Interim Results

RNS Number : 3323L
Lok'nStore Group PLC
27 April 2015
 



LOK'NSTORE GROUP PLC

("Lok'nStore" or "the Group")

 

Interim results

For the six months to 31 January 2015

 

Lok'nStore Group Plc, a leading company in the UK self-storage market announces results for six months to 31 January 2015.

 

Group Financial Highlights

Revenue £7.63 million up 13.6% (31.1.2014: £6.71 million)

Adjusted EBITDA1 £2.92million up 33.8% (31.1.2014: £2.18 million)

Operating profit £2.03 million up 38.2% (31.1.2014: £1.47m)

Profit before taxation £1.48 million up 61.9% (31.01.14: £0.92 million)

Net debt down to £24.3 million (31.1.2014: £25.4 million)

Interim dividend 2.33 pence per share up 16.5% (31.1.2014: 2 pence per share)

Adjusted Net Asset Value per share2 £2.69 up 9.0% (31.1.2014: £2.47)

 

Operational Highlights

 

Self-storage:

Unit occupied sq.ft up 5.5%

Unit pricing up 6.7% 

Self-storage revenue £6.71 million up 15.9% (31.1.2014: £5.79 million).

Store EBITDA £3.65million up 27.4% (31.1.2014: £2.86 million)

Store EBITDA margins up 5% to 54.6% (31.1.2014: 49.6%) `

 

Document storage:

Revenue £0.92 million up 4.3% (31.1.2014: £0.88 million)

Boxes stored up 33.6% year-on-year

Tapes stored up 7.3% year-on-year 

 

Property Highlights

 

Completion of Sale of old Reading store for residential development for £2.9 million

New Reading store opened October 2014

New Aldershot managed store will open in May 2015

Bristol and Southampton stores due to open in early 2016

New store in Chichester for management contract

 

Key Metrics

 

Loan to value ratio down to 27.5%3 (31.1.2014: 30.9%)

Funds from Operations (FFO) 4 £2.52 million up 37.2% (31.1.2014: £1.84 million)

Annualised FFO per share of 20.1 pence per share up 33.1% (31.1.2014: 15.1 pence per share)

 

1   Adjusted EBITDA is defined as profits before depreciation, amortisation, losses or profits on disposal, share-based payments, acquisition costs, non-recurring professional costs, finance income, finance costs and taxation

2   Adjusted net asset value per share is the net assets adjusted for the valuation of leasehold stores and deferred tax divided by the number of shares at the period end.  The shares held in the Group's employee benefits trust and treasury are excluded from the number of shares.

3  Calculation based on net debt, excluding deferred finance costs of £24.3 million (31.1.2014: £25.4million) and total property value of £88.4 million (31.1.2014: £82.3 million).

4   Funds from Operations (FFO) is calculated as EBITDA minus net finance cost on operating assets 

  

 

Commenting on the Group's results, Andrew Jacobs CEO of Lok'nStore Group said,

 

"We are delighted to report these impressive results.  We have built on the strong growth of last year with a 5.5% increase in units occupied and a 6.7% increase in prices delivering a 13.6% growth in revenue.

 

With tight cost control group EBITDA profit margins have expanded to 38.3% from 32.4% last year. As well as increasing our turnover, margins and profits, we continue to invest in the future growth of the business.  We opened our new store in Reading last October, transferring all of the existing customers before completing the sale of our old Reading Store for £2.9 million. Trading at the new Reading and Maidenhead stores has been good underpinning our confidence that the further new stores in Aldershot, Chichester, Southampton and Bristol opening over the coming eighteen months will add further impetus to sales and profit growth.  

 

The strength of the existing business, good asset management and Lok'nStore's conservative debt means that this major expansion can be financed out of cash flow and our existing bank facility. This will enable the business to continue to deliver increasing dividends for our shareholders."

 

 

Enquiries:

Lok'nStore

Andrew Jacobs, CEO

Ray Davies, Finance Director

01252 521 010

finnCap Ltd

Julian Blunt / Christopher Raggett, Corporate Finance

Victoria Bates / Alexandra Clement, Corporate Broking

020 7220 0500

Camarco

Bill Clegg / Tom Huddart

 

0203 757 4980



 

 

Chairman's Statement

 

Rapid growth, increased dividend and strong new store opening programme

 

Building on our success over recent years, Lok'nStore Group has capitalised on its firm foundations with impressive growth during the first half of financial 2015. A robust 13.6% growth in revenue resulted from both strong occupancy and solid price growth. With operating and finance costs firmly under control margins have increased both at the store level and the group level. As a result profits have grown sharply with EBITDA up 33.8%, net profit up 61.9%, and FFO up 37.2%.

 

We are midway through a store development programme that will lead to an increase in new and purpose built space from 39.6% to 57.9% and increase space by 12% in our own portfolio. Recently opened stores in Crawley, Maidenhead and Reading grew strongly in the period with plenty of capacity to continue contributing to growth during the coming years.   The new store development programme will also continue with the management stores opening in Aldershot in May 2015 and Chichester opening late in 2015, and the new stores in Southampton and   Bristol opening in 2016. This new store growth will build on a robust performance from the existing portfolio. 

 

With our innovative approach to financing our strong balance sheet and our growing cash flows we are achieving all this whilst reducing our gearing from its existing modest level and increasing dividends.

