more fully in the Directors’ Responsibilities Statement set out on page 9, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view. Our responsibility is to audit and express an opinion on the financial statements in accordance with applicable law and International Standards on Auditing (UK and Ireland). Those standards require us to comply with the Auditing Practices Board’s (APB’s) Ethical Standards for Auditors. Scope of the audit of the financial statements 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. In addition, we read all the financial and non-financial information in the Annual Report to identify material inconsistencies with the audited financial statements. If we become aware of any apparent material misstatements or inconsistencies we consider the implications for our report. Opinion on financial statements In our opinion the financial statements: • give a true and fair view of the state of the company’s affairs as at 25th March 2012 and of its profit for the year then ended; • have been properly prepared in accordance with IFRSs as adopted by the European Union; and • have been prepared in accordance with the requirements of the Companies Act 2006. Opinion on other matter prescribed by the Companies Act 2006 In our opinion the information given in the Directors’ Report for the financial year for which the financial statements are prepared is consistent with the financial statements. Matters on which we are required to report by exception We have nothing to report in respect of the following: Under the Companies Act 2006 we are required 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 and the part of the Directors’ Remuneration Report to be audited 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. Julian Wilkinson, Senior Statutory Auditor For and on behalf of Moore Stephens LLP, Statutory Auditor 150 Aldersgate Street London EC1A 4AB 18th June 2012 – 12 – – 13 – STATEMENT OF COMPREHENSIVE INCOME FOR YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC Property Income Property Costs Administrative Costs Movement in Fair Value of: Investment Properties Profit/(Loss) on Sale of Investment Property Operating Income Investment Income Finance Costs Income before Taxation Taxation Income after Taxation Basic and diluted earnings per share Notes 1 2 3 9 5 5 6 8 The company has no other items of comprehensive income. 2012 £’000 1,503 (182) (389) 932 (866) 346 412 3 (123) 292 (175) 117 2011 £’000 1,691 (136) (389) 1,166 (225) (39) 902 6 (247) 661 (212) 449 4.3p 16.6p – 13 – – 13 – WYNNSTAY PROPERTIES PLC STATEMENT OF FINANCIAL POSITION 25TH MARCH 2012 2012 £’000 16,965 - 3 16,968 319 966 1,285 2,324 (808) (217) (1,025) 2,584 19,552 (7,187) (6) 2011 £’000 18,825 6 3 18,834 26 881 907 1,295 (757) (240) (997) 1,205 20,039 (7,455) (56) 12,359 12,528 789 (1,570) 1,135 205 11,800 12,359 789 (1,570) 1,135 205 11,969 12,528 Notes 9 10 12 14 13 15 16 17 18 Non Current Assets Investment Properties Other Property, Plant and Equipment Investments Current Assets Accounts Receivable Cash and Cash Equivalents Non Current Assets held for Sale Current Liabilities Accounts Payable Income Taxes Payable Net Current Assets Total Assets Less Current Liabilities Non-Current Liabilities Bank Loans Payable Deferred Taxation Net Assets Capital and Reserves Share Capital Treasury shares Share Premium Account Capital Redemption Reserve Retained Earnings Approved by the Board and authorised for issue on 18th June 2012 P.G.H. Collins Chairman T.J.C. Parker Finance Director – 14 – WYNNSTAY PROPERTIES PLC STATEMENT OF CASH FLOWS FOR THE YEAR ENDED 25TH MARCH 2012 2012 £’000 292 6 866 (3) 123 – (346) (293) 51 (248) (123) 325 3 (1,330) 1,641 314 (286) (1,605) 1,337 (554) 85 881 966 2011 £’000 661 2 225 (6) 312 (65) 39 77 (120) (266) (312) 547 6 – 906 912 (286) (1,045) – (1,331) 128 753 881 Cashflow from operating activities Income before taxation Adjusted for: Depreciation Decrease in fair value of investment properties Interest income Interest expense Profit on financial liabilities at fair value (Profit)/loss on disposal of investment properties Changes in: Trade and other receivables Trade and other payables Income taxes paid Interest paid Net cash from operating activities Cashflow from investing activities Interest and other income received Purchase of investment properties Sale of investment properties Net cash from investing activities Cashflow from financing activities Dividends