INTERIM RESULTS

RNS Number : 1835Z
Harworth Group PLC
13 September 2022
 


 

13th September 2022

 Harworth Group plc

Half Year Results for the six months ended 30 June 2022

Delivery on strategy and robust demand drive significant first half valuation growth

 

Harworth Group plc ("Harworth" or the "Group"), a leading regenerator of land and property for sustainable development and investment, today announces its half year results for the six months ended 30 June 2022.

 

Key Non-Statutory Measures(1)

H1 2022

H1 2021

FY 2021

Key Statutory Measures

H1 2022

H1 2021

FY

2021

Total Return (%)

14.1

15.4

24.6

Operating profit (£m)

99.9

76.5

121.9

EPRA NDV per share (p)(2)

224.7

183.2

197.6

Net asset value (£m)

655.1

541.0

578.0

Value gains (£m)

110.3

107.5

160.5

Total dividend per share (p)(3)

0.404

0.367

1.2

Net loan to portfolio value (%)

7.6

13.4

3.4

Net debt (£m)

67.8

100.2

25.7

 

Lynda Shillaw, Chief Executive of Harworth, commented: "Harworth made significant operational and financial progress in the first half. We undertook a record level of direct development in our industrial & logistics portfolio, continued to accelerate our residential sales, and made several acquisitions to grow our development pipeline. It is our management actions that have materially contributed to the growth in EPRA NDV, supported by the strong market during the period for our residential and industrial & logistics products, demonstrating that we are continuing to deliver successfully against our growth strategy outlined a year ago.

 

"We are alive to the complex geopolitical and macroeconomic environment impacting economies across the world, and we remain closely attuned to the potential impact on our markets. We are confident that Harworth's strong financial position, and the scale and mix of our portfolio, positions us well to respond to these challenges and adapt to the changing risk environment. However, as previously stated, it is our expectation that as a result of this market backdrop, valuation gains during 2022 are likely to be first half-weighted.

 

"The supply and demand factors supporting our markets have been resilient to date, our pipeline remains robust, and our through-the-cycle investment and management actions continue to drive value across our portfolio. Our proven successful track record as a developer of large complex sites to create high-quality sustainable places provides a solid platform for growth as we continue to deliver on our strategic plan to reach £1bn of EPRA NDV."

 

Strong returns, driven by management actions and structural growth in our markets

·     Total Return(1) of 14.1% (H1 2021: 15.4%)

·     EPRA NDV(1)(2) per share increased by 13.7% to 224.7p (31 Dec 2021: 197.6p), driven by valuation gains across both industrial & logistics and residential sites, largely resulting from progress at our development sites

· EPRA NDV increased by 13.7% to £724.8m (31 December 2021: £637.5m)

· An underlying increase of 10% in the interim dividend per share to 0.404p, in line with the Group's dividend policy

 

I ncreased direct development unlocking value from 32.2m sq. ft industrial & logistics pipeline 

·     Currently, 97% of budgeted industrial & logistics land sales for the year have completed, exchanged or in heads of terms, either in line with, or at a premium to, 31 December 2021 book value 

·   After period-end, reached practical completion on 432,000 sq. ft, including 332,000 sq. ft of Grade A space at Bardon Hill, Leicestershire, which is 92% let and has embedded Net Zero Carbon principles in its design

·     Development underway on a further 203,000 sq. ft at the Advanced Manufacturing Park ("AMP"), Waverley and Gateway 36, Barnsley

·     After period-end, completed the sale of Kellingley development site in North Yorkshire for £54.0m, in line with 30 June 2022 valuation and at a significant premium to pre-sale book value

 

Progressing 28,990 plot residential pipeline through sales of serviced plots, and launch of single-family Build to Rent ("BTR") product

·     Currently over 100% of budgeted residential plot sales for the year have completed, exchanged or are in heads of terms, either in line with, or at a premium to, 31 December 2021 book value 

·     Completed the Group's largest serviced residential land sale to date: a £29m sale at Waverley to Barratt and David Wilson Homes, capable of delivering approximately 450 homes  

·     Diversification of residential product with launch of a portfolio of up to 1,200 single-family BTR homes to be built across 10 sites, and to be delivered through a forward funding agreement: significant interest received and exchange targeted for later in 2022

 

Targeting a 12-15 year land supply through acquisitions and progressing sites through planning  

·     1,143 plots and 3.9m sq. ft added to Harworth's total development pipeline in the first half, predominantly through land assembly acquisitions for future strategic sites

·   Targeting planning determinations in the next six months for 3.0m sq. ft of industrial & logistics space across: Gascoigne Wood, North Yorkshire; Skelton Grange, Leeds; and Houghton Main, Barnsley

 

Investment Portfolio showing strong operational metrics:  

· A vacancy rate(4) of 3.9% as at 30 June 2022 (31 December: 4.1%) with 99% of rent collected for the first half

·     Completed leasing deals added £0.1m of annualised rent; new lettings at an average 17% premium to estimated rental values ("ERVs"), and renewals on average 15% ahead of previous passing rent 

 

Maintaining a strong balance sheet and financial position, with low LTV and significant available liquidity  

·     As at 30 June 2022, net debt was £67.8m (31 December 2021: £25.7m) resulting in a net loan to portfolio value of 7.6% (31 December 2021: 3.4%) 

·     Available liquidity as at 30 June 2022 of £144.4m (31 December 2021: £128.0m), following the signing of a new £200m revolving credit facility ("RCF") earlier in the period; no major refinancing requirements until 2027

 

Notes:

(1)  Harworth discloses both statutory and alternative performance measures ('APMs'). A full description of, and reconciliation to, the APMs is set out in Note 2 to the financial statements

(2)  European Public Real Estate Association Net Disposal Value per share

(3)     The Ex-dividend date, Record date and Payment date for the 2022 interim dividend can be found in the Shareholder Information section of this announcement

(4)  Calculated using the EPRA Best Practices Recommendations Guidelines, with comparator recalculated on the same basis

 

For further information

 

Harworth Group plc


Lynda Shillaw (Chief Executive)

Kitty Patmore (Chief Financial Officer)

Tom Loughran (Head of Investor & Stakeholder Relations)

T: +44 (0)114 349 3131

E: investors@harworthgroup.com



FTI Consulting


Dido Laurimore

Richard Gotla

Eve Kirmatzis

T: +44 (0)20 3727 1000

E: Harworth@fticonsulting.com

 

Results presentation

 

Harworth will host a presentation for analysts and investors at 9.30am today. A live webcast and playback of this presentation can be accessed at the following link: https://stream.brrmedia.co.uk/broadcast/62fe2a8b00178269f821b014

 

About Harworth

 

Listed on the Premium Segment of the Main Market, Harworth Group plc (LSE: HWG) is a leading sustainable regenerator of land and property for development and investment which owns, develops and manages a portfolio of approximately 14,000 acres of land on around 100 sites located throughout the North of England and Midlands. The Group specialises in the regeneration of large, complex sites, in particular former industrial sites, into new residential and industrial & logistics developments. Visit www.harworthgroup.com for further information. LEI: 213800R8JSSGK2KPFG21

 

Chief Executive's Review

 

In September last year, we unveiled our strategy to grow Harworth to £1bn of EPRA NDV*, centred around four key drivers of growth. One year on, I am delighted to report that the business is delivering across all areas of this strategy. Our strong operational and financial performance during the first half is testament to this progress, as well as the strength of the market for our residential and industrial & logistics products.

 

The supply and demand factors underlining our performance have been resilient to date, our pipeline is robust and our through-the-cycle investment and management actions continue to drive value across our portfolio. However, notwithstanding our significant achievements during the period, the macroeconomic backdrop has undoubtedly become more challenging, and we are closely attuned to the potential impact this may have on our business and our focus markets.

 

Our markets

 

Harworth's focus markets of residential and industrial & logistics remain characterised by favourable supply and demand dynamics.

 

The industrial & logistics market saw record demand in the first half of 2022 according to data from Savills, with take-up for units over 100,000 sq. ft totalling 28.6m sq. ft, surpassing the previous record of 24.5m sq. ft set in the first half of 2021. The market also saw increased diversity of occupier demand. For example, online retailers accounted for just 18% of the first half take-up, compared with 35% in the previous year, but this reduction was more than offset by third-party logistics companies and the manufacturing and automotive sectors, which took more space in the first half of 2022 than in the whole of 2021. Supply for these units meanwhile remains constrained, rising by only 1% in the first half, which has resulted in a low vacancy rate of just 3% market-wide. When all space under construction to be delivered during 2022 and 2023 is added to current supply, it would remain below the five-year average vacancy and represents only a year's worth of supply in our regional markets (based on long-term take-up data).

 

However, the industrial & logistics sector is not immune from the current macroeconomic headwinds, rising interest rates and the tightening of debt markets. ONS data suggests that squeezed household budgets and low consumer confidence are already impacting retail sales, and this will potentially impact demand for space from online and high street retailers. Nevertheless, many drivers of demand, such as the increase in on-shoring and near-shoring, and the drive from occupiers and investors for more sustainable buildings, represent long-term structural shifts and will provide some resilience through the cycle.

 

Turning to the residential market, reporting from UK housebuilders and industry data suggests that, although the strong momentum in the market seen during the first half is easing, orderbooks remain elevated, cancellation rates are still low and so far build cost inflation has been offset by house price inflation. More recent indicators suggest that the impact of rising interest rates on mortgage affordability, and increasing inflation on household budgets are likely to begin to impact pricing. That said, supply of new homes still remains close to record lows, with a mix of factors such as planning delays, a shortage of labour, a lack of near-term sites, and supply chain issues all restricting supply. This tightness in the market has been evidenced at a number of our sites, with a very competitive bidding environment for our serviced residential plots, which are a highly attractive de-risked product for housebuilders.

 

The BTR housing market is performing strongly, with supply and investment volumes in the first half significantly above the long-term average across the sector, and the largest pipeline ever of developments currently in planning, according to data from Savills and the British Property Federation. Despite this, it is estimated that of the 237,000 BTR homes currently under construction, only 8% are in suburban locations. This highlights the difficulty for developers in reaching the necessary scale in this market, and the sizeable opportunity for Harworth as it progresses its single-family BTR product.

 

Operational performance

 

Our strategy, outlined in September 2021, set out a clear road map for our ambition to grow EPRA NDV* to £1bn, through:

 

· increasing direct development of industrial & logistics stock;

· accelerating sales and broadening the range of our residential products;

· scaling up land acquisitions and promotion activities; and

· repositioning our Investment Portfolio to modern Grade A.

 

We have continued to deliver across all elements of our strategy. First, levels of direct development of industrial & logistics stock has reached new highs, with 432,000 sq. ft completed just after period end, including our Bardon Hill development, which embeds Net Zero Carbon principles and is already 92% pre-let to several occupiers including a manufacturer and third-party logistics specialist, with significant interest in the final unit. We are also underway with a further 203,000 sq. ft across two established development sites at the AMP and Gateway 36. Together, these mark significant progress towards our ambition of developing an average 800,000 sq. ft per annum by the end of our strategic plan.  

 

In our residential portfolio, over 100% of budgeted residential land sales were either completed, exchanged or in heads of terms at period-end, comprising mainly serviced land parcels. During the first half we completed our single largest residential land sale, with Barratt and David Wilson Homes, which will deliver up to 450 new houses at Waverley. We also launched our first single-family BTR portfolio of up to 1,200 homes to be built across 10 sites, which has attracted significant levels of interest from potential funding partners. Offering this combination of "build to sell" and BTR products will allow us to accelerate the delivery, and enhance the vibrancy, of our residential sites, as we target the sale of 2,000 residential plots per annum.

 

Turning to acquisitions, we grew our strategic landbank by 1,143 plots and 3.9m sq. ft of industrial & logistics space in the first half. This predominantly relates to land assembly projects, and negotiations are underway on remaining land parcels at these sites in order to progress these to the next stage of development. The size of our landbank remains a key differentiator for us, providing flexibility, smoothing our returns profile at a portfolio level and unlocking exciting new opportunities for the business.

 

Finally, our Investment Portfolio continued to deliver robust operational metrics, with a vacancy rate of just 3.9% at period end and 99% of rent currently collected for the first half. We also completed 47,900 sq. ft of leasing deals in the first half at significant premiums to estimated rental values and previous passing rents, whilst after the period-end we completed a number of such agreements at Bardon Hill. With the space at Bardon Hill added to the Investment Portfolio, the proportion of space that is Grade A rises from 11% at 31 December 2021 to 19% .

 

Financial performance

 

Strong operational progress translated into a strong financial performance in the first half, with Total Return of 14.1%, compared to 15.4% in the first half of 2021. Over the six months, EPRA NDV* at 30 June 2022 was £724.8m (31 December 2021: £637.5m) representing a per share increase of 13.7% to 224.7p.

 

Sales of serviced land and property, in addition to income from rent, royalties and fees, resulted in Group revenue of £62.6m (H1 2021: £18.9m). This increase derived primarily from accelerated serviced land sales in line with our growth strategy. Supported by this performance we declared an interim dividend of 0.404p (H1 2021: 0.367p) per share, representing a 10% increase in line with our policy.

 

As we enter a more uncertain economic period, we continue to maintain a strong balance sheet and financial position, with significant available liquidity to fund the delivery of our strategy, namely £144.4m as at 30 June 2022 (31 December 2021: £128.0m), following the signing of a new £200m RCF earlier in the year. Our net loan to portfolio value at period-end was 7.6% (31 December 2021: 3.4%), one of the lowest in our sector, affording us a high degree of flexibility and resilience.