 

Impressive Trading

 

Group revenue grew rapidly in the period to £7.63 million, up 13.6% year on year (31.1.2014: £6.71 million) driven by self-storage unit occupancy which is up 5.5% and prices achieved for rented self-storage units which are up 6.7%. This strong revenue growth has resulted in a 33.8% increase in a Group Adjusted EBITDA of £2.92 million (31.1.2014: £2.18 million) and a 58% increase in net profit to £1.1 million (31.1.2014: £0.7 million).  With finance costs also firmly under control this translates into Funds from Operations (FFO) per share growing by 33.1% to 20.1 pence per share (annualised).

 

Tight control over operating costs has pushed margins and profits to record levels. Group EBITDA margin increased from 32.4% to 38.3% and the store EBITDA margins increased by 5% points to 54.6%.

 

Properties

Following on from our Maidenhead store which opened in December 2013 and which continues to trade well, we have completed the disposal of the old Reading store on 31 October 2014. This has largely funded the development of the new store there which opened in November 2014. Trading has been encouraging since it opened.

 

The new Aldershot store will open in May 2015.  The new Southampton and Bristol stores will open in 2016.  We have also signed a Management Services Agreement with an external investor to manage a new storage facility in Chichester, West Sussex which will open late in 2015.

 

Dividend

It is intended that the Company's future dividend payments will reflect the growth in the underlying cash generated by the business.  At the interim stage we intend to pay approximately one third of the previous year's total annual dividend which equates to 2.33 pence per share, up 16.5% on the 2 pence per share interim dividend last year. This interim dividend will be paid on 15June 2015. The final dividend will be declared when the Group's full year results are announced.

 

Outlook

Lok'nStore is a dynamic business with a record of consistent profit growth and cash generation and is well positioned for the coming years.  Recent strong trading will be reinforced by our programme of new, modern, purpose-built store openings and upgrades.  

 

With the high barriers to entry to the self-storage industry created by the strong demand for property in South-East England and the difficulties of the local planning process, we believe there is the opportunity for significant further growth and we will continue to focus our efforts on five key areas:  

      

Ø Filling existing stores and improving pricing

Ø Developing new stores on a self-funded basis 

Ø Opportunistic site acquisitions 

Ø Increasing the number of stores we manage for third parties

Ø Developing our document storage offering through organic growth

 

 

 

Simon G Thomas

Chairman

24 April 2015



Business and Financial Review

The Performance of our Stores

 

Sales, Profits and Occupancy growing sharply

 

Trading

Total group revenue for the period grew 13.6% to £7.63 million (31.1.2014: £6.71 million). Group operating profit for the year is up 38.2% to £2.03 million(31.1.2014: £1.47 million). Document storage revenue was £0.92 million up 4.3% (31.1.2014: £0.88 million). 

 

Occupancy of the self-storage units increased 5.5% year on year to 63.6% (31.1.2014: 63.8%) of current lettable area (CLA) as we filled up space and fitted new space. This was combined with year on year price increases of 6.7%.  Self-storage revenue for the period was £6.71 million up 15.9% (31.1.2014: £5.79 million).

 

With costs firmly under control this revenue growth translates into strong profit growth. We again managed to increase the overall adjusted EBITDA margin across all stores by 5 percentage points from 49.6% to 54.6%. The adjusted EBITDA margins of the freehold stores were 63.9% (31.1.2014: 61.6%) and the leasehold store margins rose to 42.2% (31.1.2014: 34.5%).

 

Total store EBITDA in the self-storage business, a key performance indicator of profitability and cash flow of the business, increased 27.4% to £3.65 million (31.1.2014: £2.86 million).

 

At the end of January 2015 33.4% of Lok'nStore's self-storage revenue was from business customers (31.1.2014: 33.7%) with the remainder from household customers, (31.1.2014: 66.3%). By number of customers 20.0% of our customers were business customers (31.1.2014: 20.1%).

 

 

     

Portfolio Analysis and  Performance Breakdown

Number of stores

% of Valuation

% of Store EBITDA

Store EBITDA Margin (%)

% lettable space

Lok Owned

Total % lettable space

 

As at 31 January 2015







Freehold and long leasehold stores

12

77.9

64.9

64.5

58.3

53.5

Operating Leaseholds stores

9

17.2

35.1

42.5

41.7

38.2

Pipeline stores (Freehold)

2

4.9

-

-

-

-

Managed Stores (trading)       

3

-

-

-

-

8.3

Managed Stores    (under development)

2

-

-

-

-

-

Total

28

100

100

54.6

100

100

 

The average unexpired term of the Group's operating leaseholds is approximately 13 years and 2 months as at 31 January 2015 (14 years and 2 months: 31 January 2014). Total freeholds and long leasehold stores account for 82.8% of total property values. (Long leaseholds are those with over 50 years remaining term)

 

Ancillary Sales

Ancillary sales consisting of boxes and packaging materials, insurance and other sales increased 10.1% over the year accounting for 10.7% of self-storage revenues (31.1.2014: 11.3%).  We continue to promote our insurance to new customers with the result that 93% (31.1.2014: 93%) of our new customers purchased our insurance over the year, and this has resulted in an increase in the percentage of our customers who are insured through Lok'nStore to 78% (31.1.2014: 76%).