paid Repayments on bank loans Drawdown on bank loans Net cash from financing activities Net increase in cash and cash equivalents Cash and cash equivalents at beginning of period Cash and cash equivalents at end of period – 15 – STATEMENT OF CHANGES IN EQUITY FOR THE YEAR ENDED 25th MARCH 2012 WYNNSTAY PROPERTIES PLC YEAR ENDED 25 MARCH 2012 Share Capital £ 000 789 – – Capital Redemption Reserve Share Premium Account Treasury Shares Retained Earnings £ 000 £ 000 £ 000 £ 000 Total £ 000 205 1,135 (1,570) 11,969 12,528 – – – – – – 117 (286) 117 (286) Balance at 26 March 2011 Total comprehensive income for the year Dividends – note 7 Balance at 25 March 2012 789 205 1,135 (1,570) 11,800 12,359 YEAR ENDED 25 MARCH 2011 Share Capital £ 000 Capital Redemption Reserve Share Premium Account Treasury Shares Retained Earnings £ 000 £ 000 £ 000 £ 000 Total £ 000 Balance at 26 March 2010 789 205 1,135 (1,570) 11,806 12,365 Total comprehensive income for the year Dividends – note 7 – – Balance at 25 March 2011 789 – – – – 449 449 (286) (286) 1,135 (1,570) 11,969 12,528 – 205 – 16 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 1. ACCOUNTING POLICIES Wynnstay Properties PLC is a public limited company incorporated and domiciled in England & Wales. The principal activity of the company is property investment, development and management. The Company’s ordinary shares are traded on the Alternative Investment Market. The Company’s registered number is 00022473. Basis of Preparation The Accounts have been prepared in accordance with International Financial Reporting Standards (“IFRS”) as adopted by the EU. The financial statements have been presented in pounds sterling being the functional currency of the company. The financial statements have been prepared under the historical cost basis modified for the revaluation of investment properties, financial assets and financial liabilities measured at fair value through profit or loss, and investments. The financial statements comprise the results of the Company drawn up to 25th March each year. (a) New interpretations and revised standards effective for the year ended 25 March 2012 The directors have adopted all new and revised standards and interpretations issued by the International Accounting Standards Board (“IASB”) and the International Accounting Standards Board (“IASB”) and International Financial Reporting Interpretations Committee (“IFRIC”) of the IASB that are relevant to the operations and effective for periods beginning or before 26 March 2011. (b) Standards and Interpretations in issue but not yet effective The International Accounting Standards Board (“IASB”) and International Financial Reporting Interpretations Committee (“IFRIC”) have issued revisions to a number of existing standards and new interpretations with an effective date of implementation after the date of these financial statements. It is not anticipated that the adoption of these revised standards and interpretations will have a material impact on the figures included in the financial statements in the period of initial application other than the following revisions to existing standards. IFRS 9: Financial Instruments – The standard makes substantial changes to the recognition and measurement of financial assets and financial liabilities and de-recognition of financial assets. In the future there will only be two categories of financial assets; those at fair value through profit and loss and those measured at amortised cost. Most financial liabilities will continue to be carried at amortised cost, however, some financial liabilities will be required to be measured at fair value through profit and loss, for example derivative financial instruments, with changes in the liabilities’ credit risk recognised in other comprehensive income. The standard is effective for accounting periods beginning on or after 1 January 2015. IFRS 13: Fair Value Measurement – The standard outlines a single framework for measuring fair value and the required disclosure thereof when required or permitted by other International Financial Reporting Standards. The standard is unlikely to impact the fair value measurement of assets and liabilities that are currently recognised at fair value, however there will be greater disclosure given. The standard is effective for accounting periods beginning on or after 1 January 2013. Key Sources of Estimation Uncertainty The preparation of the financial statements