 

Our people 

 

Our people have been, and will always continue to be, critical to our success. So far this year, we have increased resourcing across our central and regional teams in order for us to grow our landbank, build our presence in the regions and enhance our technical expertise to successfully deliver our strategy. We saw a record number of promotions across the business, reflecting both our commitment to recognise achievement and to develop our people, and our goal to retain and attract the best talent in the industry.

 

Sustainability is central to the way we work at Harworth and the developments that we deliver. In April we were delighted to appoint Peter Henry as our first Director of Sustainability, to work across the business and our stakeholders to further develop the scope and reporting of our sustainability programme, the Harworth Way, and ensure it is implemented. Peter has over a decade of existing experience working at a senior level at Harworth and has been integral to formulating many of our key driving principles for sustainable regeneration and placemaking. His initial focus has been to evolve and embed sustainable development principles into Harworth's large-scale regeneration projects and to develop Harworth's Net Zero Carbon pathway, and we look forward to sharing more details on our progress in those areas at year-end.

 

I would also like to welcome Marzia Zafar, who joined our Board in June as a Non-Executive Director. Marzia brings a wealth of experience in sustainability, having spent over 20 years working on policies and strategies to enable energy transition across many sectors. We are already benefitting from her expertise and perspectives, particularly in regard to our emerging strategy for our natural resources portfolio.

 

Outlook 

 

During the past couple of years, Harworth has performed consistently well despite an unprecedented macroeconomic backdrop of Brexit, the pandemic and Ukraine conflict. This resilience has not come about by accident: it is the result of deliberate management actions to focus on the right markets and products, build market-leading expertise, and maintain strong relationships with all stakeholders based on trust, shared values, and a track record of delivery.

 

Harworth is particularly well-positioned within our markets: we sell serviced and, therefore, de-risked residential land to housebuilders for the delivery of affordable products, we develop industrial & logistics sites in underserved regional markets, and the scale of our portfolio and range of our products, including our newly launched single-family BTR portfolio, provide significant diversification.

 

Over the past six months, the near-term outlook for the UK economy has weakened considerably. The war in Ukraine has had a dramatic impact on energy prices and food supply chains across Europe and beyond. Globally, inflation and interest rates have been rising and UK inflation stands at a 40-year high with interest rates rising sharply. This is placing huge pressure on household budgets and consumer confidence. We are beginning to see signs that both the residential and industrial & logistics markets are coming off record highs as a number of these factors begin to take hold. Debt markets are tightening as interest rates rise, and supply chains and labour markets remain restricted. Investors still have a substantial amount of capital to deploy into the right product in the right sectors, and Harworth's products are in two of the most resilient real estate asset classes and, fundamentally, both sectors are still undersupplied.

 

These economic stresses are impacting everyone, and whilst there is little we at Harworth can do to change these factors, we can ensure that we monitor and respond to them. We are confident that Harworth is well-placed to do this, and that we are adapting to the changing risk environment. However, it is our expectation at this stage that, as a result of this market backdrop, valuation gains during 2022 will be first half-weighted.

 

Harworth's strength comes from the long-term nature of our business and our ability to work through, and adapt to, changes in market cycles. Our substantial landbank gives us significant diversification and optionality, allowing us to change the nature, scale and pace of our development as these changes occur. We are passionate about what we do and how we do it, and believe that the developments that we bring forward across the North of England and the Midlands really matter to our regional economies as we continue to create sustainable places where people want to live and work.

 

Conclusion

 

The first half of 2022 has been one of significant strategic, operational, and financial momentum across our business, and I am so proud of what we have achieved as a team, working closely with our stakeholders. With a strong strategic direction, a focus on the right markets, and our extensive skillset, landbank and financial firepower, we look to the future with confidence. I would like to thank everyone at Harworth for their hard work and commitment in delivering these impressive first half results.

 

In concluding, I would also like to pay tribute to Her late Majesty Queen Elizabeth II, following her passing last Thursday. The Queen exemplified selfless dedication, compassion, and foresight throughout her remarkable 70-year reign, and she continues to be an inspiration to us all.

 

Lynda Shillaw

Chief Executive

13 September 2022

 

* Harworth discloses both statutory and alternative performance measures ("APMs"). A full description of, and reconciliation to, the APMs is set out in Note 2 to the financial statements



Operational Review

 

Industrial & logistics land portfolio

 

At 30 June 2022, the industrial & logistics pipeline totalled 32.2m sq. ft (31 December 2021: 28.2m sq. ft), of which 7.2m sq. ft was consented (31 December 2021: 7.3m sq. ft), and 6.1m sq. ft was in the planning system awaiting determination (31 December 2021: 6.1m sq. ft). The pipeline was 66% owned freehold, while 34% related to Planning Promotion Agreements ("PPAs") or Options.

 

Acquisitions and land assembly

 

Completed freehold industrial & logistics land acquisitions totalled £0.2m, and along with Options and PPAs signed in the period, added 3.9m sq. ft to the pipeline. These acquisitions form part of land assembly works at a number of new sites, meaning that further land parcel acquisitions are required before a masterplan is finalised.

 

Planning

 

At period end, 6.1m sq. ft was in the planning system and awaiting determination. We are targeting planning determinations over the next six months in relation to 3.0m sq. of space across three sites:

 

·     Gascoigne Wood, North Yorkshire: This 185-acre former colliery site benefits from an existing rail connection and close proximity to the A1(M) and M62. Revised plans have been submitted for 2.0m sq. ft of rail-linked industrial & logistics space at the site.

 

·     Skelton Grange, Leeds, West Yorkshire: Formerly the location of Skelton Grange Power Station, this 50-acre site was acquired by Harworth in 2014 and is adjacent to Junction 45 of the M1, to the south-east of Leeds city centre. Plans have been submitted for 800,000 sq. ft of space across five units, in addition to infrastructure upgrades, new cycle ways and footpaths, and ecological enhancements.

 

·   Houghton Main, Barnsley, West Yorkshire: Plans have been submitted for 206,000 sq. ft of flexible employment space, including ancillary parking and landscaping, on the site of the former Houghton Main Colliery.

 

Direct development and placemaking

 

After period-end, practical completion was reached on two direct developments:

 

· A 100,000 sq. ft build-to-suit facility at the AMP in Waverley, South Yorkshire, on time and within budget. The unit was directly developed for sportswear manufacturer SBD Apparel, which has upsized from a smaller unit elsewhere at the AMP.

 

·     The Bardon Hill development in Leicestershire, providing 332,000 sq. ft of logistics and manufacturing space across six units. The site is currently 92% pre-let to a range of occupiers, underlining the demand for Grade A space in this strategically-located site just two miles from Junction 22 of the M1. Once completed, these lettings will generate an additional £2.2m of annualised rent.

 

As part of our Building Greener focus area, the construction process for Bardon Hill targeted the reduction of embodied carbon in construction through a sustainable approach to material specification and the offsetting of the remaining construction-related embodied carbon through the use of Verified Carbon Standard or Gold Standard schemes focused on tree planting and ecology, renewable energy, and social projects. The units are also designed to be capable of being Net Zero Carbon in operation through the inclusion of integrated renewable energy in the form of solar PV on roofs, enhanced build specification, and the incorporation of green lease terms.

 

The site also features storm attenuation ponds and a 10-acre wildlife centre, with extensive wildflower planting, habitats for wildlife and seating areas, ensuring protection for local wildlife and the provision of outdoor spaces to enhance employee wellbeing.

 

Direct development works totalling 203,000 sq. ft are currently underway at two sites:

 

·     AMP, Waverley, South Yorkshire: The next phase of the AMP will see the delivery of three buildings ranging from 15,000 sq. ft to 40,000 sq. ft, to be marketed as "R-Evolution Phase 4"

 

·     Gateway 36, Barnsley, South Yorkshire: The first part of Phase 2 on this site will see the delivery of three buildings ranging from 20,000 sq. ft to 49,500 sq. ft, which will be marketed as "R-Evolution 36". Demand for these units has been strong, with 38,500 sq. ft currently under offer and expressions of interest on the other units. This will support the development of two additional buildings as part of the second part of Phase 2, which will deliver a further 425,000 sq. ft of space.

 

Land sales

 

Currently, 97% of the Group's budgeted industrial & logistics land sales for the year have completed, exchanged or are in heads of terms. This includes the sale of the Kellingley site in North Yorkshire for £54.0m, which completed after period-end.

 

Residential land portfolio

 

As at 30 June 2022, the residential pipeline had the potential to deliver 28,990 housing plots (31 December 2021: 30,804), of which 7,071 were consented (31 December 2021: 9,978), and 811 were in the planning system awaiting determination (31 December 2021: 811). The pipeline was 49% owned freehold, while 51% was subject to PPAs, options or overages.

 

Acquisitions and land assembly

 

Completed residential land acquisitions totalled £1.5m and added 1,143 plots to the pipeline. These acquisitions form part of land assembly works at a number of new sites, meaning that further land parcel acquisitions are required before a masterplan can be finalised.

 

Plot sales

 

At period-end, over 100% of the Group's budgeted residential land sales for the year had completed, exchanged or were in heads of terms. This included completed residential land sales totalling 1,652 plots (H1 2021: 728 plots), with the significant increase on the prior year mainly due to the expediting of sales to take advantage of particularly buoyant housebuilder demand. Sales were either in line with, or ahead of, 31 December 2021 valuations, and the headline sales prices ranged from £46k to £64k per serviced plot (H1 2021: £36k to £77k).

 

Sales were completed with a range of housebuilders, and included the Group's largest serviced land sale to date by number of residential plots, being a £29m sale at Waverley to Barratt and David Wilson Homes, for the delivery of 450 new homes. The period also saw the completion of a number of PPAs - arrangements whereby Harworth receives a fee from a landowner for securing a planning approval and plot sale on their behalf - generating £3.7 million in fees.

 

Marketing also began for the first phase of serviced residential land at our Ironbridge development in Shropshire, which has adopted the marketing name 'Benthall Grange'. Significant interest was received, and heads of terms have been agreed with a purchaser after period-end.

 

Placemaking

 

At South East Coalville in Leicestershire, plans are well advanced to deliver a new sustainable community within the National Forest, which will see the provision of over 2,000 homes, a local centre, primary school and extensive green space. Placemaking works are continuing on site, with the submission in May of a planning application for a new 420-place "Forest School" which maximises opportunities for learning both inside and outside the classroom, and integrates several sustainability features including solar PV panel coverage and air source heat pumps.

 

At Waverley in South Yorkshire, construction is underway of a new 150-bedroom hotel, which will also feature a restaurant and gym facilities. The hotel will occupy a prominent position at the entrance to the development, providing an important community asset for use by residents and businesses at the adjacent AMP. Planning permission has also been granted for a new primary health centre at the site, in conjunction with the local Clinical Commissioning Group, which will have capacity for 6,000 patients. Plans have also been approved for Highwall Park, a new 1.5km linear park running through the heart of development, which will connect the AMP to the Waverley lakes, and construction is expected to begin shortly.

 

Single family Built to Rent portfolio

 

In May, Harworth launched its single family BTR portfolio, of up to 1,200 homes across 10 development sites. This new product will be complementary to Harworth's existing product of serviced plots sold to housebuilders for their "build to sell" product, and will support the Group's ambition to sell 2,000 residential plots per annum. It will also help to diversify Harworth's residential product range and therefore strengthen its resilience in the face of any downturn in the build to sell market. The introduction of BTR housing will also add to the vibrancy and attractiveness of these existing communities, further enhancing the investment in delivering extensive green space, civic amenities and a well-designed public realm.

 

This product represents a unique forward funding and long-term investment opportunity for a prospective partner, and bids have been invited based on two potential funding models: a fully forward funded model and the option for Harworth to co-invest, taking at least a 10% stake in any holding vehicle. Exchange of contracts with a potential partner is targeted by the end of 2022, and the product is expected to be delivered over the subsequent three years.

 

Investment portfolio

 

This portfolio comprises industrial & logistics assets that have been acquired and increasingly those that have been directly developed and retained. It provides recurring rental income in addition to asset management opportunities and the potential for capital value growth. As at 30 June 2022, it does not include Bardon Hill, which reached practical completion after period end.

 

As at 30 June 2022, the Investment Portfolio comprised 18 sites covering 3.7m sq. ft (31 December 2021: 18 sites covering 3.7m sq. ft). It generated £17.9m of annualised rent (31 December 2021: £18.0m), equating to a gross yield of 6.1% (31 December 2021: 6.5%) and a net initial yield of 5.2% (31 December 2021: 5.6%). Annualised rent reduced marginally during the period but increased on a like-for-like basis. Grade A space represented 11% of the portfolio (31 December 2021: 11%).

 

During the first half, 47,900 sq. ft of leasing deals were completed, adding £0.1m of annualised rent. Lease renewals and regears were completed at terms which, on average, represented a 15% uplift to previous passing rents. New lettings were completed on average at a 17% premium to 31 December 2021 estimated rental values ("ERVs").

 

The portfolio had an average rent per tenant of £6.48 per sq. ft at 30 June 2022 (31 December 2021: £6.32) and a weighted average rent of £4.63 per sq. ft (31 December 2021: £4.50).

 

Across the Investment Portfolio, operational metrics remained strong, with 99% of rents falling due in the first half currently collected, vacancy falling to 3.9% as at 30 June 2022 (31 December 2020: 4.1%), and a robust Weighted Average Unexpired Lease Term ("WAULT") of 11.1 years as at 30 June 2022 (31 December 2021: 11.5 years).

 

Natural Resources portfolio

 

The Natural Resources portfolio comprises sites used for a wide range of energy production and extraction purposes, including wind and solar energy schemes, battery storage and methane capture. In the first half of the year, it generated £4.0m of annualised gross rent (31 December 2021: £4.1m).