 

Document storage business

 

In our document storage business revenue and earnings have improved slightly, and we are pleased to report that the operating metrics are improving quickly in response to the Company's more customer facing approach. These changes have resulted in excellent customer feedback and put us in a good position to win new business, with boxes stored increasing by 33.6% and tapes stored by 7.3% year on year.

 

 


6 months ended 31 January 2015

6 months ended 31 January 2014


Document Storage

£'000

Growth

%

Document Storage

£'000

Document storage - Revenue

993

12.2

884

Document storage - Adjusted EBITDA

108

47.7

73

 

 

Following the fit-out of new warehouse racking we have the capacity to significantly increase the number of boxes stored within our existing premises. As part of this strategy additions of £0.44 million were made in the current year to Saracen's fixtures, fittings and equipment. 

 

Property

 

Lok'nStore has 24 freehold, leasehold and managed stores trading. Of these 21 stores are owned with 12 freehold or long leasehold, nine leasehold and three further sites operate under management contracts. With Aldershot opening in May 2015 this will increase the number of stores we operate under management contracts to four and the total to 25.   Lok'nStore is attracting a steady stream of investment partners to help drive the growth of the operating business.

 

Acquisition of site for new store in Bristol

In January 2014 Lok'nStore acquired a site in Longwell Green, Bristol.  The site of approximately 0.9 acres is in a busy retail park and has planning permission to build a 50,000 sq. feet self-storage centre in Lok'nStore's modern and distinctive design. The total cost of the store when built and fitted-out, will be around £4 million and will add to Lok'nStore's high-quality portfolio of purpose built self-storage centres in prominent trading locations.

 

Sale of previous Reading store and opening new Reading store

On 31 October 2014, the Company sold its former storage site in Reading to a residential developer. The Company has received a cash payment of £2.9m for the site and further payments may be received depending on the value of residential sales achieved on the site. The existing customers have now been transferred into the adjacent new store which provides 48,000 square feet of space in a highly prominent location on the main A33 relief road.

 

Portsmouth North Harbour

On 24 November 2014 the Company announced the sale of the Company's undeveloped site at Portsmouth North Harbour for £3 million. The disposal is conditional on the buyer achieving appropriate planning permission which could take up to 18 months.

 

Aldershot

In 2012 Lok'nStore signed an agreement to develop and manage a new self-storage centre in Aldershot, Hampshire, located in a prominent location on the main Aldershot roundabout above the A331 with significant levels of passing traffic.

 

The store will be managed for outside investors under the Lok'nStore brand.  Lok'nStore has contributed approximately £2.5 million of development funds of the estimated £4.5 million total cost of development and will manage the building and operation of the store. Building and fit-out works to the store are almost complete and the store will open in May 2015.

 

Lok'nStore will generate a return by charging a return on the development capital, and a management fee for the construction, operation and branding of the store. This project is consistent with Lok'nStore's strategy of expanding the operating footprint of the business while maintaining tight control on debt.

 

Financial 

 

Lok'nStore is a robust business which generates an increasing cash flow from its strong asset base.  With a low LTV of 27.5% and interest rate risks substantially hedged through to October 2016 the business has a firm base for growth.  The value of the Group's property assets underpin a flexible business model with stable and rising cash flows, low credit risk and tightly controlled operating costs.

 

Taxation

The Group has made a tax provision against earnings in this period of £0.29 million.

 

Earnings per share

Basic earnings per share were 4.39 pence (31.1.2014: 2.87 pence per share) and diluted earnings per share were 4.29 pence (31.1.2014: 2.81 pence per share). Operating profit is 38.2% higher year on year.

 

Management of interest rate risk

Lok'nStore has £27.7 million of gross debt currently drawn against its £40 million revolving credit facility. £20 million is at a fixed interest rate with £10 million fixed rate swap at a fixed 1 month sterling LIBOR rate of 1.2% and £10 million swap at a fixed 1 month sterling LIBOR rate of 1.15%. With 1 month LIBOR around 0.5%, this leaves a balance of £7.7 million floating at a current all-in rate of around 2.85% and results in an overall weighted average rate of 3.34%. The £20 million fixed rate is treated as an effective cash flow hedge and its fair value on a mark-to-market basis has fluctuated historically. Its current fair value of £0.19 million is currently stated as a non-current asset (31.1.2014: £0.05 million). (See Note 15).

 

Operating costs

Group operating costs amounted to £4.55 million for the period, a 4.8% increase year on year (31.1.2014: £4.34 million). Overall operating costs as a percentage of revenue have decreased and represent 59.7% as a cost ratio. (31.1.2014: 64.7%). This disciplined approach to costs ensures that as much as possible of the revenue growth achieved contributes to increasing our profits.  For the previous five years we have reduced our group operating costs each year.  Although this is increasingly challenging while delivering strong growth, we have again in this period, through disciplined management, contained property costs with underlying property costs up 2.5% excluding the higher rates charges from the Maidenhead and Reading stores. Overhead costs have been reduced. Staff costs increased by 7.3% through a combination of higher sales bonuses driven off strong sales growth and additional national insurance costs arising on the exercise of employee share options. Progress continues on reducing Saracen's operating costs with a 3.4% decrease year on year.