requires management to make judgements, estimates and assumptions that may affect the application of accounting policies and the reported amounts of assets and liabilities, income and expenses. – 17 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 1. ACCOUNTING POLICIES (Continued) Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision affects only that period. The key sources of estimation uncertainty that have a significant risk of causing material adjustment to the carrying amounts of assets and liabilities within the next financial year are those relating to the fair value of investment properties. Investment Properties All the company’s investment properties are revalued annually and stated at fair value at 25th March. The aggregate of any resulting surpluses or deficits are taken to profit or loss. Non-current assets are classified as held for sale if their carrying amount will be recovered through a sale transaction rather than through continuing use. This condition is regarded as met only when the sale is highly probable and the asset is available for immediate sale in its present condition. Management must be committed to the sale, which should be expected to qualify for recognition as a completed sale within one year from the date of classification. Non-current assets classified as held for sale are measured at the lower of the assets’ previous carrying amount and fair value less cost to sell. Depreciation In accordance with IAS 40, freehold investment properties are included in the statement of financial position at fair value, and are not depreciated. Other plant and equipment is recognised at cost and depreciated on a straight line basis calculated at annual rates estimated to write off each asset over its useful life of 5 years. Disposal of Investments The gains and losses on the disposal of investment properties and other investments are included in the statement of comprehensive income in the year of disposal. Property Income Property Income represents the value of accrued charges under operating leases for rental of the Company’s properties. Revenue is measured at the fair value of the consideration receivable. All income is derived in the United Kingdom. Taxation The tax expense represents the sum of the tax currently payable and deferred tax. Current tax is the expected tax payable on the taxable income for the year based on the tax rate enacted or substantially enacted at the reporting date, and any adjustment to tax payable in respect of prior years. Taxable profit differs from income before tax because it excludes items of income or expense that are deductible in other years, and it further excludes items that are never taxable or deductible. Deferred taxation is the tax expected to be payable or recoverable on differences between the carrying amounts of assets and liabilities in the financial statements and the corresponding tax bases used in the computation of taxable profits, and is accounted for using the statement of financial position liability method. Deferred tax liabilities are recognised for all taxable temporary differences (including unrealised gains on revaluation of investment properties) and deferred tax assets are recognised to the extent that it is probable that taxable profits will be available against which deductible temporary differences can be utilised. – 18 – – 19 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 1. ACCOUNTING POLICIES (Continued) The Company provides for deferred tax on investment properties by reference to the tax that would be due on the sale of investment properties. Deferred tax is calculated at the rates that are expected to apply in the period when the liability is settled, or the asset is realised. Deferred tax is charged or credited in the statement of comprehensive income, including deferred tax on the revaluation of investment property. Trade and other accounts receivable Trade and other receivables are initially measured at fair value as reduced by appropriate allowances for estimated irrecoverable amounts. All receivables do not carry any interest and are short term in nature. Cash and cash equivalents Cash comprises cash at bank and on demand deposits. Cash equivalents are short term (less than three months from inception), repayable on demand and which are subject to an insignificant risk of change in value. Trade and other accounts payable Trade and other payables are initially measured at