 

A review of the strategy for this portfolio is underway to determine how best to protect and optimise value while maximising the role these assets can play in realising the Group's sustainability ambitions, particularly with regards to meeting energy demand, delivering biodiversity net gain and carbon offsetting. A further update on this strategy will be provided in the Full Year Results.  

 

The Harworth Way

 

Harworth's Purpose is to transform land and property into sustainable places where people want to live and work. A commitment to sustainability is embedded across the Group's culture, strategy and operations, and is seen as critical to making a lasting positive impact on communities and the environment. To this end, the first half saw the appointment of Harworth's first Director of Sustainability, Peter Henry, and also the appointment of Marzia Zafar, who has significant expertise in this area, as a Non-Executive Director.

 

In 2021, the Group committed to become Net Zero Carbon for Scope 1, Scope 2 and the business travel and employee commuting categories of Scope 3 emissions by 2030, and to become Net Zero Carbon for all emissions by 2040. Work is underway to formulate a pathway to reaching these targets, with the first step being to analyse the Group's embodied emissions, operational emissions and the opportunities that exist to develop an internal offset mechanism across different parts of the business. Further details will be provided in the Full Year Results announcement and the 2022 Annual Report.



Financial Review

 

Overview

 

Our first half financial performance was strong, delivering a Total Return (the movement in EPRA NDV* plus dividends per share paid in the period expressed as a percentage of opening EPRA NDV per share) of 14.1% (H1 2021: 15.4%). This was driven by delivering on the strategy weset out in September 2021, particularly the progress achieved on increased direct developmentand further acceleration across our residential sites capitalising on high demand for our serviced land product. Whilst EPRA NDV growth in the first half of 2022 was lower than the first half of 2021, it remains high relative to historical levels and reflects this active asset management within robust markets.

 

Sales of serviced land and property, in addition to income from rent, royalties and fees, resulted in Group revenue of £62.6m (H1 2021: £18.9m). This increase derived primarily from accelerated serviced land sales in line with our growth strategy. Looking forward, the sales profile is robust with over 100% of budgeted residential plot sales and 97% of budgeted industrial & logistics land sales for the full year completed, exchanged or subject to heads of terms (September 2021: 100% of all budgeted sales completed, exchanged or subject to heads of terms). This includes the sale of our Kellingley site which completed in early September for £54m cash consideration. Fees from PPA and build to suit development revenue totalled £7.9m (H1 2021: £nil) and within the Investment Portfolio, rent collection remained strong, with 99% collected for the first half of the year to date.

 

BNP Paribas and Savills, our independent valuers, completed a desktop valuation of our portfolio as at 30 June 2022, resulting in valuation gains* during the period of £ 105.5m (H1 2021: £105.7m), including the movement in the market value of development properties, in addition to profit on sales of £4.9m (H1 2021: £1.9m). These external independent valuations demonstrate the impact of development progress and placemaking across the portfolio supported by the continued strength through H1 2022 of the industrial & logistics market for both investment properties and development land, and the continued robust demand for residential serviced land. 

 

The fair value of investment properties increased by £85.3m (H1 2021: £66.5m), which contributed to an operating profit to 30 June 2022 of £99.9m (H1 2021: £76.5m) and a profit after tax of £79.1m (H1 2021: £56.4m). 

 

Over the six months, net asset value grew to £655.1m (31 December 2021: £578.0m). With EPRA adjustments for development property valuations included, EPRA NDV* at 30 June 2022 was £724.8m (31 December 2021: £637.5m) representing a per share increase of 13.7% to 224.7p (31 December 2021: 197.6p). 

 

The Group has declared an interim dividend of 0.404p (H1 2021: 0.367p) per share, representing a 10% increase in line with our policy.

 

During the period, a new five-year £200m RCF was agreed, together with a £40m uncommitted accordion facility. We welcomed HSBC to our lender syndicate alongside existing lenders NatWest and Santander. This new facility provides greater flexibility and the additional liquidity will support the delivery of our growth strategy.

 

Presentation of financial information

 

As our property portfolio includes development properties and joint venture arrangements, APMs can provide valuable insight into our business alongside statutory measures. In particular, revaluation gains on development properties are not recognised in the Consolidated Income Statement and Balance Sheet. The APMs outlined below measure movements in development property revaluations, overages, and joint ventures. We believe that these APMs assist in providing stakeholders with additional useful disclosure on the underlying trends, performance and position of the Group.     

 

Our key APMs* are:  

 

·     Total Return : the movement in EPRA NDV plus dividends per share paid in the year expressed as a percentage of opening EPRA NDV per share   

 

·     EPRA NDV per share : EPRA NDV aims to represent shareholder value under an orderly sale of the business, where deferred tax, financial instruments and certain other adjustments are calculated to the full extent of their liability net of any resulting tax. EPRA NDV per share is EPRA NDV divided by the number of shares in issue at the end of the period, less shares held by the Employee Benefit Trust or Equiniti Share Plan Trustees Limited to satisfy Long Term Incentive Plan and Share Incentive Plan awards

 

·   Value gains : these are the realised profits from the sales of properties and unrealised profits from property valuation movements including joint ventures, and the mark-to-market movement on development properties and overages

 

· Net loan to portfolio value : Group debt net of cash and cash equivalents held expressed as a percentage of portfolio value  

 

A full description of all non-statutory measures and reconciliations between all statutory and non-statutory measures are provided in Note 2 to the consolidated interim financial statements.   

 

Our financial reporting is aligned to our business units of Capital Growth and Income Generation with items which are not directly allocated to specific business activities held centrally and presented separately.   

 

Income Statement

 

 

H1 2022

H1 2021

 

Capital
Growth
£m

Income Generation

£m

Central
£m

Total

£m

Capital
Growth
£m

Income Generation

£m

Central
£m

Total

£m

Revenue

47.0

15.6

-

62.6

5.2

13.6

-

18.9

Cost of sales

(32.9)

(4.2)

-

(37.1)

0.8

(3.6)

-

(2.8)

Gross profit

14.1

11.4

-

25.5

6.0

10.0

-

16.0

Administrative expenses

(2.1)

(1.3)

(7.5)

(10.9)

(1.6)

(1.2)

(5.9)

(8.7)

Other gains

72.6

12.8

-

85.4

44.9

24.3

-

69.2

Operating profit/(loss)

84.5

22.9

(7.5)

99.9

49.3

33.1

(6.0)

76.5

Share of profit of JVs

1.0

1.2

-

2.2

2.2

2.9

-

5.1

Net interest expense

-

-

(3.4)

(3.4)

0.1

-

(1.7)

(1.5)

Profit/(loss) before tax

85.6

24.1

(10.9)

98.8

51.7

36.0

(7.7)

80.1

Tax charge

-

-

(19.7)

(19.7)

-

-

(23.6)

(23.6)

Profit/(loss) after tax

85.6

24.1

(30.6)

79.1

51.7

36.0

(31.3)

56.4

  Note: There are minor differences on some totals due to roundings

 

Revenues in H1 2022 were £62.6m (H1 2021: £18.9m), of which Capital Growth contributed £47.0m (H1 2021: £5.2m) and Income Generation £15.6m (H1 2021: £13.6m). 

 

Increased Capital Growth revenue, which primarily relates to the sale of development properties, reflected accelerated land sales. Capital Growth revenue also includes fees from PPAs of £3.7m (H1 2021: £nil) and build to suit development revenue totalling £4.2m (H1 2021: £nil), including the construction of a new 100,000 sq. ft facility at the AMP following on from the associated 2021 land sale.

 

Revenue from Income Generation (the Investment Portfolio, Natural Resources and Agricultural Land) mainly comprises property rental and royalty income. Revenue of £15.6m (H1 2021: £13.6m) was higher as a result of increased rental income, following the 2021 property acquisition of Towngate Business Park, Widnes and asset management initiatives, and increased royalty income. Rental income from the Investment Portfolio decreased on an annualised basis from £18.0m to £17.9m in the first half of 2022, but increased on a like-for-like basis by £0.1m when the office in the portfolio, our head office, is excluded.

 

Cost of sales comprises the inventory cost of development property sales, costs incurred in undertaking build to suit development and the direct costs of the Income Generation business. Cost of sales increased to £37.1m (H1 2021: £2.8m) of which £26.8m related to the inventory cost of development property sales (H1 2021: £1.5m) and also included additional costs related to build to suit development not incurred in the previous year. In H1 2022, we saw a net reduction in the net realisable value provision on development properties of £2.4m (H1 2021: £2.4m) following the valuation process as at 30 June 2022. 

 

Administrative expenses increased in H1 202 2 by £2.2m. This was principally due to higher salary expenses, resulting from increased employee numbers reflecting the growth in the Group to deliver our strategy. Administrative expenses expressed as a percentage of revenue remained in line with the year ended 31 December 2021 at 17% reflecting increased sales of development property offsetting the increase in administrative expenses.

 

Other gains comprised an £85.3m (H1 2021: £67.6m) net increase in the fair value of investment properties and assets held for sale ("AHFS") plus the profit on sale of investment properties, AHFS and overages of £0.1m (H1 2021: £1.6m).

 

Joint venture profits of £2.2m (H1 2021: £5.1m) were largely a result of an increase in the value of the Logistics North Multiply site (£1.2m) and Aire Valley Land (£1.0m). Value gains/(losses) on a non-statutory basis are outlined below.

 

Non-statutory value gains/(losses)*

 

Value gains/(losses) are made up of profit on sale, revaluation gains/(losses) on investment properties (including joint ventures), and revaluation gains/(losses) on development properties, AHFS and overages. A reconciliation between statutory and non-statutory value gains can be found in Note 2 to the financial statements.

 

£m  

 

 

H1 2022  

H1 2021 

30 June 2022

31 Dec

2021

 

Categorisation  

Profit on sale

Revaluation gains/(losses)

Total

Profit on sale

Revaluation gains/(losses)

Total

Total valuation

Total valuation

Capital Growth  

 

 

 

 

 

 

Major Developments  

Mixed 

4.7

49.3

53.9

1.3

51.2

52.5

366.5

308.2

Strategic Land  

Investment 

0.2

42.1

42.3

0.1

28.6

28.7

192.4

144.0

Income Generation  

 

 

 


Investment Portfolio  

Investment 

-

14.7

14.7

0.1

25.3

25.4

294.5

277.5

Natural Resources  

Investment 

-

(0.7)

(0.7)

-

0.4

0.4

29.8

30.6

Agricultural Land  

Investment 

-

0.1

0.1

0.4

0.2

0.6

5.5

5.4

Total   

4.9

105.5

110.3

1.9

105.7

107.5

888.7

765.7

Notes: A full description and reconciliation of the APMs in the above table is included in Note 2 to the condensed consolidated interim financial statements . There are some minor differences on some totals due to roundings. Movement in Total Valuation from 31 December 2021 to 30 June 2022 is net of acquisitions and disposals.

 

The principal revaluation gains and losses across the divisions reflected the following:  

 

·   Major Developments: key contributions included direct development progress, particularly at our Bardon Hill development, progress towards meeting the Kellingley sale conditions, and continued robust housebuilder demand for residential sites; 

·     Strategic Land: the strong half year performance included progress at our Ironbridge site which will shortly move from demolition and remediation into development, as well as master planning of other earlier stage sites coupled with continued demand for well-located industrial & logistics sites; 

· Investment Portfolio:  management driven gains with solid rent collection and good letting progress achieved across our portfolio reducing vacancy and increasing rents; 

· Natural Resources: valuations remained broadly consistent; and 

· Agricultural Land: valuations remained broadly consistent

 

Profit on sale of £4.9m (H1 2021: £1.9m) reflected the completion of sales above book value. Revaluation gains were £105.5m (H1 2021: £105.7m) and are outlined in the table below.

 

 

 

H1 2022

£m

H1 2021

£m

Increase in fair value of investment properties

 

85.3

66.5

Increase in fair value of AHFS

 

-

1.1

Movement in net realisable value provision on revaluation of development properties

 

2.4

2.4

Contribution to statutory operating profit

 

87.7

70.0

Share of profit of joint ventures

 

2.2

5.1

Unrealised gains on development properties and overages*

 

15.6

30.5

Total non-statutory revaluation gains

 

105.5

105.7

 

The net realisable value provision as at 30 June 2022 was £6.3m (31 December 2021: £12.2m) and was held against five development properties. The movement in the net realisable value provision reflects the valuation increase of development properties of £2.4m, the net realisable value provision released on disposal of £0.7m and the net realisable value provision released on transfer to investment property of £2.8m. This provision is held to reduce the value of these development properties from their deemed cost (the fair value at which they were transferred from investment to development property plus additional development expenditure) to their net realisable value at 30 June 2022 where lower than cost. The transfer from investment to development property takes place once planning is secured and development with a view to sale has commenced. 

 

Cash and sales

 

The Group made property sales* of £39.0m in H1 2022 (H1 2021: £11.5m), achieving a total profit on sale of £4.9m (H1 2021: £1.9m).  Sales comprised residential plot sales of £38.8m (H1 2021: £0.5m), industrial & logistics land sales of £0.2m (H1 2021: £4.1m) and sales of other, mainly mature, income-generating sites and agricultural land, of £nil (H1 2021: £6.9m).   

 

Cash proceeds from sales in the period were £33.7m (H1 2021: £20.4m) as shown in the table below:

 

 

H1 2022

£m

H1 2021

£m

Total property sales(1)

39.0

11.5

Less deferred consideration on sales in the period

(5.3)

-

Add receipt of deferred consideration from sales in prior years

-

8.9

Total cash proceeds

33.7

20.4

(1)  A full description and reconciliation of APMs is included in Note 2 to the condensed consolidated interim financial statements.