 

 

 

Group

Increase/

(Decrease) in costs %


Six months

ended 31 Jan

2015

£'000

Six months

ended 31 Jan

2014

£'000


Year

ended 31 July

2014

£'000

Property costs

7.1

1,960

1,829

3,689

Staff costs

7.3

2,005

1,870

3,971

Overheads

(11.1)

491

552

1,153

Distribution costs

2.7

95

93

189

Total

4.8

4,551

4,344

9,002

Self-Storage

Increase/

(Decrease) in costs %


Six months

ended 31 Jan

2015

£'000

Six months

ended 31 Jan

2014

£'000


Year

ended 31 July

2014

£'000

Property costs

10.3

1,729

1,567

3,196

Staff costs

9.3

1,672

1,530

3,298

Overheads

(14.3)

423

493

1,011

Total

6.5

3,824

3,590

7,505

1 Includes expenses relating to Southern Engineering and Machinery Company a wholly owned subsidiary which owns the Southampton development site.

 







Serviced Archive Storage

Increase/

(Decrease) in costs %


Six months

ended 31 Jan

2015

£'000

Six months

ended 31 Jan

2014

£'000


Year

ended 31 July

2014

£'000

Property costs

(11.8)

231

262

493

Staff costs

(1.8)

334

339

673

Overheads

15.3

68

59

1142

Distribution costs

2.7

95

93

189

Total

(3.4)

728

753

1,497

 

Cash flow

At 31 January 2015 the Group had cash balances of £3.4 million (31.1.2014: £2.4 million). Cash inflow from operating activities before investing and financing activities was £1.4 million (31.1.2014: £1.6 million). As well as using cash generated from operations to fund some capital expenditure, the Group has a five year revolving credit facility. This provides sufficient liquidity for the Group's current needs.  Undrawn committed facilities at the period-end amounted to £12.3 million (31.1.2014: £12.3 million).

 

Gearing

There was £27.7 million of gross borrowings (31.1.2014: £27.7 million) representing gearing of53.2% (31.1.2014: 62.2%) on net debt of £24.3 million (31.1.2014: £25.4 million).  After adjusting for the uplift in value of leaseholds which are stated at depreciated historic cost in the statement of financial position, gearing is 42.8% (31.1.2014: 50.4%). After adjusting for the deferred tax liability carried at period end of £11.0 million gearing drops to 35.8% (31.1.2014: 42.1%).

 

Funds from Operations (FFO)

By excluding £0.16 million (31.1.2014: £0.21 million) of the interest costs of carrying the development sites from the total net interest charge of £0.55 million (31.1.2014: £0.55 million) the interest on the operating portfolio is £0.39 million for the period (31.1.2014: £0.34 million). Funds from operations (FFO) represented by EBITDA minus interest on the operating portfolio is therefore £2.52 million up 37.2% (31.1.2014: £1.84 million) equating to 20.1 pence per share annualised, up 33.1% on last year (31.1.2014: 15.1 pence per share annualised).

 

Analysis of Funds from Operations (FFO)

Six months

ended 31 Jan 2015

£'000

Six months

ended 31 Jan 2014

£'000

Year

ended 31 July 2014

£'000

Group EBITDA

2,916

2,179

4,616

Finance Costs

549

554

1,110

Interest costs relating to holding development assets

 

(158)

 

(215)

 

(467)

Net finance cost based on operations

391

339

643

Funds from Operations

2,525

1,840

3,973

Increase in Funds from Operations

37.2%







 

Adjusted shares in issue

No.

25,162,113

No.

24,423,868

No.

24,719,027

 

FFO per share (annualised)

 

20.1 pence

 15.1 pence

 

16.1 pence

 

Increase in FFO per share

 

33.1%



 

 

Capital expenditure and capital commitments

The Group has grown through a combination of new site acquisition, existing store improvements and relocations, and has concentrated on extracting value from its existing assets and developing through collaborative projects and management contracts. Capital expenditure during the period totalled £1.9 million (31.1.2014: £3.4 million). This was primarily the completion of construction and fitting out works at Maidenhead and Reading, demolition works at our Southampton and Portsmouth North Harbour sites, and some professional and other costs incurred in the preparation of our site in Bristol. The Group also invested a further £0.44 million in additional racking at the Saracen Olney warehouse to increase box capacity.

 

The Company has no further capital commitments beyond final amounts due on its Reading store, its £1.32 million investment commitment at Aldershot, (£1.18 million already spent) and some minor works to existing properties. (Refer note 25: Capital Commitments).

 

Market Valuation of Freehold and Operating Leasehold Land and Buildings

 

On 31 July 2014 professional valuations were prepared by Cushman and Wakefield (C&W) in respect of eleven freehold, one long leasehold and seven operating leasehold properties. This valuation has been adopted for the 31 January 2015 period-end. The valuation was prepared in accordance with the RICS Valuation - Professional Standards, published by The Royal Institute of Chartered Surveyors (the "Red Book").  The valuation has been provided for accounts purposes and, as such, is a Regulated Purpose Valuation as defined in the Red Book.

 

A deferred tax liability arises on the revaluation of the properties and on the rolled-over gain arising from the disposal of the Kingston and Woking sites in 2007. It is not envisaged that any tax will become payable in the foreseeable future on these disposals due to the availability of rollover relief.  The existing Reading store was sold with the benefit of its permission for residential development and the proceeds will be reinvested in our new store pipeline. It is not the intention of the Directors to make any other significant disposals of trading stores, although individual disposals may be considered where it is clear that added value can be created by recycling the capital into other opportunities.