fair value. All trade and other accounts payable are non-interest bearing. Pensions Pension contributions towards employees’ pension plans are charged to the statement of comprehensive income as incurred. The pension scheme is a defined contribution scheme. Financial Instruments Derivative financial instruments are initially measured at fair value at the contract date entered into, and subsequently measured to their fair value at each reporting date. Derivatives are recognised separately on the statement of financial position, when not closely related to the host contract. Changes in the fair value of derivative financial instruments that do not qualify for hedge accounting are recognised in profit or loss. – 19 – – 19 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 2. PROPERTY COSTS Rents payable Empty rates Twickenham costs Property management Legal fees Agents fees Bad debts 3. ADMINISTRATIVE COSTS Rents payable – operating lease rentals General administration, including staff costs Auditors’ remuneration: Audit fees Tax services Depreciation and amortisation 2012 £’000 5 44 66 18 133 39 10 – 182 2012 £’000 17 329 32 5 6 389 2011 £’000 5 46 – 29 80 37 12 7 136 2011 £’000 20 330 32 5 2 389 Included within General administration costs above are pension payments made to a former Director of £nil (2011: £5,724). 4. STAFF COSTS Staff costs, including Directors, during the year were as follows: Wages and salaries Social security costs Other pension costs 2012 £’000 167 18 10 195 2011 £’000 166 18 15 199 Details of Directors’ emoluments, totalling £180,479 (2011: £174,989), are shown in the Report of the Directors on page 8. The average number of employees, including Directors, engaged wholly in management and administration was: The number of Directors for whom the Company paid pension benefits during the year was: No. No. 5 1 5 1 – 20 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 5. FINANCE COSTS (NET) Interest payable on bank loans Profit on financial liabilities at fair value through profit or loss (note 19) Less: Bank interest receivable 6. TAXATION (a) Analysis of the tax charge for the year: UK Corporation tax at 26% (2011: 28%) Deferred tax – temporary differences Current tax charge for the year (b) Factors affecting the tax charge for the year: Net Income before taxation Current Year: Corporation tax thereon at 26% (2011 - 28%) Expenses not deductible for tax purposes Excess of capital allowances over depreciation Investment loss on fair value not taxable Investment gain not taxable Marginal rate relief 7. DIVIDENDS Final dividend paid in year of 7.6p per share (2011: 7.6p per share) Interim dividend paid in year of 2.9p per share (2011: 2.9p per share) 2012 £’000 123 – 123 (3) 120 2012 £’000 225 (50) 175 292 76 14 – 225 (90) – 225 2012 £’000 206 80 286 2011 £’000 312 (65) 247 (6) 241 2011 £’000 237 (25) 212 661 185 8 (7) 63 – (12) 237 2011 £’000 206 80 286 The Board recommends the payment of a final dividend of 7.6p per share, which will be recorded in the Financial Statements for the year ending 25th March 2013. – 21 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 8. EARNINGS PER SHARE Basic earnings per share are calculated by dividing Income after Taxation attributable to Ordinary Shareholders of £117,000 (2011: £449,000) by the weighted average number of 2,711,617 (2011: 2,711,617) ordinary shares in issue during the period. There are no instruments in issue that would have the effect of diluting earnings per share. 9. INVESTMENT PROPERTIES Investment Properties Balance at 25th March 2011 Additions Disposals Revaluation deficit Less: Assets held for sale (note 13) Balance at 25th March 2011 Additions Disposals Balance at 25th March 2012 Investment properties at 25th March 2012 2012 £’000 18,825 1,330 – (866) 19,289 1,295 2,324 (1,295) 2,324 16,965 2011 £’000 21,290 – (945) (225) 20,120 – 1,295 – 1,295 18,825 The Company’s freehold investment properties were valued at £19,325,000 by Independent Valuers, Sanderson Weatherall and Chesterton Humberts, Chartered Surveyors, as at 25th March 2012, in accordance with the RICS Appraisal and Valuation Standards, on the basis of Market Value, defined as: “The estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction, after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion”. Assets held for sale of £2,324,000 included an adjustment to exclude the estimated costs to sell of £36,400 from the valuation. Freehold