 

Tax

 

The income statement charge for taxation for the period was £19.7m (H1 2021: £23.6m) which comprised a current tax charge of £3.9m (H1 2021: £1.8m) and a deferred tax charge of £15.8m (H1 2021: £21.8m). 

 

The current tax charge resulted primarily from profits from the sale of development properties, investment properties and a change in the utilisation of losses.  The deferred tax charge largely related to unrealised gains on investment properties.

 

At 30 June 2022, the Group had deferred tax liabilities of £62.6m (31 December 2021: £46.9m) and deferred tax assets of £4.0m (31 December 2021: £4.3m). The net deferred tax liability was £58.6m (31 December 2021: £42.6m). 

 

Basic earnings per share and dividends

 

Basic earnings per share for the year increased to 24.5p (H1 2021: 17.5p) reflecting the increase in the valuation of the land and property portfolio as at 30 June 2022. 

 

The Board has determined that it is appropriate for an interim dividend to be paid of 0.404p (H1 2021: 0.367p) per share, an increase of 10% in line with the Group's policy.

 

Property categorisation

 

Until sites receive planning permission and their future use has been determined, our view is that the land is held for a currently undetermined future use and should therefore be held as investment property. We categorise properties and land that have received planning permission, and where development with a view to sale has commenced, as development properties. Where development relates to future income producing assets expected to be held within the Investment Portfolio, these are held as investment property.

 

As at 30 June 2022, the balance sheet value of all our development properties was £160.4m (31 December 2021: £172.7m) and their independent valuation by BNP Paribas was £244.7m (31 December 2021: £245.2m), reflecting a £84.3m cumulative uplift in value since they were classified as development properties. In order to highlight the market value of development properties, and overages, and to be consistent with how we state our investment properties, we use EPRA NDV*, which includes the market value of development properties and overages less notional deferred tax, as our primary net assets metric.   

 

Net asset value

 

 

 

30 June 2022

£m

30 June 2021

£m

31 December 2021 

£m 

Properties (1)  

800.0

684.6

689.8

Cash and cash equivalents

 

38.4

3.9

12.0

Trade and other receivables 


71.6

57.0

55.1

Other assets 

 

5.7

5.4

5.3

Total assets  

 

915.7

750.9

762.2

Gross borrowings 

 

106.2

104.2

37.8

Net deferred tax liability 

 

58.6

37.7

42.6

Derivative financial instruments 

 

-

0.5

0.2

Other liabilities 

 

95.8

67.5

103.6

Statutory net assets  


655.1

541.0

578.0

Mark to market value adjustment on development properties and overages less notional deferred tax (2)    

69.7

49.7

59.5

EPRA NDV (2)  

 

724.8

590.7

637.5

Number of shares in issue less Employee Benefit Trust & Equiniti Share Plan Trustees Limited -held shares 

322,586,735

322,520,876

322,539,284

EPRA NDV per share (2)  

 

224.7p

183.2p

197.6p

(1)  Properties include investment properties, development properties, AHFS, occupied properties and investment in joint ventures

(2)  A full description and reconciliation of the APMs in the above table is included in Note 2 to the condensed consolidated interim financial statements

 

EPRA NDV* at 30 June 2022 was £724.8m (31 December 2021: £637.5m) which includes the mark-to-market adjustment on the value of development properties and overages. The total portfolio value as at 30 June 2022 was £888.7m, an increase of £123.0m from 31 December 2021 (£765.7m). 

 

The Group's share of profit from joint ventures resulted in investments in joint ventures increasing to £39.5m (31 December 2021: £36.1m). 

 

Trade and other receivables include deferred consideration on sales as set out above. At 30 June 2022, deferred consideration of £32.6m (31 December 2021: £27.4m) was outstanding, of which 76% was due within one year.   

 

The table below sets out our top ten sites by value as at 30 June 2022, which represent 48% of our total portfolio, showing the total acres for each site and split according to their categorisation, including currently consented residential plots and commercial space:

 

Site

Site type

Categorisation in Balance Sheet

Region

Progress as at 30 June 2022

South East Coalville

Major Development

Development

Midlands

2,016 residential units consented, land sold representing 679 units

Ironbridge

Strategic Land

Investment

Midlands

1,000 residential units consented, now marketing first land parcel for sale

Kellingley(1)

Major Development

Development

Yorkshire & Central

1.4m sq. ft of industrial & logistics space consented, less than 0.1m sq. ft sold

Bardon Hill

Major Development

Investment 

Midlands

Construction of 0.3m sq. ft of industrial & logistics completed post period-end

AMP

Investment Portfolio

Investment

Yorkshire & Central

2.1m sq. ft of industrial & logistics space consented, 1.6m sq. ft built or sold

Nufarm

Investment Portfolio

Investment

Yorkshire & Central

n/a

Ansty(2)

Strategic Land

Investment

Midlands

Proposed industrial & logistics site, planning not yet submitted

Knowsley

Investment Portfolio

Investment

North West

n/a

Gateway 36

Major Development

Investment

Yorkshire & Central

1.3m sq. ft of industrial & logistics space consented, of which 0.5m sq. ft is sold

Waverley

Major Development

Development

Yorkshire & Central

2,900 residential units consented, land sold representing 2,336 units

(1)  Kellingley development site sold post period-end

(2)  Contracts exchanged for the sale of the Ansty strategic land site in December 2021. Completion of the transaction is conditional on the granting of a hybrid planning permission.

 

Financing strategy

 

Harworth's financing strategy remains to be prudently geared. The Income Generation portfolio provides a recurring income source to service debt facilities and this is supplemented by proceeds from sales.  The Group has an established sales track record that has been built up since re-listing in 2015.   

 

To deliver its strategic plan, the Group has adopted a target net loan to portfolio value* at year end of below 20%, with a maximum of 25% during the year. As a principle, the Group will seek to maintain its cash flows in balance by funding the majority of infrastructure expenditure through disposal proceeds whilst allowing for growth in the portfolio.   

 

The Group intends to continue to enter into site-specific development and infrastructure loans alongside the main banking facilities to support its growth strategy.

 

Debt facilities

 

An RCF with NatWest and Santander had been in place since 2015. During the first half of 2022, we entered into a new five year £200m RCF, together with a £40m uncommitted accordion option, which replaces the original RCF. NatWest and Santander continue to support us in the new RCF and we welcome HSBC to our banking group. The new RCF is aligned to the Group's strategy and provides significant additional liquidity and flexibility to enable us to pursue our strategic objectives. The interest rate of the new RCF is on an LTV ratchet mechanism with a margin payable above SONIA in the range of 2.25% to 2.50%.

 

As part of its funding structure, the Group also uses infrastructure financing provided by public bodies and site-specific direct development loans to promote the development of major sites and bring forward the development of logistics units.

 

The Group had total borrowings and loans of £106.2m at 30 June 2022 (31 December 2021: £37.8m; 30 June 2021: £104.2m), being the new RCF drawn balance (net of capitalised loan fees) of £92.4m (31 December 2021: £33.3m) and infrastructure or direct development loans (net of capitalised loan fees) of £13.9m (31 December 2021: £4.5m).  The Group's cash and cash equivalents balances at 30 June 2022 were £38.4m (31 December 2021: £12.0m), higher as a result of the completion of the sale at Waverley on 30 June 2022 with sales proceeds applied to reduce debt at the beginning of July 2022. The resulting net debt was £67.8m (31 December 2021: £25.7m). 

 

Net debt* decreased with the completion of serviced land and property sales. The movements in net debt over the year are shown below:  

 

 

 

 

30 June

2022

£m

30 June

2021  

£m  

Opening net debt as at 31 December


 

25.7

71.2  

Cash (inflow)/outflow from operations 



(3.2)

8.0 

Property expenditure and acquisitions 



31.2

22.3 

Disposal of investment property, AHFS and overages 



(0.1)

(8.6) 

Investments in and distributions from joint ventures 



1.1

0.5 

Interest and loan arrangement fees 



4.0

1.5 

Dividends paid



2.7

4.7 

Tax paid 



6.9

0.4 

Other cash and non-cash movements 



(0.5)

0.2 

Closing net debt as at 30 June


 

67.8

100.2  

 

Th e weighted average cost of debt, using an end of month average 2022 balance and 30 June 2022 rates, was 2.89% with a 0.94% non-utilisation fee on undrawn RCF amounts ( 31 December 2021: 2.90% with a 0.9% non-utilisation fee). The weighted average term of debt is now 5 years (31 December 2021: 2.2 years).

 

From 2022, the Group's hedging strategy to manage its exposure to interest rate risk will be to hedge the lower of around half its average debt during the year or its net debt* balance at year end.  With the completion of the new RCF in early 2022, the previous £45m fixed rate interest swap in place for the original RCF was terminated concurrently and at 30 June 2022, £13.9m of fixed rate loans were in place with no further interest rate hedging. Projected drawn debt and hedging requirements remain under active review with any new hedging put in place over the second half of 2022 aligned to future net debt requirements.

 

As at 30 June 2022, the Group's gross loan to portfolio value* was 12.0% (31 December 2021: 4.9%) and its net loan to portfolio value was 7.6% (31 December 2021: 3.4%). If gearing is assessed against the value of the core income generation portfolio (the Investment Portfolio and Natural Resources portfolio) only, this equates to a gross loan to core income generation portfolio value of 35.9% (31 December 2021: 13.0%) and a net loan to core income generation portfolio value of 22.9% (31 December 2021: 8.9%). Gross loans are higher at 30 June 2022 due to the seasonal nature of expenditure on our sites, alongside the timing of sales receipts on 30 June 2022. Under the new RCF, the Group could withstand a material fall in portfolio value, property sales or rental income before reaching covenant levels.  

 

At 30 June 202 2, undrawn facilities under the new RCF were £106.0m, providing headroom to execute our growth strategy.

 

Conclusion

 

The first half of 2022 saw a strong financial performance for the Group, and we moved into the second half of the year in a solid position with low gearing and cash and available facilities of £144.4m with no refinance requirements for a further four years. Our sales are well progressed for the year and the Kellingley transaction completed post period end increasing our cash balances by £54.0 million.

 

We own the majority of our sites which allows us to determine the scale and pace of development each year to manage our risk profile. We have a track record of delivering value through management actions and as demonstrated over the last couple of years, we have a high level of discretionary spend and the ability to reduce development risk through a range of sales structures. We will continue to monitor closely the external environment and we will use these skills, our flexibility and our solid foundation to target our capital to drive long-term value for shareholders.

 

Kitty Patmore

Chief Financial Officer

13 September 2022

 

* Harworth discloses both statutory measures and APMs. A full description and reconciliation to the APMs is set out in Note 2 to the interim financial statements



 

Appendix 1: Supplementary operational information

 

1.1  Main industrial & logistics sites (as at 30 June 2022)

 

Name

Location

Sold or developed

(m sq. ft)

Consented or planned

(m sq. ft)

Estimated GDV remaining to develop (£m)

Delivery time

Advanced Manufacturing Park

Rotherham, South Yorkshire

1.6

2.1 consented

50 - 60

to 2027

Gateway 36

Barnsley, South Yorkshire

0.5

1.3 consented

85 - 90

to 2026

Chatterley Valley

Stoke-on-Trent, Staffordshire

-

1.2 consented

140 - 150

to 2027

Wingates

Bolton, Greater Manchester

-

1.1 consented

160 - 170

to 2026

Bardon Hill

Coalville, Leicestershire

- (1)

0.3 consented

45 - 55

2022

Gascoigne Wood

Sherburn-in-Elmet, North Yorkshire

n/a

2.0 planned

240 - 260

to 2028

Rothwell

Rothwell, Northamptonshire

n/a

1.5 planned

240 - 250

to 2028

Skelton Grange

Leeds, West Yorkshire

n/a

0.8 planned

120 - 130

to 2027

(1)  Bardon Hill reached practical completion after period end

 

1.2  Main residential sites (as at 30 June 2022)

 

Name

Location

Sold

(plots)

Consented or planned

(plots)

Delivery time

Waverley

Rotherham, South Yorkshire

2,336

2,900(1) consented

to 2025

South East Coalville

Coalville, Leicestershire

679

2,016 consented

to 2031

Simpson Park

Harworth, Nottinghamshire

564

1,615 consented

to 2028

Pheasant Hill Park

Doncaster,

South Yorkshire

540

1,200 consented

to 2027

Ironbridge

Ironbridge, Shropshire

-

1,000 consented

to 2030

Moss Nook

St Helens, Merseyside

256

900 consented

to 2026

Staveley

Staveley, Derbyshire

n/a

600 planned

to 2028

(1)  Consented plots revised to reflect the number of homes that can be built on remaining land at the site

 

 

 

 

 

 

Principal Risks & Uncertainties

 

A detailed explanation of the Group's risk management framework, the principal risks and uncertainties affecting the Group and the steps it takes to mitigate these risks, can be found on pages 70 to 77 of the Annual Report and Financial Statements for the year ended 31 December 2021 (the "2021 Annual Report"), available at harworthgroup.com/investors .