 

The Board will continue to commission independent valuations on its trading stores annually to coincide with its year-end reporting.

 

The valuations of our freehold property assets are included in the Statement of Financial Position at their fair value, but under applicable accounting standards, no value is included in respect of our leasehold stores to the extent that they are classified as operating leases. The value of our operating leases in the valuation totals £14.6 million (31.1.2014: £13.2 million). Instead we have reported by way of a note the underlying value of these leasehold stores in future revaluations and adjusted our Net Asset Value (NAV) calculation accordingly to include their value. This will ensure comparable NAV calculations.

 

 

Analysis of Total Property Value

 


No of stores/sites

31 Jan 2015 Valuation

£'000

No of stores/sites

31 Jan 2014

Valuation

£'000

No of stores/sites

31 July 2014 Valuation

£'000

Freehold valued by C & W

12

65,910

12

54,460

12

64,510

Leasehold valued by C & W

7

14,570

7

13,200

71

14,570

Subtotal

19

80,480

19

67,660

19

79,080

Sites in development at cost

3

7,874

4

14,636

4

11,409

Total

22

88,354

23

82,296

23

90,489

 

1      Two leasehold stores were not valued as their remaining unexpired terms were insufficient to yield a value under the Cushman & Wakefield valuation methodology.

 

 

Adjusted Net Asset Value per Share            

Adjusted net assets per share is the net assets of the Group business adjusted for the valuation of leasehold stores and deferred tax divided by the number of shares at the period-end. The shares currently held in the Group's employee benefits trust (own shares held) and in treasury are excluded from the number of shares.

 

At January 2015 the adjusted net asset value per share increased to £2.69 from £2.47 year on year, up 9.0%.  This increase is a result of higher property values, cash generated from operations, offset in part by an increase in the shares in issue due to the exercise of share options by management and staff during the period and an increased dividend pay-out.

  

 

 

 

Adjusted Net Asset Value per Share (NAV)

31 Jan

2015

£'000

31 Jan

2014

£'000

31 July

2014

£'000

 

Net assets

Adjustment to include leasehold stores at valuation

Add: C & W leasehold valuation 1

Deduct: leasehold properties and their fixtures and fittings at NBV

 

45,711

 

14,570

(3,445)

 

40,892

 

13,200

(3,577)

 

45,210

 

14,570

(3,555)


56,836

50,515

56,225

 

Deferred tax arising on revaluation of leasehold properties 2

 

(2,225)

 

(1,925)

 

(2,203)

 

Adjusted net assets

 

54,611

 

48,590

 

54,022

 

Shares in issue

 

Number

 

 

Number

'000s

 

Number

'000s

Opening shares

Shares issued for the exercise of options

27,809

443

27,141

373

27,141

668

Closing shares in issue

Shares held in treasury

Shares held in EBT

28,252

 (2,467)

(623)

27,514

 (2,467)

(623)

27,809

(2,467)

(623)

 

Closing shares for NAV purposes

 

25,162

 

24,424

 

24,719

 

Adjusted net asset value per share after deferred tax provision

 

£2.17

 

£1.99

 

£2.18

 

Adjusted net asset value per share before deferred tax provision

 

£2.69

 

£2.47

 

£2.71

 

 

1       The seven leaseholds valued by Cushman & Wakefield are all within the terms of the Landlord and Tenant Act (1954) giving a degree of security of tenure. The average length of the leases on the leasehold stores valued was 13 years and 8 months at the date of the 2014 valuation (2013 valuation: 14 years and 8 months).

 

2    A deferred tax adjustment in respect of the uplift in the value of the leasehold properties has been included. Although this is a memorandum adjustment as leasehold properties are included in the Group's financial statements at cost and not at valuation, this deferred tax adjustment is included in the adjusted net asset value calculation in order to maintain a consistency of tax treatment between freehold and leasehold properties.

 

 

Corporate and Social Responsibilities

Lok'nStore conducts its business in a manner that reflects honesty, integrity and ethical conduct. We believe that the long-term success of the business is best served by respecting the interests of all our stakeholders. Management of social, environmental and ethical issues is of high importance to Lok'nStore. These issues are dealt with on a day-to-day basis by the Group's managers with principal accountability lying with the Board of Directors. We look for opportunities to address our responsibility to the environment, and we pay close attention to our energy use, carbon dioxide emissions, water use and waste production. At each year-end Lok'nStore commissions a full assessment of the Group's environmental impact.

 

 

Customers

We believe in clarity and transparency towards our customers. Brochures and literature are written in plain English, explaining clearly our terms of business without hiding anything. We are open and honest about our products and services and do not employ pressure selling techniques or attempt to take advantage of any vulnerable groups. If we make a mistake we acknowledge it, deal with the problem quickly, and learn from our error. We listen to our customers as we know that they can help us improve our service to them. In return 21% of our move-ins in the period came from previous customers, existing customers taking more space, and customer referrals.