investment properties, including assets held for sale (Note 13), would have been shown at an historical cost of £15,187,400 (2011: £16,613,000) if revaluations had not been undertaken. – 22 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 10. OTHER PROPERTY, PLANT AND EQUIPMENT Cost Balance at 25th March 2011 and 25th March 2012 Depreciation Balance at 25th March 2011 Charge for the Year Balance at 25th March 2012 Net Book Values at 25th March 2012 11. OPERATING LEASES RECEIVABLE The future minimum lease payments receivable under non-cancellable operating leases which expire: Not later than one year Between 2 and 5 years Over 5 years 2012 £’000 2011 £’000 47 41 6 47 – 2012 £’000 1,361 2,646 144 4,151 47 39 2 41 6 2011 £’000 1,389 2,439 197 4,025 Rental Income recognised in the statement of comprehensive income amounted to £1,503,000 (2011: £1,691,000). Typically, the properties were let for a term of between 5 and 15 years at a market rent with rent reviews every 5 years. The above analysis reflects future minimum lease payments receivable to the next break clause in the operating lease. The properties are leased on terms where the tenant has the responsibility for repairs and running costs for each individual unit with a service charge payable to cover common services provided by the landlord on certain properties. – 23 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 12. INVESTMENTS Quoted investments 13. NON CURRENT ASSETS HELD FOR SALE Investment properties held for sale 2012 £’000 3 2012 £’000 2,324 2011 £’000 3 2011 £’000 1,295 The Company anticipates that it will sell two commercial properties within the current financial year and, as a result, these properties have been re-classified as held for sale. Since the year end, the Company has completed on the sale of a development site at Twickenham. 14. ACCOUNTS RECEIVABLE Other receivables 15. ACCOUNTS PAYABLE Other creditors Accruals and deferred income 16. BANK LOANS PAYABLE Bank Loan: Repayable on 17 December 2013 2012 £’000 319 319 2012 £’000 184 624 808 2012 £’000 7,187 2011 £’000 26 26 2011 £’000 153 604 757 2011 £’000 7,455 Interest is being charged at 1.25% per annum over LIBOR on the loan until 17 December 2013. The loan facility is secured by fixed charges over a number of freehold land and buildings owned by the Company, which at the year end had a combined value of £13,443,800 (2011: £11,590,000). The undrawn element of the loan facility available at 25th March 2012 was £1.3million (2011: £1.05million). The loan is additionally secured by a memorandum of security over cash deposits of £nil (2011: £300,000). – 24 – – 25 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 17. DEFERRED TAX The movement in the deferred tax liability during the year is as follows: At 26th March 2011 Release of provision for the year At 25th March 2012 18. SHARE CAPITAL Ordinary Shares of 25p each: Authorised Allotted, Called Up and Fully Paid Deferred Tax on property revaluation £’000 56 (50) 6 2011 £’000 2,000 789 2012 £’000 2,000 789 All shares rank equally in respect of Shareholder rights. In March 2010, the company acquired 443,650 Ordinary shares of Wynnstay Properties plc from Channel Hotels and Properties Ltd at a price of £3.50 per share. These shares, representing in excess of 14% of the total shares in issue, are held in Treasury. – 25 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 19. FINANCIAL INSTRUMENTS The objective of the Company’s policies is to manage the Company’s financial risk, secure cost effective funding for the Company’s operations and minimise the adverse effects of fluctuations in the financial markets on the value of the Company’s financial assets and liabilities, on reported profitability and on the cash flows of the Company. At 25th March 2012 the Company’s financial instruments comprised borrowings and cash and cash equivalents, with short term receivables and short term payables excluded from IFRS 7. The main purpose of these financial instruments was to raise finance for the Company’s operations. Throughout the period under review, the Company has not traded in any other financial instruments and the fair value of the Company’s financial assets and liabilities at 25th March 2012 is not materially different from their book value. The Board reviews and agrees policies for managing each of these risks and they are summarised below: Credit Risk The risk of financial loss due to a