 

The challenging macroeconomic and geopolitical environment impacts certain of our principal risks, as the factors set out below continue to affect the growth of the UK economy:

Inflation reaching a 40-year high

Rising interest rates

The war in Ukraine and resultant increase in energy costs and supply chain disruption

Pressure on household budgets and a reduction in consumer confidence

Labour shortages

-     Uncertainty of the Government's response to the above factors pending, and now immediately following, the outcome of the Conservative leadership election

 

The impact of these factors on our 'residential and industrial & logistics markets' risk is becoming increasingly difficult to predict and is continuously evolving. Whilst there has unquestionably been a downturn in market sentiment and outlook over the summer, there has been limited evidence as yet of a reduction in demand across Harworth's core markets. In any event, our strong operational and financial performance during the Covid pandemic demonstrated that Harworth is well-positioned to capitalise on core markets which benefit from long-term, structural tailwinds: the Group sells serviced and therefore de-risked residential land to housebuilders; develops industrial & logistics sites in underserved regional markets; and the scale in its portfolio and range of products, including the newly launched single-family BTR portfolio, provides significant diversification. We have a strong operational base and can control which and when sites are brought forward, and whether risk is shared through the introduction of third-party capital. We remain well-capitalised with low gearing and a positive long-term outlook, which should enable the Group to mitigate and adapt to changes in the external environment.

 

The evolving macroeconomic headwinds also impact our 'supply chain and delivery partner management (counter-party)' risk, potentially exposing Harworth to increasing supplier and delivery partner failure and/or delays in delivery. In response, we are undertaking a thorough procurement review and transformation exercise to enhance our selection and management of counterparties to ensure that we remain well positioned to deliver against our key strategic objectives.

 

In recent weeks we have seen some evidence that the rate of cost inflation in our supply chain has softened. However, alongside skilled labour shortages in our sectors, we expect the supply chain to remain a challenge in the short term, such that our 'supply chain cost inflation and constraints' risk remains unchanged for the time being.

 

We are also alert to the impacts of energy security and rising energy costs across our occupier base and supply chain alongside the Government's accelerated commitments to address climate change. Throughout 2022 we are progressing our work to develop an Energy and Natural Capital strategy across our asset base and our Net Zero Carbon pathway to address our 'managing climate change transition' risk. 

 

Against the backdrop of the macroeconomic and geopolitical risks and opportunities outlined above, the Board has considered the principal risks and uncertainties which could affect Harworth for the remainder of the year and considers there has been no material change from those set out on pages 72 to 77 of the 2021 Annual Report. The Board is confident in the resilience of Harworth's business model and believes that existing mitigating actions remain appropriate as we focus on what can be controlled within the business. The residual risk ratings for the Group's 11 principal risks remain unchanged from the 2021 Annual Report. However, the rating for our 'residentialand commercial markets' risk will trend from 'medium' to 'high' over the second half of the financial year if deteriorating market sentiment manifests itself in transactional evidence of a downturn in our core markets. We do not expect any material change to our other risk ratings over the second half of the year.

 

Directors' Responsibilities Statement

For the six months ended 30 June 2022

 

The Directors who held office at the date of approval of these Financial Statements confirm that to the best of their knowledge: 

1.  the Condensed Consolidated Interim Financial Statements have been prepared in accordance with the Disclosure Guidance and Transparency Rules of the Financial Conduct Authority and in accordance with IAS 34 'Interim Financial Reporting' as contained in UK-adopted international accounting standards; and 

 

2.  the Interim Management Report includes a fair review of the information required by: 

 

a.  Rule 4.2.7R of the Disclosure and Transparency Rules, being an indication of important events that have occurred during the six months ended 30 June 2022 and their impact on the Condensed Consolidated Interim Financial Statements, and a description of the principal risks and uncertainties for the remaining six months of the financial year; and 

 

b.  Rule 4.2.8R of the Disclosure and Transparency Rules, being related parties' transactions that have taken place in the six months ended 30 June 2022 and that have materially affected the financial position or performance of the Group during that period, and any changes in the related parties' transactions described in the last Annual Report and Financial Statements that could do so. 

 

The Directors who served during the six months ended 30 June 2022 were as follows: 

Alastair Lyons 

Chair 

Lynda Shillaw 

Chief Executive 

Katerina Patmore 

Chief Financial Officer 

Angela Bromfield 

Senior Independent Director 

Ruth Cooke 

Independent Non-Executive Director 

Lisa Scenna 

Independent Non-Executive Director 

Patrick O'Donnell Bourke 

Independent Non-Executive Director 

Steven Underwood 

Non-Executive Director 

Martyn Bowes 

Marzia Zafar (appointed 1 June 2022)

Non-Executive Director 

Independent Non-Executive Director

 

By order of the Board 

 

Chris Birch  

General Counsel and Company Secretary 

13 September 2022 

 

Cautionary statement  

 

This report for the six months ended 30 June 2022 contains certain forward-looking statements with respect to the Company's financial condition, results, operations and business. These statements and forecasts involve risk and uncertainty because they relate to events and depend upon circumstances that will occur in the future. There are factors that could cause actual results or developments to differ materially from those expressed or implied by these forward-looking statements and forecasts. Nothing in this report should be construed as a profit forecast.  

 

Directors' liability  

 

Neither the Company nor the Directors accept any liability to any person in relation to this report for the six months ended 30 June 2022 except to the extent that such liability could arise under English law. Accordingly, any liability to a person who has demonstrated reliance on any untrue or misleading statement or omission shall be determined in accordance with section 90A of the Financial Services and Markets Act 2000.  



Shareholder Information 

 

Financial Calendar

 

Interim results for the six months ended 30 June 2022

 

Announced  

13 September 2022

Interim dividend for the year ending 31 December 2022  

 

Ex-dividend date  

Record date  

Payable  

 

22 September 2022

23 September 2022  

21 October 2022

 

Results for the year ending 31 December 2022

 

Announced

March 2023  

Annual report and financial statements for the year ending 31 December 2022

 

Published  

April 2023

2023 Annual General Meeting  

 

Scheduled  

May 2023

Final dividend for the year ending 31 December 2023

 

Payable  

June 2023

 

Registrars

 

All administrative enquiries relating to shareholdings should, in the first instance, be directed to Equiniti, Aspect House, Spencer Road, Lancing, West Sussex, BN99 6DA (telephone: 0371 384 2301) and should state clearly the registered shareholder's name and address.

 

Dividend Mandate

 

Any shareholder wishing dividends to be paid directly into a bank or building society should contact the Registrars for a dividend mandate form. Dividends paid in this way will be paid through the Bankers' Automated Clearing System ("BACS").

 

Shareview service

 

The Shareview service from Equiniti allows shareholders to manage their shareholding online. It gives shareholders direct access to their data held on the share register, including recent share movements and dividend details and the ability to change their address or dividend payment instructions online.

 

To visit the Shareview website, go to www.shareview.co.uk. There is no charge to register but the 'shareholder reference' printed on proxy forms or dividend stationery will be required.  

 

Website

 

The Group's website ( harworthgroup.com ) gives further information on the Group. Detailed information for shareholders can be found at harworthgroup.com/investors.

 

 

 



 

Consolidated income statement


Note

Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June
2021
£'000

Audited

year ended

31 December

2021

£'000

Revenue

 

3

62,560

18,848

109,884

Cost of sales

3

(37,090)

(2,833)

(61,185)

Gross profit

3

25,470

16,015

 

48,699

Administrative expenses

3

(10,940)

(8,720)

(19,202)

Other gains

3

85,402

69,249

92,488

Other operating expense

3

(27)

(21)

(58)

Operating profit

3

99,905

76,523

121,927

Finance costs

4

(3,428)

(1,694)

(4,100)

Finance income

4

72

         115

182

Share of profit of joint ventures

9

2,236

5,123

9,225

Profit before tax


98,785

80,067

127,234

Tax charge

5

(19,681)

(23,641)

(33,244)

Profit for the period/year


79,104

56,426

93,990



 



Earnings per share from continuing operations attributable to the owners of the Group


Pence

Pence

Pence

Basic

7

24.5

17.5

29.1

Diluted

7

24.2

17.4

28.9

The notes 1 to 15 are an integral part of these condensed consolidated interim financial statements.

All activities are derived from continuing operations.



 

Consolidated statement of comprehensive income


Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June
2021
£'000

Audited

year ended

31 December 2021
£'000

Profit for the period/year

79,104

56,426

93,990

Other comprehensive income/(expense) - items that will not be reclassified to profit or loss:

 



Net actuarial gain in Blenkinsopp Pension scheme

388

200

262

Revaluation of Group occupied property 

(34)

 (62)

  (200)

Deferred tax on other comprehensive expense items

(127)

(85)

(137)

Other comprehensive income - items that may be reclassified to profit or loss:

 

 


Fair value of financial instruments

156

340

670

Total other comprehensive income

383

393

595

Total comprehensive income for the period/year

79,487

56,819

94,585

 

 


Consolidated balance sheet

ASSETS

Note

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December 2021
£'000

Non-current assets





Property, plant and equipment


712

880

681

Right of use assets


327

132

94

Trade and other receivables


7,508

-

5,369

Investment properties

8

588,278

455,368

478,355

Investments in joint ventures

9

39,475

30,926

36,131



636,300

487,306

520,630

Current assets


 



Inventories

10

 165,651

188,614

177,822

Trade and other receivables


 64,081

57,030

49,755

Assets classified as held for sale

11

 11,165

14,017

1,925

Cash and cash equivalents

12

38,424

3,942

12,037

Current tax asset


111

-

-



 279,432

263,603

241,539

Total assets


915,732

750,909

762,169

LIABILITIES


 



Current liabilities


 



Trade and other payables


(90,887)

(62,315)

(94,316)

Lease liabilities


(103)

(66)

(42)

Derivative financial instruments


-

(486)

-

Current tax liabilities


-

(1,586)

(2,947)



(90,990)

(64,453)

(97,305)

Net current assets


 188,442

 199,150

144,234

Non-current liabilities


 



Borrowings

13

(106,236)

(104,177)

(37,781)

Trade and other payables


(4,509)

(2,815)

(5,686)

Lease liabilities


(235)

(67)

(52)

Derivative financial instruments


-

-

(156)

Net deferred income tax liabilities


(58,612)

(37,679)

(42,647)

Retirement benefit obligations


(93)

(687)

(558)



(169,685)

(145,425)

(86,880)

Total liabilities


(260,675)

(209,878)

(184,185)

Net assets


655,057

541,031

577,984

SHAREHOLDERS' EQUITY


 



Called up share capital

14

32,298

32,271

32,272

Share premium account


24,672

24,617

24,627

Fair value reserve


278,928

198,996

199,629

Capital redemption reserve


257

257

257

Merger reserve


45,667

45,667

45,667

Investment in own shares


(45)

(32)

(24)

Retained earnings


194,176

182,829

181,566

Current year profit


79,104

56,426

93,990

Total shareholders' equity


655,057

541,031

577,984

 

Condensed consolidated statement of changes in shareholders' equity

 

 

 

Called up share capital £'000

Share

premium account

£'000

 

Merger reserve

£'000

Fair

value

reserve

£'000

Capital redemption reserve

£'000

Investment in own

shares

£'000

 

Retained earnings

£'000

 

Total

equity

£'000

Balance at 1 January 2021 (audited)

32,253

24,567

45,667

132,833

257

(73)

253,208

488,712

Profit for the six months to 30 June 2021

  -

    - 

 -

  -

  -

56,426

56,426

Fair value gains

-

-

-

68,349

-

-

(68,349)

-

Transfer of unrealised gains on disposal of investment property

  -

-

-

(2,124)

-

-

2,124

-

 

Other comprehensive (expense)/income:









Actuarial gain in Blenkinsopp pension scheme

-

-

-

-

-

-

200

200

Revaluation of Group occupied property

-

-

-

(62)

-

-

-

(62)

Fair value of financial instruments 

-

-

-

-

-

-

340

340

Deferred tax on other comprehensive (expense)/income items

-

-

-

-

-

-

(85)

(85)

 

-

-

-

66,163

-

-

(9,344)

56,819

Transactions with owners:









Share-based payments

-

-

-

-

-

68

120

188

Dividends paid

-

-

-

-

-

-

(4,729)

(4,729)

Share issue

12

50

-

-

-

-

-

62

Purchase of own shares

-

-

-

-

-

(21)

-

(21)

Issue of own shares

6

-

-

-

-

(6)

-

-

Balance at 30 June 2021 (unaudited)

32,271

24,617

45,667

198,996

257

(32)

239,255

541,031

Profit for the six months to 31 December 2021

-

-

-

-

-

-

37,564

37,564

Fair value gains

-

-

-

20,237

-

-

(20,237)

-

Transfer of unrealised gains on disposal of investment property

-

-

-

(19,466)

-

-

19,466

-

Other comprehensive (expense)/income:









Actuarial gain in Blenkinsopp pension scheme

-

-

-

-

-

-

62

62

Revaluation of Group occupied property

-

-

-

(138)

-

-

-

(138)

Fair value of financial instruments

-

-

-

-

-

-

330

330

Deferred tax on other comprehensive (expense)/income items

-

-

-

-

-

-

(52)

(52)


-

-

-

633

-

-

37,133

37,766

Transactions with owners:









Share-based payments

-

-

-

-

-

8

352

360

Dividends paid

-

-

-

-

-

-

(1,184)

(1,184)

Share issue

1

10

-

-

-

-

-

11

Balance at 31 December 2021 (audited)

32,272

24,627

45,667

199,629

257

(24)

275,556

577,984

Profit for the six months to 30 June 2022

-

-

-

-

-

-

79,104

79,104

Fair value gains

-

-

-

86,224

-

-

(86,224)

-

Transfer of unrealised gains on disposal of investment property

-

-

-

(6,891)

-

-

6,891

-

Other comprehensive expense:









Actuarial gain in Blenkinsopp pension scheme

-

-

-

-

-

-

388

388

Revaluation of group occupied property

-

-

-

(34)

-

-

-

(34)

Fair value of financial instruments

-

-

-

-

-

-

156

156

Deferred tax on other comprehensive (expense)/income items

-

-

-

-

-

-

(127)

(127)


-

-

-

79,299

-

-

188

79,487

Transactions with owners:









Share-based payments

-

-

-

-

-

-

263

263

Dividends paid

-

-

-

-

-

-

(2,727)

(2,727)

Share issue

26

45

-

-

-

(21)

-

50

Balance at 30 June 2022 (unaudited)

32,298

24,672

45,667

278,928

257

(45)

273,280

655,057



Consolidated statement of cash flows


Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December 2021
£'000

Cash flows from operating activities

 



Profit before tax for the period/year

98,785

80,067

127,234

Net finance costs

3,356

1,579

3,918

Other gains

(85,402)

(69,249)

(92,488)

Share of profit of joint ventures

(2,236)

(5,123)

(9,225)

Share-based transactions(1)

281

192

426

Depreciation of property, plant and equipment and right of use assets

71

126

234

Pension contributions in excess of charge

(77)

(83)

(148)

Operating cash inflow before movements in working capital

14,778

7,509

29,951

Decrease/(increase) in inventories

6,731

(11,659)

4,133

Increase in receivables

(16,465)

(589)

(3,715)

(Decrease)/increase in payables

(1,845)

(3,310)

26,669

Cash generated from/(used in) operations

3,199

(8,049)

57,038

Interest paid

(2,023)

(1,510)

(3,531)

Corporation tax paid

(6,920)

(437)

(3,646)

Cash (used in)/generated from operating activities

(5,744)

(9,996)

49,861

Cash flows from investing activities

 



Interest received

72

115

182

Investment in joint ventures

(1,108)

(521)

(1,624)

Distribution from joint ventures

-

34

34

Net proceeds from disposal of investment properties, AHFS and overages

127

8,590

44,472

Property acquisitions

(4,509)

(16,749)

(18,105)

Expenditure on investment properties and AHFS

(26,699)

(5,590)

(22,851)

Expenditure on property, plant and equipment

(91)

(24)

(32)

Cash (used in)/generated from investing activities

(32,208)

(14,145)

2,076

Cash flows from financing activities

 



Net proceeds from share issue

49

57

68

Purchase of own shares

-

(21)

(21)

Proceeds from other loans

9,050

2,400

4,900

Repayment of other loans

-

-

(4,425)

Proceeds from bank loans

139,000

23,750

45,000

Repayment of bank loans

(79,000)

(6,000)

(91,000)

Loan arrangement fees

(2,001)

(38)

(1,134)

Payment in respect of leases

(32)

(46)

(85)

Dividends paid

(2,727)

(4,729)

(5,913)

Cash generated from/(used in) financing activities

64,339

15,373

(52,610)

Increase/(decrease) in cash

26,387

(8,768)

(673)


 



Cash and cash equivalents as at beginning of period/year

12,037

12,710

12,710

Increase/(decrease) in cash

26,387

(8,768)

(673)

Cash and cash equivalents as at end of period/year

38,424

3,942

12,037

 

(1) Share-based transactions reflect the non-cash expenses relating to share-based payments included within the income statement


Notes to the condensed consolidated interim financial statements

for the six months ended 30 June 2022

1. Basis of preparation of the condensed consolidated interim financial statements

 

General information

Harworth Group plc (the "Company") is a company limited by shares, incorporated and domiciled in the UK (England). The address of its registered office is Advantage House, Poplar Way, Catcliffe, Rotherham, South Yorkshire, S60 5TR.

 

The Company is a public company listed on the London Stock Exchange.

 

The condensed consolidated interim financial statements for the six months ended 30 June 2022 comprise the accounts of the Company and its subsidiaries (together referred to as the "Group").

 

These condensed consolidated interim financial statements do not comprise statutory accounts within the meaning of section 434 of the Companies Act 2006. The financial information presented for the year ended 31 December 2021 is derived from the statutory accounts for that year. Statutory accounts for the year ended 31 December 2021 were approved by the Board of Directors on 21 March 2022 and delivered to the Registrar of Companies. The report of the auditor on those accounts was unqualified, did not contain an emphasis of matter paragraph and did not contain any statement under section 498 of the Companies Act 2006.

 

The condensed consolidated interim financial statements for the six months ended 30 June 2022, which have not been audited, were approved by the Board on 9 September 2022.

 

Basis of preparation

These condensed consolidated interim financial statements for the six months ended 30 June 2022 have been prepared in accordance with the Disclosure Guidance and Transparency Rules of the Financial Conduct Authority and in accordance with IAS 34 'Interim Financial Reporting' as contained in UK-adopted international accounting standards.


These condensed consolidated interim financial statements should be read in conjunction with the Group's annual financial statements for the year ended 31 December 2021, which have been prepared in accordance with international accounting standards in conformity with the requirements of the Companies Act 2006 and in accordance with UK adopted international financial reporting standards (IFRS).

 

Going-concern basis

These condensed consolidated interim financial statements are prepared on the basis that the Group is a going concern. In assessing going concern and determining whether there are material uncertainties, the Directors consider the Group's business activities, together with factors that are likely to affect its future development and position.

 

A review of the Group's cashflows, solvency, liquidity positions and borrowing facilities has taken place alongside a review of progress against five-year financial projections.

 

A key focus of the assessment of going concern is the management of liquidity and compliance with borrowing facilities for a minimum of the next 12 months. During the period a new five year £200m RCF was agreed with HSBC joining as a new lender in addition to current lenders NatWest and Santander. The new RCF is aligned to the Group's strategy and provides significant additional liquidity and flexibility to enable it to pursue its strategic objectives. The new facility is subject to financial covenants, including minimum interest cover, maximum infrastructure debt as a percentage of property value and gearing. Available resources, including cash and cash equivalents and bank facility headroom were £144.4m as at 30 June 2022.

 

Consideration has been given to the potential impact of the changes in the macroeconomic environment following on from Russia's invasion of Ukraine. The Group benefits from diversification across its Capital Growth and Income Generation businesses including its industrial and renewable energy property portfolio. Taking into account the independent desktop valuation by BNP Paribas and Savills, the Group net loan-to-portfolio value remains low at 7.6%, within the Board's target range and with headroom to allow for falls in property values. Rent collection remained strong, with 99% collected to date for the first half.

 

A severe but plausible downside scenario has been run which considers delays on remaining sales scheduled for 2022, falls in valuations, increased costs and higher interest rates. In this scenario, for at least 12 months from the date of these financial statements, the Group continues to have sufficient cash reserves, continues to operate with headroom on lending facilities and associated covenants and has mitigation measures that could be deployed to create further cash and covenant headroom. Across base case and downside scenario forecasts, the Group has sufficient headroom over covenants to withstand a drop of greater than 40% in portfolio value and maintains at least 100% headroom above interest cover requirements.

 

Based on these considerations, together with available market information and the Directors' knowledge and experience of the Group's property portfolio and markets, the Directors confirm their belief that it is appropriate to adopt a going concern basis of accounting in the preparation for these condensed consolidated interim financial statements.

 

Accounting policies

Changes in accounting policy and disclosures

 

(a) New standards, amendments and interpretations

 

A number of new standards and amendments to standards and interpretations are effective for annual periods beginning on or after 1 January 2022. None of these have a significant effect on the financial statements of the Group.

 

(b) New standards, amendments and interpretations not yet adopted

 

A number of new standards and amendments to standards and interpretations are effective for annual periods beginning on or after 1 January 2023 and have not been applied in preparing these financial statements. None of these are expected to have a significant effect on the financial statements of the Group.

 

Estimates and judgements

The preparation of the condensed consolidated interim financial statements requires management to make judgements, estimates and assumptions that affect the application of accounting policies and the reported amounts of assets and liabilities, income and expense. Actual results may differ from these estimates.

 

In preparing these condensed consolidated interim financial statements, the significant judgements made by management in applying the Group's accounting policies and the key sources of estimation uncertainty were the same as those that applied in the consolidated financial statements for the year ended 31 December 2021.

 



 

2. Alternative Performance Measures ("APMs")

 

Introduction

The Group has applied the December 2019 European Securities and Markets Authority ("ESMA") guidance on APMs and the November 2017 Financial Reporting Council ("FRC") corporate thematic review of APMs in these results. An APM is a financial measure of historical or future financial performance, position or cash flows of the Group which is not a measure defined or specified under IFRS.

 

Overview of our use of APMs

The Directors believe that APMs assist in providing additional useful information on the underlying trends, performance and position of the Group.  APMs assist our stakeholder users of the accounts, particularly equity and debt investors, through the comparability of information.  APMs are used by the Directors and management, both internally and externally, for performance analysis, strategic planning, reporting and incentive-setting purposes.

 

APMs are not defined by IFRS and therefore may not be directly comparable with other companies' APMs, including peers in the real estate industry.  APMs should be considered in addition to, and are not intended to be a substitute for, or superior to, IFRS measurements.

 

The derivations of our APMs and their purpose

The primary differences between IFRS statutory amounts and the APMs that we use are as follows:

1.    Capturing all sources of value creation - Under IFRS, the revaluation movement in development properties which are held in inventory is not included in the balance sheet. Also, overages are not recognised in the balance sheet until they are highly probable. These movements, which are verified by our independent valuer BNP Paribas, and also at year end by Savills, are included within our APMs;

2.    Recategorising income statement amounts - Under IFRS, the grouping of amounts, particularly within gross profit and other gains, does not clearly allow Harworth to demonstrate the value creation through its business model.  In particular, the statutory grouping does not distinguish value gains (being realised profits from the sales of properties and unrealised profits from property value movements) from the ongoing profitability of the business which is less susceptible to movements in the property cycle. Finally, the Group includes profits from joint ventures within its APMs as its joint ventures conduct similar operations to Harworth, albeit in different ownership structures; and

3.   Comparability with industry peers - Harworth discloses some APMs which are EPRA measures as these are a set of standard disclosures for the property industry and thus aid comparability for our stakeholder users.

 

Our key APMs

The key APMs that the Group focuses on are as follows:

· Total Return - The movement in EPRA NDV plus dividends per share paid in the year expressed as a percentage of opening EPRA NDV per share

· EPRA NDV per share - EPRA NDV aims to represent shareholder value under an orderly sale of the business, where deferred tax, financial instruments and certain other adjustments are calculated to the full extent of their liability net of any resulting tax. EPRA NDV per share is EPRA NDV divided by the number of shares in issue at the end of the period, less shares held by the Employee Benefit Trust or Equiniti Share Plan Trustees Limited to satisfy Long Term Incentive Plan and Share Incentive Plan awards

· Value gains - These are the realised profits from the sales of properties and unrealised profits from property value movements including joint ventures and the mark to market movement on development properties, assets held for sale and overages

· Net loan to portfolio value  - Group debt net of cash and cash equivalents held expressed as a percentage of portfolio value

 



 

EPRA Net Asset Measures

 

EPRA introduced a new set of Net Asset Value metrics in 2020: EPRA Net Reinstatement Value ("NRV"), EPRA Net Tangible Assets ("NTA") and EPRA NDV. While the Group uses only EPRA NDV as a key APM, the EPRA Best Practices Recommendations guidelines require companies to report all three EPRA NAV metrics and reconcile them to IFRS. This disclosure is provided below.

 


 

30 June 2022


EPRA NDV

EPRA NTA

EPRA NRV

 

£'000

£'000

£'000

Net assets

655,057

655,057

655,057

Cumulative unrealised gains on development properties

84,271

84,271

84,271

Cumulative unrealised gains on overages

4,500

4,500

4,500

Deferred tax liabilities (IFRS)

-

58,612

58,612

Notional deferred tax on unrealised gains

(19,070)

-

-

Deferred tax liabilities @ 50%

-

(38,841)

-

Mark to market valuation of financial instruments

-

-

-

Purchaser costs

-

-

66,590


724,758

763,599

869,030

 


 

30 June 2021


EPRA NDV

EPRA NTA

EPRA NRV


£'000

£'000

£'000

Net assets

541,031

541,031

541,031

Cumulative unrealised gains on development properties

59,884

59,884

59,884

Cumulative unrealised gains on overages

3,500

3,500

3,500

Deferred tax liabilities (IFRS)

-

37,679

37,679

Notional deferred tax on unrealised gains

(13,694)

-

-

Deferred tax liabilities @ 50%

-

(25,687)

-

Mark to market valuation of financial instruments

-

486

486

Purchaser costs

-

-

55,692


590,721

616,893

698,272

 



31 December 2021


EPRA NDV

EPRA NTA

EPRA NRV


£'000

£'000

£'000

Net assets

577,984

577,984

577,984

Cumulative unrealised gains on development properties

72,452

72,452

72,452

Cumulative unrealised gains on overages

3,500

3,500

3,500

Deferred tax liabilities (IFRS)

-

42,647

42,647

Notional deferred tax on unrealised gains

(16,483)

-

-

Deferred tax liabilities @ 50%

-

(29,565)

-

Mark to market valuation of financial instruments

-

156

156

Purchaser costs

-

-

51,105


637,453

667,174

747,844

 

 

1) Reconciliation to statutory measures

 

a. Revaluation gains

 

Unaudited

6 months ended

30 June

2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December

2021
£'000

Increase in fair value of investment properties

85,274

66,533

83,961

Increase in fair value of AHFS

2

1,078

1,078

Share of profit of joint ventures

2,236

5,123

9,225

Net realisable value provision on development properties

(1,880)

(436)

(1,574)

Reversal of previous net realisable value provision on development properties

4,260

2,857

4,393

Amounts derived from statutory reporting

89,892

75,155

97,083

Unrealised gains on development properties

14,574

30,036

50,437

Unrealised losses on AHFS

-

(15)

(15)

Unrealised gains on overages

1,000

500

500

Revaluation gains

105,466

105,676

148,005

 

 

 



 

 



b. Profit on sale

 

 