 

 

Andrew Jacobs

Ray Davies

Chief Executive Officer

Finance Director



 

Consolidated Statement of Comprehensive Income

For the six months ended 31 January 2015

 


Notes

Six months

 ended

31 January 2015

Unaudited

£'000

Six months

 ended

31 January 2014

Unaudited

£'000

Year ended

31 July 2014

£'000

Revenue

 

1a

 

7,629

6,714

13,910






Total property, staff, distribution and general costs

2a

(4,713)

(4,535)

(9,294)

 

Adjusted EBITDA1


 

2,916

2,179

4,616

 

Amortisation of intangible assets


 

(83)

(83)

 (165)

Depreciation based on historic cost


(547)

(450)

 (965)

Additional depreciation based on revalued assets


(134)

(129)

 (258)

Loss on sale of motor vehicle


(8)

(9)

 (28)

Equity settled share based payments

18

(112)

(37)

 (119)

Impairment of development land asset

2c

-

-

(1,604)



(884)

(708)

(3,139)






Operating profit


 

2,032

1,471

1,477






Finance income

3

26

14

26

Finance cost

4

(575)

(569)

(1,136)






Profit before taxation

5

1,483

916

367

Income tax expense

6

(387)

(220)

(170)






Profit for the period


1,096

696

197






Profit attributable to:





Owners of the parent

20

1,096

696

197











Other Comprehensive Income





Items that will not be reclassified to profit and loss





(Decrease)/increase in property valuation


(128)

326

6,281

Deferred tax relating to change in property valuation


26

(73)

(1,261)



(102)

253

5,020

Items that may be subsequently reclassified to profit and loss





Increase in fair value of cash flow hedges


137

214

322

Deferred tax relating to cash flow hedges


(28)

(48)

(72)



109

166

250

Other comprehensive income


7

419

5,270

Total comprehensive income for the period


1,103

1,115

5,467

Attributable to:

Owners of the parent


 

1,103

 

1,115

 

5,467






Earnings per share





Basic

8

4.39p

2.87p

0.81p

Diluted

8

4.29p

2.81p

0.79p

 

1  Adjusted EBITDA and operating profit are defined in the accounting policies section of the notes to the interim report.



 

Consolidated Statement of Changes in Equity

For the six months ended 31 January 2015

 

 


Share

capital

£'000

Share

premium

£'000

Other

reserves

£'000

Revaluation

reserve

£'000

Retained

earnings

£'000

Attributable

to owners of

the parent

£'000

Non

controlling

interest

£'000

Total

equity

£'000

1 August 2013

272

1,013

10,511

21,665

6,631

40,092

280

40,372

Profit for the period

-

-

-

-

696

696

-

696

Other comprehensive income:









Increase in asset valuation net of deferred tax

-

-

-

253

-

253

-

253

Decrease in fair value of cash flow hedges net of deferred tax

-

-

166

-

-

166

-

166

Total comprehensive income

-

-

166

253

696

1,115

-

1,115

Transactions with owners:









Dividend paid

-

-

(1,052)

-

-

(1,052)

-

(1,052)

Transfer additional dep'n on revaluation net of deferred tax

-

-

-

(100)

100

-

-

-

Transfer minority interest on acquisition of subsidiary shares

-

-

-

-

280

280

(280)

-

Equity share based payments

-

-

37

-

-

37

-

37

Exercise of share options

3

417

-

-

-

420

-

420

31 January 2014

275

1,430

9,662

21,818

7,707

40,892

-

40,892

Loss for the period

-

-

-

-

(498)

(498)

-

(498)

Other comprehensive income:









Increase in asset valuation net of deferred tax

-

-

-

4,766

-

4,766

-

4,766

Decrease in fair value of cash flow hedges net of deferred tax

-

-

83

-

-

83

-

83

Total comprehensive income

-

-

83

4,766

(498)

4,351

-

4,351

Transactions with owners:









Dividend paid

-

-

(490)

-

-

(490)

-

(490)

Transfer additional dep'n on revaluation net of deferred tax

-

 

-

-

(106)

106

-

-

-

IFRS2 transfer share options to which the equity relates have either been exercised or lapsed

-

 

-

(742)

-

742

-

-

-

Equity share based payments

-

-

82

-

-

82

-

82

Exercise of share options

4

371

-

-

-

375

-

375

31 July 2014

279

1,801

8,595

26,478

8,057

45,210

-

45,210

Profit for the period

-

-

-

-

1,096

1,096

-

1,096

Other comprehensive income:









Decrease in property valuation net of deferred tax

-

-

-

(102)

-

(102)

-

(102)

Decrease in fair value of cash flow hedges net of deferred tax

-

-

109

-

-

109

-

109

Total comprehensive income

-

-

109

(102)

1,096

1,103

-

1,103

Transactions with owners:









Dividend paid

-

-

(1,258)

-

-

(1,258)

-

(1,258)

Transfer additional dep'n on revaluation net of deferred tax

-

-

-

(107)

107

-

-

-

IFRS2 transfer share options to which the equity relates have either been exercised or lapsed

-

 

-

(211)

-

211

-

-

-

Equity share based payments

-

-

112

-

-

112

-

112

Exercise of share options

4

540

-

-

-

544

-

544

31 January 2015

283

2,341

7,347

26,269

9,471

45,711

-

45,711



Consolidated Statement of Financial Position

31 January 2015                                                                         Company Registration No. 04007169

 

 


Notes

 

31 January

2015

Unaudited

£'000

 

31 January

2014

Unaudited

£'000

 