counterparty’s failure to honour its obligations arises principally in connection with property leases and the investment of surplus cash. Tenant rent payments are monitored regularly and appropriate action is taken to recover monies owed or, if necessary, to terminate the lease. Funds may be invested and loan transactions contracted only with banks and financial institutions with a high credit rating. The Group has no significant concentration of credit risk associated with trading counterparties (considered to be over 5% of net assets) with exposure spread over a large number of tenancies. Concentration of credit risk exist to the extent that at 25th March 2012 and 2011, current account and short term deposits were held with two financial institutions, Svenska Handelsbanken AB and C Hoare & Co . Maximum exposure to credit risk on cash and cash equivalents at 25th March 2012 was £966,000 (2011: £885,000). Currency Risk As the Company’s assets and liabilities are denominated in Pounds Sterling, there is no exposure to currency risk. Interest Rate Risk The Company is exposed to cash flow interest rate risk as it currently borrows at floating interest rates. The Company monitors and manages its interest rate exposure on a periodic basis. The Company finances its operations through a combination of retained profits and bank borrowings. – 26 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 19. FINANCIAL INSTRUMENTS (Continued) Interest Rate Sensitivity Financial instruments affected by interest rate risk include loan borrowings and cash deposits. The analysis below shows the sensitivity of the statement of comprehensive income and equity to a 0.5% change in interest rates: 0.5% decrease in interest rates 0.5% increase in interest rates Impact on net interest payable - gain/(loss) Impact on net interest receivable - gain/(loss) Total impact on pre tax profit and equity 2012 £'000 36 (5) 31 2011 £'000 37 (4) 33 2012 £'000 (36) 5 (31) The net exposure of the Company to interest rate fluctuations was as follows: Floating rate borrowings (bank loans) Less: cash and cash equivalents 2012 £'000 (7,187) 966 (6,221) 2011 £'000 (37) 4 (33) 2011 £'000 (7,455) 881 (6,574) Fair value of financial instruments Except as detailed in the following table, management consider the carrying amounts of financial assets and financial liabilities recognised at amortised cost approximate to their fair value. A comparison of book values and fair values of the Company’s financial assets and liabilities is set out below: Interest bearing borrowings (note 16) 2012 Book Value £’000 (7,187) 2012 Fair Value £’000 (7,037) 2011 Book Value £’000 (7,455) 2011 Fair Value £’000 (7,213) Total (7,187) (7,037) (7,455) (7,213) – 27 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 19. FINANCIAL INSTRUMENTS (Continued) Categories of financial instruments Financial assets: Loans and receivables Cash and cash equivalents Quoted investments Total financial assets Non-financial assets Total assets Financial liabilities at amortised cost: Non-financial liabilities Total liabilities Shareholders’ equity Total shareholders’ equity and liabilities 2012 £’000 319 966 3 1,288 19,289 20,577 8,212 6 8,218 12,359 20,577 2011 £’000 26 881 3 910 20,126 21,036 8,452 56 8,508 12,528 21,036 The following table provides an analysis of financial instruments as at 25th March that are measured subsequent to initial recognition at fair value, grouped into Levels 1 to 3 based on the degree to which the fair value is observable: • Level 1: fair value measurements are those derived from quoted prices in active markets for identical assets or liabilities. • Level 2: fair value measurements are those derived from inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly (i.e as prices) or indirectly (i.e derived from prices). • Level 3: fair value measurements are those derived from valuation techniques that include inputs for the asset or liability that are not based on observable market data. Financial instruments at 25 March 2012 Quoted investments Level 1 £’000 Level 2 £’000 Level 3 £’000 Total £’000 3 3 – – – – 3 3 – 28 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 19. FINANCIAL INSTRUMENTS (Continued) Financial instruments at 25 March 2011 Derivative instruments at fair value through profit or loss Quoted investments Level 1 £’000 Level 2 £’000 Level 3 £’000 Total £’000 – 3 3 65 – 65 – – – 65 3 68 Capital Management The primary objectives