Unaudited

6 months ended

30 June

2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December

2021
£'000

Profit on sale of investment properties

157

506

1,824

(Loss)/profit on sale of AHFS

(31)

1,132

5,625

Profit on sale of development properties

6,787

725

11,223

Release of net realisable value provision on disposal of development properties

713

267

2,367

Amounts derived from statutory reporting

7,626

2,630

21,039

Less previously unrealised gains on development properties released on sale

(2,755)

-

(7,833)

Less previously unrealised gains on AHFS released on sale

-

(760)

(760)

Profit on sale

4,871

1,870

12,446

 

 

 

 

 


 

 

 

 

 


 



c. Value gains

 

Unaudited

6 months ended

30 June

2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December

2021
£'000

Revaluation gains

105,466

105,676

148,005

Profit on sale

4,871

1,870

12,446

Value gains

110,337

107,546

160,451

 

 

 

 

 

 

 

 

 


 

 

 

 

 


 



d. Total property sales

 

Unaudited

6 months ended

30 June

2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December

2021
£'000

Revenue

62,560

18,848

109,884

Less revenue from other property activities

(8,196)

(3,013)

(14,799)

Less revenue from income generation activities

(15,587)

(13,579)

(28,773)

Add proceeds from sales of investment properties, AHFS and overages

250

9,254

41,956

Total property sales

39,027

11,510

108,268

 

 

 



 

 



e. Operating profit contributing to growth in EPRA NDV

 

 

Unaudited

6 months ended

30 June

2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December

2021
£'000

Operating profit

99,905

76,523

121,927

Share of profit on joint ventures

2,236

5,123

9,225

Unrealised gains on development properties

14,574

30,036

50,437

Unrealised losses on AHFS

-

(15)

(15)

Unrealised gains on overages

1,000

500

500

Less previously unrealised gains on development properties released on sale

(2,755)

-

(7,833)

Less previously unrealised gains on AHFS released on sale

-

(760)

(760)

Operating profit contributing to growth in EPRA NDV

114,960

111,407

173,481

 

 

 

 

 


 

 

 

 

 


 



f. Portfolio value

 

Unaudited

As at

30 June

2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Land and buildings (included within Property, plant and equipment)

 

600

772

635

Investment properties

588,278

455,368

478,355

Investments in joint ventures

39,475

30,926

36,131

AHFS

11,165

14,017

1,925

Development properties (included within inventories)

160,444

183,492

172,701

Amounts derived from statutory reporting

799,962

684,575

689,747

Cumulative unrealised gains on development properties as at period/year end

84,271

59,884

72,452

Cumulative unrealised gains on overages as at period/year end

4,500

3,500

3,500

Portfolio value

888,733

747,959

765,699

 

 

 



 

 



g. Net debt

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Gross borrowings

(106,236)

(104,177)

(37,781)

Cash and cash equivalents

38,424

3,942

12,037

Net debt

(67,812)

(100,235)

(25,744)


 




 



h. Net loan to portfolio value (%)

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Net debt

(67,812)

(100,235)

(25,744)

Portfolio value

888,733

747,959

765,699

Net loan to portfolio value (%)

7.6%

13.4%

3.4%


 




 



i. Net loan to core income generation portfolio value (%)

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Net debt

(67,812)

(100,235)

(25,744)

Core income generation portfolio value (investment portfolio and natural resources)

295,986

282,412

290,277

Net loan to core income generation portfolio value (%)

22.9%

35.5%

8.9%

 

 

 

 

 

 

 

 


j. Gross loan to portfolio value (%)

 

 

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Gross borrowings

(106,236)

(104,177)

(37,781)

Portfolio value

888,733

747,959

765,699

Gross loan to portfolio value (%)

12.0%

13.9%

4.9%


 




 



k. Gross loan to core income generation portfolio value (%)

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Gross borrowings

(106,236)

(104,177)

(37,781)

Core income generation portfolio value (investment portfolio and natural resources)

295,986

282,412

290,277

Gross loan to core income generation portfolio value (%)

35.9%

36.9%

13.0%


 




 




l. Number of shares used for per share calculations (number)

 

 

Unaudited

As at

30 June
2022

Unaudited

As at

30 June

2021

Audited

As at

31 December

2021

Number of shares in issue at end of period/year

322,982,941

322,712,239

322,724,566

Less Employee Benefit Trust and Equiniti Share Plan Trustees Limited held shares (own shares) at end of period/year

(396,206)

(191,363)

(185,282)

Number of shares used for per share calculations

322,586,735

322,520,876

322,539,284

 

 



 

 




m. Net Asset Value (NAV) per share

 

 

Unaudited

As at

30 June
2022

Unaudited

As at

30 June

2021

Audited

As at

31 December

2021

NAV (£'000)

655,057

541,031

577,984

Number of shares used for per share calculations

322,586,735

322,520,876

322,539,284

NAV per share (p)

203.1

167.8

179.2

 

 

2) Reconciliation to EPRA measures

 

a) EPRA NDV

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Net assets

655,057

541,031

577,984

Cumulative unrealised gains on development properties

84,272

59,884

72,452

Cumulative unrealised gains on overages

4,500

3,500

3,500

Notional deferred tax on unrealised gains

(19,070)

(13,694)

(16,483)

EPRA NDV

724,759

590,721

637,453


 



b) EPRA NDV per share (p)

 

 

Unaudited

As at

30 June
2022

Unaudited

As at

30 June

2021

Audited

As at

31 December

2021

EPRA NDV £'000

724,759

590,721

637,453

Number of shares used for per share calculations

322,586,735

322,520,876

322,539,284

EPRA NDV per share (p)

224.7

183.2

197.6

 

 

 

 

 

 

 

 

 

 

 

 



c) EPRA NDV growth and total return

 

 

Unaudited

6 months ended

30 June
2022

Unaudited

6 months ended

30 June

2021

Audited

year ended

31 December

2021

Opening EPRA NDV/share (p)

197.6

160.0

160.0

Closing EPRA NDV/share (p)

224.7

183.2

197.6

Movement in the period/year (p)

27.1

23.2

37.6

EPRA NDV growth

13.7%

14.5%

23.5%

Dividends paid per share (p)

 

0.8

1.5

1.8

Total return per share (p)

27.9

24.7

39.4

Total return as a percentage of opening EPRA NDV

14.1%

15.4%

24.6%


 



d) Net loan to EPRA NDV

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Net debt

(67,812)

(100,235)

(25,744)

EPRA NDV

724,759

590,721

637,453

Net loan to EPRA NDV

 

9.4%

17.0%

4.0%

 

 



 

3.  Segment information

Unaudited 6 months ended 30 June 2022

 

Capital Growth

Income
Generation

£'000

Central

£'000

 

Total

£'000

 Sale of Development

Properties

£'000

  Other Property Activities

£'000

Revenue

38,777

8,196

15,587

-

62,560

Cost of sales

(28,897)

(3,969)

(4,224)

-

(37,090)

Gross profit (1)

9,880

4,227

11,363

-

25,470

Administrative expenses

-

(2,117)

(1,328)

(7,495)

(10,940)

Other gains (2)

-

72,553

12,849

-

85,402

Other operating expense

-

-

-

(27)

(27)

Operating profit/(loss)

9,880

74,663

22,884

(7,522)

99,905

Finance costs

-

-

-

(3,428)

(3,428)

Finance income

60

12

-

-

72

Share of profit of joint ventures

-

991

1,245

-

2,236

Profit/(loss) before tax

9,940

75,666

24,129

(10,950)

98,785

 

 

(1) Gross profit






Gross profit is analysed as follows:






Gross profit excluding sale of development properties

-

4,227

11,363

-

15,590

Gross profit on sale of development properties

6,787

-

-

-

6,787

Net realisable value provision on development properties

(1,880)

-

-

-

(1,880)

Reversal of previous net realisable value provision on development properties

4,260

-

-

-

4,260

Release of previous net realisable value provision on disposal of development properties

713

-

-

-

713


9,880

4,227

11,363

-

25,470

 

 

(2) Other gains






Other gains are analysed as follows:






Increase in fair value of investment properties

-

72,399

12,875

-

85,274

Increase in fair value of AHFS

-

2

-

-

2

Profit/(loss) on sale of investment properties

-

170

(13)

-

157

Loss on sale of AHFS

-

(18)

(13)

-

(31)


-

72,553

12,849

-

85,402



 

Unaudited as at 30 June 2022

 

 

 

 

 

 

Capital
Growth

£'000

Income
Generation

£'000

Central

 '000

 

Total

£'000

Non-current assets





 

Property, plant and equipment


-

-

712

712

Right of use assets


-

8

319

327

Trade and other receivables


7,508

-

-

7,508

Investment properties


286,790

301,488

-

588,278

Investments in joint ventures


21,028

18,447

-

39,475



315,326

319,943

1,031

636,300

Current assets





 

Inventories


165,651

-

-

165,651

Trade and other receivables


47,250

16,174

657

64,081

AHFS


1,925

9,240

-

11,165

Cash and cash equivalents


-

-

38,424

38,424

Current tax asset


-

-

111

111



214,826

25,414

39,192

279,432

Total assets

 

530,152

345,357

40,223

915,732

 

Financial liabilities and derivative financial instruments are not allocated to the reporting segments as they are managed and measured at a Group level.

 



 

Unaudited 6 months ended 30 June 2021

 

 

Capital Growth

Income
Generation

£'000

Central

£'000

 

Total

£'000

 Sale of

Development

Properties

£'000

  Other Property Activities

£'000

Revenue

2,256

3,013

13,579

-

18,848

Cost of sales

1,157

(389)

(3,601)

-

(2,833)

Gross profit (1)

3,413

2,624

9,978

-

16,015

Administrative expenses

-

(1,615)

(1,169)

(5,936)

(8,720)

Other gains (2)

-

44,932

24,317

-

69,249

Other operating expenses

-

-

-

(21)

(21)

Operating profit/(loss)

3,413

45,941

33,126

(5,957)

76,523

Finance costs

-

-

-

(1,694)

(1,694)

Finance income

115

-

-

-

115

Share of profit of joint ventures

-

2,238

2,885

-

5,123

Profit/(loss) before tax

3,528

48,179

36,011

(7,651)

80,067

 

 

(1) Gross profit

 

 

 

 

 

Gross profit is analysed as follows:

 

 

 

 

 

Gross profit excluding sale of development properties

-

2,624

9,978

-

12,602

Gross profit on sale of development properties

725

-

-

-

725

Net realisable provision on development properties

(436)

-

-

-

(436)

Reversal of previous net realisable value provision on development properties

2,857

-

-

-

2,857

Release of previous net realisable value provision on disposal of development properties

267

-

-

-

267


3,413

2,624

9,978

-

16,015

 

(2) Other gains

 

 

 

 

 

Other gains are analysed as follows:

 

 

 

 

 

Increase in fair value of investment properties

-

44,205

22,328

-

66,533

Increase in fair value of AHFS

-

364

714

-

1,078

Profit on sale of investment properties

-

363

143

-

506

Profit on sale of AHFS

-

-

1,132

-

1,132


-

44,932

24,317

-

69,249

 

 

 

 

Unaudited as at 30 June 2021

 

 

 

 

 

Capital
Growth

£'000

Income
Generation

£'000

Central

 '000

 

Total

£'000

Non-current assets





 

Property, plant and equipment


-

-

880

880

Right of use assets


-

25

107

132

Investment properties


167,230

288,138

-

455,368

Investments in joint ventures


15,740

15,186

-

30,926



182,970

303,349

987

487,306

Current assets





 

Inventories


188,192

422

-

188,614

Trade and other receivables


23,021

30,461

3,548

57,030

AHFS


3,196

10,821

-

14,017

Cash and cash equivalents


-

-

3,942

3,942



214,409

41,704

7,490

263,603

Total assets


397,379

345,053

8,477

750,909

 

Financial liabilities and derivative financial instruments are not allocated to the reporting segments as they are managed and measured at a Group level.



 

Audited year ended 31 December 2021

 

 

Capital Growth

 

 

 


Sale of Development Properties

£'000

Other Property Activities

£'000

 

Income

Generation

 '000

 

 

Central

£'000

 

 

Total

£'000

Revenue

66,312

14,799

28,773

-

109,884

Cost of sales

(49,903)

(3,169)

(8,113)

-

(61,185)

Gross profit (1)

16,409

11,630

20,660

-

48,699

Administrative expenses

-

(3,365)

(2,130)

(13,707)

(19,202)

Other gains (2)

-

57,483

35,005

-

92,488

Other operating expense

-

-

-

(58)

(58)

Operating profit/(loss)

16,409

65,748

53,535

(13,765)

121,927

Finance costs  

-

-

-

(4,100)

(4,100)

Finance income

-

172

-

10

182

Share of profit of joint ventures

-

4,524

4,701

-

9,225

Profit/(loss) before tax

16,409

70,444

58,236

(17,855)

127,234

 

(1) Gross profit






Gross profit is analysed as follows:






Gross profit excluding sales of development properties

-

11,630

20,660

-

32,290

Gross profit on sale of development properties

11,223

-

-

-

11,223

Net realisable value provision on development properties

(1,574)

-

-

-

(1,574)

Reversal of previous net realisable value provision on development properties

4,393

-

-

-

4,393

Release of net realisable value provision on disposal of development properties

2,367

-

-

-

2,367


16,409

11,630

20,660

-

48,699







(2) Other gains

 

 

 

 

 

Other gains are analysed as follows:





 

Increase in fair value of investment properties

-

55,220

28,741

-

83,961

Increase in fair value of AHFS

-

364

714

-

1,078

Profit/(loss) on sale of investment properties

-

1,871

(47)

-

1,824

Profit on sale of AHFS

-

28

5,597

-

5,625


-

57,483

35,005

-

92,488



 

Audited as at 31 December 2021

 


 

 

 

 

Capital
Growth

£'000

Income
Generation

£'000

Central

 '000

 

Total

£'000

Non-current assets





 

Property, plant and equipment


-

-

681

681

Right of use assets


-

-

94

94

Trade and other receivables


4,285

1,084

-

5,369

Investment properties


182,666

295,689

-

478,355

Investments injoint ventures


18,929

-

36,131



205,880

775

520,630

Current assets





 

Inventories


177,720

102

-

177,822

Trade and other receivables


35,737

13,665

353

49,755

AHFS


1,925

-

-

1,925

Cash and cash equivalents


-

-

12,037

12,037



215,382

13,767

12,390

241,539

Total assets


421,262

327,742

13,165

762,169

 

Financial liabilities and derivative financial instruments are not allocated to the reporting segments as they are managed and measured at a Group level.