31 July

2014

Audited

 £'000

Assets





Non-current assets





Intangible assets

9a

3,840

4,005

3,923

Property, plant and equipment

9b

78,721

69,185

77,679

Property lease premiums

9c

-

4,607

-

Derivative financial instruments

15b

188

-

51



82,749

77,797

81,653

Current assets





Inventories

11

127

150

131

Trade and other receivables

12

3,408

2,389

2,901

Cash and cash equivalents


3,397

2,264

2,178

Total current assets (excluding non-current assets classified as held for sale)


 

6,932

4,803

5,210

Non-current assets classified as held for sale

10

-

-

2,900

Total assets


89,681

82,600

89,763






Liabilities





Current liabilities





Trade and other payables

13

(4,883)

(4,213)

(5,900)

Taxation


(624)

(206)

(338)








(5,507)

(4,419)

(6,238)






Non-current liabilities





Borrowings

Derivative financial instruments

Deferred tax

15a

15b

16

 (27,497)

-

(10,966)

(27,393)

(57)

(9,839)

(27,445)

-

(10,870)



(38,463)

(37,289)

(38,315)

Total liabilities


(43,970)

(41,708)

(44,553)

Net assets


45,711

40,892

45,210



 

 

 

 


Equity





Equity attributable to owners of the parent





Called up share capital

17

282

275

279

Share premium


2,342

1,430

1,801

Other reserves

19

7,347

9,662

8,595

Retained earnings

20

9,471

7,707

8,057

Revaluation reserve


26,269

21,818

26,478

Total equity


45,711

40,892

45,210

 

Approved by the Board of Directors and authorised for issue on 24 April 2015 and signed on its behalf by:

                                                               

 

 

 

Andrew Jacobs

Ray Davies

Chief Executive Officer

Finance Director



Consolidated Statement of Cash Flows

For the six months ended 31 January 2015 

 

 


Notes

Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

 £'000

Operating activities





Cash generated from operations

22a

1,388

1,606

5,241






Net cash from operating activities


1,388

1,606

5,241

 

Investing activities





Purchase of property, plant and equipment

9b

(1,865)

(1,570)

(6,485)

Additions to property lease premiums

9c

-

(1,806)

-

Proceeds from disposal of property, plant and equipment


2,907

7

19

Interest received


26

14

26

Net cash used in investing activities


1,068

(3,355)

(6,440)

Financing activities

Repayment of borrowings

Proceeds from new borrowings


 

 

-

-

 

-

919

 

919

(5)

Finance costs paid


(524)

(517)

(1,033)

Equity dividends paid


(1,258)

(1,053)

(1,543)

Proceeds from issuance of ordinary shares (net)


545

421

795

Net cash used in financing activities


(1,237)

(230)

(867)






Net increase/(decrease) in cash and cash equivalents in the period


 

1,219

(1,979)

(2,066)

 

Cash and cash equivalents at beginning of the period


 

2,178

4,243

 

4,244

 

Cash and cash equivalents at end of the period


 

3,397

2,264

 

2,178

 

 

No statement of cash flows is presented for the Company as it had no cash flows in either year.

 

 



Accounting Policies

 

General Information

Lok'nStore Group plc is an AIM listed company incorporated and domiciled in England and Wales. The address of the registered office is One London Wall, London EC2Y 5AB, UK. Copies of this Interim Report and Accounts may be obtained from the Company's head office at 112 Hawley Lane, Farnborough, Hants, GU14 8JE, or from the investor section of the Company's website at http://www.loknstore.co.uk.

 

Basis of preparation

The interim results for the six months ended 31 January 2015 have been prepared on the basis of the accounting policies expected to be used in the 2015 Lok'nStore Group Plc Annual Report and Accounts and in accordance with the recognition and measurement principles of International Financial Reporting Standards as adopted by the European Union ('EU') ('IFRS').

 

The same accounting policies, presentation and methods of computation are followed in these interim condensed set of financial statements as have been applied in the Group's latest annual audited financial statements.

 

The interim results, which were approved by the Directors on 24 April 2015, are unaudited.  The interim results do not constitute statutory financial statements within the meaning of section 435 of the Companies Act 2006.

 

Comparative figures for the year ended 31 July 2014 have been extracted from the statutory accounts for the Group for that period, which carried an unqualified audit report, did not include a reference to any matters to which the auditor drew attention by way of emphasis of matter, did not contain a statement under section 498(2) or (3) of the Companies Act 2006 and have been delivered to the Registrar of Companies.

 

Going concern

The Directors can report that, based on the Group's budgets and financial projections, they have satisfied themselves that the business is a going concern. The Board has a reasonable expectation that the Company and the Group have adequate resources and facilities to continue in operational existence for the foreseeable future based on Group cash balances and cash equivalents of £3.4 million (31.01.2014: £2.3 million), undrawn committed bank facilities at 31 January 2014 of £12.3 million (31.01.2014: £12.3 million), and cash generated from operations in the period to 31 January 2015 of £1.4 million (31.01.2014: £1.6 million). The Group continues to operate its five year £40 million revolving credit facility with Lloyds TSB plc.  The facility has been in place since 20 October 2011 and runs until 19 October 2016. The Group is fully compliant with all bank covenants and undertakings and is not obliged to make any repayments prior to expiration. The financial statements are therefore prepared on a going concern basis.

 

Revenue recognition

Revenue comprises the fair value of the consideration received or receivable for goods and services provided in the ordinary course of the Group's activities, net of discount, VAT and after eliminating sales within the Group.