of the Company’s capital management are: • • to safeguard the Company’s ability to continue as a going concern, so that it can continue to provide returns for shareholders: and to enable the Company to respond quickly to changes in market conditions and to take advantage of opportunities Capital comprises shareholders equity plus net borrowings. The Company monitors capital using loan to value and gearing ratios. The former is calculated by reference to net borrowings as a percentage of the year end valuation of the investment property portfolio. Gearing ratio is the percentage of net borrowings divided by shareholders equity. Net borrowings comprises total borrowings less cash and cash equivalents. The Company’s policy is that the loan to value ratio should not exceed 60% and that the gearing ratio should not exceed 100%. Total Borrowings Cash and cash equivalents Net borrowings Shareholders equity Investment properties Loan to value ratio Gearing ratio 2012 £'000 7,187 (966) 6,221 12,359 19,289 32.2% 50.3% 2011 £'000 7,455 (881) 6,574 12,528 20,120 32.7% 52.5% – 29 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 20. STATEMENT OF CASH FLOWS Analysis of Net Debt 25th March Cash 26th March Cash and cash equivalents Bank loan due after more than one year Net Debt 2012 £’000 (966) 7,187 6,221 Movement £’000 (85) (268) (353) 2011 £’000 (881) 7,455 6,574 21. COMMITMENTS UNDER OPERATING LEASES Future rental commitments at 25th March 2012 under non-cancellable operating leases are as follows:- Within one year Between two to five years 2012 £’000 21 5 26 2011 £’000 15 7 22 22. RELATED PARTY TRANSACTIONS The Company has entered into an agreement with I.F.M.Consultants Ltd, a company owned and controlled by T.J.C. Parker, a Director of the Company, for that company to provide certain consultancy services. During the year to 25th March 2012, I.F.M. Consultants Ltd was paid £36,648 (2011: £33,825). There were no other related party transactions other than with the Directors, which have been disclosed under Directors’ Emoluments in the Report of the Directors on page 8. 23. EVENTS AFTER THE END OF THE REPORTING PERIOD On 27th April, the Company completed on the purchase of a freehold office building in Surbiton for £1,600,000 which is let on a long lease to the YMCA. On 11th June, the Company completed on the sale of the freehold property in Twickenham for £1,620,000. – 30 – NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 25TH MARCH 2012 WYNNSTAY PROPERTIES PLC 24. SEGMENTAL REPORTING Industrial Retail Office Total 2012 2011 2012 2011 2012 2011 2012 2011 £’000 £’000 £’000 £’000 £’000 £’000 £’000 £’000 Rental Income 1,020 1,100 214 Loss on property investments at fair value (866) (105) 299 (110) 269 292 (10) 1,503 1,691 (866) (225) Total income and gain 154 995 214 189 269 282 637 1,466 Property expenses (182) (136) – – – – (182) (136) Segment (loss)/profit (28) 859 214 189 269 282 455 1,330 Unallocated corporate expenses Profit/(Loss) on sale of investment property Operating income Interest expense (all relating to property loans) Interest income and other income Income before taxation (389) (389) 346 (39) 412 902 (123) (247) 3 6 292 661 Other information Industrial Retail Office Total 2012 2011 2012 2011 2012 2011 2012 2011 £’000 £’000 £’000 £’000 £’000 £’000 £’000 £’000 Segment assets 13,036 14,180 3,960 3,030 2,293 2,910 19,289 20,120 Segment assets held as security 7,191 6,015 3,960 3,030 2,293 2,545 13,444 11,590 – 31 – WYNNSTAY PROPERTIES PLC FIVE YEAR FINANCIAL REVIEW IFRS Years Ended 25th March: 2012 £’000 2011 £’000 2010 £’000 2009 £’000 2008 £’000 PROFIT AND LOSS ACCOUNT Property Income Profit before movement in fair value of Investment Properties and Taxation Income/(Loss) before Taxation Income(Loss) after Taxation 1,503 812 292 117 1,691 925 661 449 1,934 990 1,535 1,168 1,874 964 (4,457) (3,973) 1,565 862 727 978 BALANCE SHEET Investment Properties Equity Shareholders’ Funds PER SHARE Basic earnings Dividends paid Net Asset Value 19,289 12,359 20,120 12,528 21,290 12,365 20,745 13,087 21,380 17,365 4.3p 10.5p 456p 17p 10.5p 462p 43.1p 10.5p 456p (126p) 10.00p 414p 31p 9.45p 550p – 32 – – 33 – WYNNSTAY PROPERTIES PLC NOTICE OF MEETING NOTICE IS HEREBY GIVEN that the one hundred and twenty-sixth ANNUAL GENERAL MEETING of the Members of Wynnstay Properties PLC will be held at The Royal Automobile Club, 89 Pall Mall, London SW1Y 5HS on Thursday, 19th July 2012, at 12.00 noon to transact the following business which will be proposed as ordinary resolutions: ORDINARY RESOLUTIONS 1. To adopt the Report of the Directors and the Financial Statements for the year ended 25th March 2012. 