 

4.  Finance costs and finance income

   

Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December 2021
£'000

Finance costs

 



- Bank interest

(1,594)

(1,336)

(2,795)

- Amortisation of up-front fees and other fees

(1,372)

(283)

(1,107)

- Other interest

(462)

(75)

(198)


(3,428)

(1,694)

(4,100)

Finance income

72

115

182

Net finance costs

(3,356)

(1,579)

(3,918)

 

5.  Income Tax

 

The Group calculates the period income tax expense using the tax rate that would be applicable to the expected total annual earnings.  The major components of income tax expense in the interim condensed consolidated statement of profit or loss are:

 

     

Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December 2021
£'000

Income taxes

 



Current income tax expense

3,862

1,813

6,375

Deferred income tax expense relating to origination and reversal of temporary differences

 

15,819

21,828

26,869

Income tax expense recognised in income statement

19,681

23,641

33,244

 

The deferred tax charge largely relates to unrealised gains on investment properties.

6.  Dividends


Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Audited

year ended

31 December 2021
£'000

Full year dividend of 1.466p per share for the year ended 31 December 2020

-

4,729

4,729

Interim dividend of 0.367p per share for the six months ended 30 June 2021

-

-

1,184

Full year dividend of 0.845p per share for the year ended 31 December 2021

2,727

-

-


2,727

4,729

5,913

 

The full year dividend for the year ended 31 December 2020 was increased by £2.252m to reflect the cancellation of the final dividend for the year ended 31 December 2019 following the onset of COVID-19.

 

The Board has determined that it is appropriate for an interim dividend to be paid of 0.404p (H1 2021: 0.367p) per share, an increase of 10% in line with the Group's policy.

 

There is no change to the current dividend policy to continue to grow the dividends by 10% each year.


7.  Earnings per share

 

Earnings per share has been calculated by dividing the profit attributable to ordinary shareholders by the weighted average number of shares in issue and ranking for dividend during the period/year.

 


Unaudited

6 months ended

30 June
2022

Unaudited

6 months ended

30 June

2021

Audited

year ended

31 December 2021

Profit from continuing operations attributable to owners of parent (£'000)

79,104

56,426

93,990

Weighted average number of shares used for basic earnings per share calculation

 

322,544,685

 

322,454,919

 

322,493,443

Basic earnings per share (pence)

24.5

17.5

29.1

Weighted average number of shares used for diluted earnings per share calculation

 

326,444,715

 

324,851,791

 

325,059,137

Diluted earnings per share (pence)  

24.2

17.4

28.9

 

The difference between the weighted average number of shares used for the basic and diluted earnings per share calculation is the effect of share-based payments, the save as you earn scheme and own shares.



 

8.  Investment properties

 

The Group holds five categories of investment property being Agricultural Land, Natural Resources, the Investment Portfolio, Major Developments and Strategic Land in the UK, which sit within the operating segments of Income Generation and Capital Growth.

 


Income Generation


Capital Growth



 

Agricultural Land

£'000

 

Natural

Resources

£'000

Investment

Portfolio

£'000

 

Major

Developments

£'000

Strategic Land

£'000

 

 

Total
 '000

At 1 January 2021 (audited)

6,135

33,098

214,906


27,550

91,390

 

373,079

Direct acquisitions

-

-

13,532


-

3,232

 

16,764

Subsequent expenditure

14

183

904


1,914

2,560

 

5,575

Disposals

-

-

(2,497)


(1,069)

(577)

 

(4,143)

Increase in fair value

161

475

21,693


17,423

26,781

 

66,533

Transfer between divisions

115

-

6,101


(6,627)

411

 

-

Transfers from development properties

-

-

-


5,711

-

 

5,711

Net transfer to AHFS

(699)

(905)

(5,078)


-

(1,469)

 

(8,151)

At 30 June 2021 (unaudited)

5,726

32,851

249,561


44,902

122,328


455,368

Direct acquisitions

-

-

-


-

11,042

 

11,042

Subsequent expenditure

-

56

1,052


7,042

4,317

 

12,467

Disposals

-

-

-


(10,138)

(409)

 

(10,547)

(Decrease) / increase in fair value

(314)

(2,387)

9,113


4,185

6,831

 

17,428

Transfer between divisions

-

-

-


1

(1)

 

-

Transfers to development properties

-

-

-


-

(5,000)

 

(5,000)

Net transfer (to)/from AHFS

-

31

-


(509)

(1,925)

 

(2,403)

At 31 December 2021 (audited)

5,412

30,551

259,726

 

45,483

137,183

 

478,355

Direct acquisitions

-

-

-


-

1,748

 

1,748

Subsequent expenditure

-

3

2,159


21,043

3,494

 

26,699

Increase/(decrease) in fair value

90

(743)

13,528


31,304

41,095

 

85,274

Transfers from development properties

-

-

-


5,440

-

 

5,440

Net transfer to AHFS

-

(9,238)

-


-

-

 

(9,238)

At 30 June 2022 (unaudited)

5,502

20,573

275,413

 

103,270

183,520

 

588,278

 

Valuation process


The Directors' valuation as at 30 June 2022 was based on a desktop valuation completed by BNP Paribas and Savills on the portfolio of properties. BNP Paribas and Savills are independent firms acting in the capacity of external valuers with relevant experience of valuations of this nature.

 

 



 

9.  Investment in joint ventures


Unaudited

As at

30 June

2022

£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021

£'000

At 1 January

36,131

25,316

25,316

Investments in joint ventures

1,108

521

1,624

Distributions from joint ventures

-

(34)

(34)

Share of profits of joint ventures

2,236

5,123

9,853

Impairment

-

-

(628)

At end of period/year

39,475

30,926

36,131


 



 

10.  Inventories


Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December 2021
£'000

Development properties

160,444

183,492

172,701

PPAs

2,931

3,556

3,865

Options

2,276

1,144

1,154

Finished goods

-

422

102

Total inventories

165,651

188,614

177,822

 

The movement in development properties is as follows:

 

 

Unaudited

6 months ended

30 June

2022

£'000

Unaudited

6 months ended

30 June

2021

£'000

Unaudited

6 months ended

31 December

2021
£'000

At start of period

172,701

177,712

183,492

Acquisitions

-

-

40

Subsequent expenditure

16,855

10,801

18,681

Disposals

(26,765)

(1,998)

(37,010)

Net realisable value provision release

3,093

2,688

2,498

Net transfer (to)/from investment properties

(5,440)

(5,711)

5,000

At end of period

160,444

183,492

172,701

 



 

The movement in net realisable value provision was as follows:

 

 

Unaudited

6 months ended

30 June
2022
£'000

Unaudited

6 months ended

30 June

2021

£'000

Unaudited

6 months ended

31 December

2021
£'000

At start of period

12,154

17,340

14,652

Charge for the period

1,880

436

1,138

Reversal of previous net realisable value provision

(4,260)

(2,857)

(1,536)

Released on disposals

(713)

(267)

(2,100)

Released on transfer to investment property

(2,773)

-

-

At end of period

6,288

14,652

12,154

 

 

11.  Assets held for sale

 

AHFS relate to investment properties identified as being for sale within 12 months, where a sale is considered highly probable and the property is immediately available for sale.

 

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

At start of period

1,925

7,594

7,594

Net transfer from investment properties

9,238

8,151

10,554

Subsequent expenditure

-

-

1

Increase/(decrease) in fair value

2

1,078

1,078

Disposals

-

(2,806)

(17,302)

At end of period

11,165

14,017

1,925

 

 

12.  Cash and cash equivalents

 

 

 

Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December

2021
£'000

Cash and cash equivalents

38,424

3,942

12,037

 

38,424

3,942

12,037

 

 



 

13.  Borrowings


Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December 2021
£'000

Non-current:

 



Secured - bank loan

(92,386)

(97,526)

(33,318)

Secured - infrastructure and direct development loans

(13,850)

(6,651)

(4,463)

Total non-current borrowings

(106,236)

(104,177)

(37,781)

Total borrowings

(106,236)

(104,177)

(37,781)

 

 

Loans are stated after deduction of unamortised borrowing costs:



Unaudited

As at

30 June
2022
£'000

Unaudited

As at

30 June

2021

£'000

Audited

As at

31 December 2021
£'000

Infrastructure loans


 



Merseyside Pension Fund

Bardon Hill

(10,884)

-

(1,572)

North West Evergreen Limited Partnership

Plot H Logistics North, Bolton

(2,96)

(2,326)

(2,891)

 

 

Homes and Communities Agency

Simpson Park

-

(4,325)

-

Total infrastructure and direct development loans

(13,850)

(6,651)

(4,463)

Bank loan

 

(92,386)

(97,526)

(33,318)

Total borrowings

 

(106,236)

(104,177)

(37,781)

 

During the first half of 2022, the Group entered into a new five year £200m RCF, with a £40m uncommitted accordion option, which replaced the previous RCF which had been in place since 2015. NatWest and Santander continue to provide bank borrowings in this new RCF and have been joined by HSBC.

 

The RCF is subject to financial and other covenants. The bank borrowings are secured by way of a floating debenture over assets not otherwise used as security under specific infrastructure loans. Proceeds from and repayments of bank loans are reflected gross in the cashflow and reflect timing of utilisation of the RCF facility.

 

The infrastructure loans provided by public bodies and the site-specific direct development loans are provided in order to promote the development of major sites and bring forwards the development of logistics units. The loans are drawn as work on the respective sites is progressed and are repaid on agreed dates or when disposals are made from the sites.



 

14.  Share capital

 

 

Issued, authorised and fully paid

Unaudited

As at
30 June
2022
£'000

Unaudited

As at
30 June

2021
£'000

Audited

As at
31 December
2021
£'000

At start of period/year

32,272

32,253

32,253

Shares issued

26

18

19

At end of period/year

32,298

32,271

32,272

 

 

 

Issued, authorised and fully paid - number of shares

Unaudited

As at

30 June
2022

Unaudited

As at

30 June

2021

Audited

As at

31 December 2021

At start of period/year

322,724,566

322,530,807

322,530,807

Shares issued

258,375

181,432

193,759

At end of period/year

322,982,941

322,712,239

322,724,566

Own shares held

(396,206)

(191,363)

(185,282)

At end of period/year

322,586,735

322,520,876

322,539,284

 

15.  Related party transactions

 

The Group carried out the following transactions with related parties. The following entities are related parties as a consequence of shareholdings, joint venture arrangements and partners of such and/or common Directorships. All related party transactions are clearly justified and beneficial to the Group, are undertaken on an arm's-length basis on fully commercial terms and in the normal course of business.

 

 

Unaudited

6 months ended

30 June

2022

£000

Unaudited

6 months ended

30 June

2021

£000

Audited

year ended

31 December

2021

£000

 



 

 



Sales

 



Disposal proceeds at Logistics North

-

-

2,019


 



Additions

 



Reimbursement of technical due diligence

-

-

91


 



Receivables

 



Deferred consideration for land at Logistics North

-

-

200

MULTIPLY LOGISTICS NORTH HOLDINGS LIMITED & MULTIPLY LOGISTICS NORTH LP

 

 



Sales

 



Recharges of costs

-

136

136

Asset management fee

58

114

271

Water charges

60

51

107


 



Receivables

 



Trade receivables

-

164

66

Other receivables

-

869

-

BANKS GROUP*

 



 

 



Sales

 



Annual option sums

-

5

5


 



Payables

 



Deferred consideration for the acquisition of land at Moss Nook

-

(1,000)

-

GENUIT GROUP (FORMERLY POLYPIPE)

 



 

 



Sales

 



Rent

10

15

25


 



Receivables

 



Trade receivables

6

-

6

THE AIRE VALLEY LAND LLP

 




 



Receivable

26

20

26

CRIMEA LAND MANSFIELD LLP

 




 



Partner loan repayment

-

(30)

(30)

Receivable

1

5

NORTHERN GATEWAY DEVELOPMENT VEHICLE LLP

 




 



Partner loan made during the year

1,108

300

1,003

Receivable

-

728

25

HALLAM LAND MANAGEMENT LIMITED

 




 



Payables

 



Deferred payment in respect of the acquisition of Ansty Development Vehicle LLP

-

(3,803)

-

BATES REGENERATION LIMITED*

 




 



Shareholder loan repayment

-

(4)

(4)

 

*Banks Group and Bates Regeneration Limited ceased to be related parties in October 2021

 

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

RNS may use your IP address to confirm compliance with the terms and conditions, to analyse how you engage with the information contained in this communication, and to share such analysis on an anonymised basis with others as part of our commercial services. For further information about how RNS and the London Stock Exchange use the personal data you provide us, please see our Privacy Policy.
 
END
 
 
IR FLFLAARIFLIF
UK 100

Latest directors dealings