2 To declare a final dividend for the year ended 25th March 2012. 3. To fix the remuneration of the Directors. 4. To re appoint Moore Stephens LLP as Auditors. 5. To authorise the Directors to determine the remuneration of the Auditors. 6. To re elect as a Director of the Company Mr P.G.H. Collins, who retires and offers himself for re election. Registered Office: 150 Aldersgate Street London EC1A 4AB Notes: By Order of the Board, T. J. C. Parker Secretary. 18th June 2012 1. A Member entitled to attend and vote at the Meeting may appoint one or more proxies to attend, speak and vote in his stead. The proxy need not be a Member of the Company. To be effective, completed forms of proxy and the power of attorney or other authority (if any) under which they are signed or a copy of that power or authority certified notarially or in accordance with the Powers of Attorney Act 1971 must be lodged at the office of the Company’s registrars, Capita Registrars, The Registry, 34 Beckenham Road, Beckenham, Kent BR3 4TU at least 48 hours before the time appointed for the Meeting. A form of proxy is enclosed. 2. Completion and return of a form of proxy will not preclude a member from attending and voting at the meeting in person should he wish to do so. 3. The Company, pursuant to Regulation 41 of the Uncertificated Securities Regulations 2001, specifies that only those shareholders registered in the register of members of the Company as at 12.00 noon on 17th July 2012, shall be entitled to attend or vote at the Annual General Meeting in respect of the number of Ordinary Shares registered in their name at that time. Changes to entries on the relevant register of securities after 12.00 noon on 17th July 2012 shall be disregarded in determining the rights of any person to attend or vote at the Meeting. 4. Copies of the service agreements under which Directors of the Company are employed by the Company will be available for inspection at the Company’s registered office during normal business hours on any weekday from the date of this Notice until the date of the Annual General Meeting and for 15 minutes prior to and during the Meeting. – 33 – WYNNSTAY PROPERTIES PLC BIOGRAPHIES OF THE DIRECTORS Philip G.H. Collins (Non-Executive Chairman) aged 64, is a Solicitor and was appointed Chairman of the Office of Fair Trading from 1st October 2005, prior to which he was a partner in an international firm based in the City where he specialised in E.U. law, with particular emphasis on competition issues. Previously, after practising for some years in the corporate and commercial field, he was seconded for a period to work as Chief Legal Adviser in an industrial group. Appointed a Director of Wynnstay Properties in 1988 and elected Chairman in October 1998. Paul Williams (Managing Director) aged 54 is a Chartered Surveyor and holds a Degree in Land Management as well as an MBA. He has spent his entire career in commercial property including, a fourteen year period with MEPC where he held a number of senior positions. Paul has also worked for Lloyds TSB, Legal & General, GE Pensions and Credit Suisse Asset Management and joined Wynnstay Properties as Managing Director in February 2006. Charles H. Delevingne (Non-Executive) aged 62. After spending his early career as a partner with prominent estate agencies, in 1981 he founded Harvey White Properties Limited, a substantial private commercial property investment company, which he continues to own and operate. Appointed to the Board in June 2002. Terence J. Nagle (Senior Independent Non-Executive) aged 69, is a Chartered Surveyor who has spent his entire career in property with companies which include Mobil Oil and Rank Xerox. In 1972 he joined Brixton Estate and was Property Director from 1984 to 1993 and Managing Director from 1993 to 1997. Appointed a Director of Wynnstay Properties in October 1998. Toby J. C. Parker (Finance Director and Company Secretary) aged 57, is a Chartered Accountant who has worked for a number of small and medium sized companies in a varied number of business sectors both in the UK and abroad. Appointed a Director of Wynnstay Properties in August 2007. – 34 – – 35 – – 36 –
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