 

The Group recognises revenue when the amount of the revenue can be reliably measured and when goods are sold and title has passed. Revenue from services provided is recognised evenly over the period in which the services are provided.

 

a)    Self-storage revenue

Self-storage services are provided on a time basis. The price at which customers store their goods is dependent on size of unit and store location. Customers are invoiced on a four-weekly cycle in advance and revenue is recognised based on time stored to date within the cycle. When customers vacate they are rebated the unexpired portion of their four weekly advance payment (subject to a seven day notice requirement).

b)    Retail sales

The Group operates a 'pack shop' within each of its storage centres for selling storage related goods such as boxes, tape and bubble-wrap. Sales include sales to the public at large as well as self-storage customers. Sales of goods are recognised at point of sale when the product is sold to a customer.

c)    Insurance

Customers may choose to insure their goods in storage. The weekly rate of insurance charged to customers is calculated based on the tariff per week for each £1,000 worth of goods stored by the customer. This charge is retained by Lok'nStore and covers the cost of the block policy and other costs.  Customers are invoiced on a four-weekly basis for the insurance cover they use and revenue is recognised based on time stored to date within the cycle.

d)    Management fee income

Management fees earned for managing stores not owned by the Group are recognised over the period for which the services are provided. 

e)    Serviced archive and records management

Typically Customers are invoiced monthly in advance for the storage of their archive boxes, tapes and files and revenue is recognised based on time stored to date within the monthly cycle. In respect of the provision of additional services, such as document box or tape collection and retrieval from archive, customers are invoiced typically monthly in arrears and revenue is recognised in line with the provision of these services.

  

 

Adjusted EBITDA

Earnings before interest, tax, depreciation and amortisation (EBITDA) is defined as profits from operations before all depreciation and amortisation charges, share-based payments and other non-recurring costs, finance income, finance costs and taxation.

 

Store adjusted EBITDA

Store adjusted EBITDA is defined as adjusted EBITDA (see above) but before central and head office costs.

 

Operating profit

Operating profit is defined as profit after all costs except finance income, finance costs and taxation.

 

Critical accounting estimates and judgements

The preparation of consolidated financial statements under EU-IFRS requires management to make estimates and assumptions that may affect the application of accounting policies and the reported amounts of assets and liabilities, income and expenses. Actual outcomes may differ from these estimates and assumptions. The estimates and assumptions that have a significant risk of causing a material adjustment to the carrying amounts of assets and liabilities within the next financial year are discussed below.

 

a) Estimate of fair value of trading properties

The Group values its self-storage centres using a discounted cash flow method which is based on current and projected net operating income. Principal assumptions underlying management's estimation of the fair value are those relating to stabilised occupancy levels, expected future growth in storage rents and operating costs, maintenance requirements, capitalisation rates and discount rates. A more detailed explanation of the background and methodology adopted in the valuation of the Group's trading properties is set out in note 9b. The carrying value of freehold land and buildings held at valuation at the reporting date was £65.9 million (31.01.2014: £54.5 million) as shown in the Analysis of Total Property Value table in the Chairman's Statement.

 

b) Assets in the course of construction and land held for pipeline store development ('Development property assets')

The Group's development property assets are held in the statement of financial position at historic cost and are not valued externally. When acquiring sites for redevelopment into self-storage facilities, the Group estimates and makes judgements on the potential net lettable storage space that it can achieve in its planning negotiations, together with the time it will take to achieve mature occupancy levels. In addition, assumptions are made on the prices that can be achieved at the store by comparison with other stores within the portfolio and within the local area. These judgements, taken together with estimates of operating costs and the projected construction cost, allow the Group to calculate the potential net operating income at maturity, projected returns on capital invested and hence to support the purchase price of the site at acquisition. Following the acquisition, regular reviews are carried out taking into account the status of the planning negotiations, and revised construction costs or capacity of the new facility, for example, to make an assessment of the recoverable amount of the development property. The Group reviews all development property assets for impairment at each reporting date in the light of the results of these reviews.  Once a store is opened, it is valued as a trading store.

 

The carrying value of development property assets at the reporting date was £7.8 million (31.01.2014: £14.6 million - £4.6 million of which was classified as property lease premiums).  Please see note 9c for more details.

 

c) Estimate of fair value of intangible assets acquired in business combination

The relative size of the Group's intangible assets, excluding goodwill, makes the judgements surrounding the estimated useful lives important to the Group's financial position. At 31 January 2015 intangible assets, excluding goodwill, amounted to £2.73 million (31.01.2014: £2.90 million).

 

The valuation method used and key assumptions are described in note 9a.

 

The useful life used to amortise intangible assets relates to the expected future performance of the assets acquired and management's judgement of the period over which economic benefit will be derived from the asset.  The estimated useful life of customer relationships principally reflects management's view of the average economic life of the customer base and is assessed by reference to customer churn rates. Typically, the customer base for a serviced archive business is relatively inert. Corporate customers do not tend to switch service providers and indeed they incur box withdrawal charges should they do so. An increase in churn rates may lead to a reduction in the estimated useful life and an increase in the amortisation charge.

 

d) Non-current assets held for sale

 

Non-current assets are classified as assets held for sale when their carrying amount is to be recovered principally through a sale transaction and a sale is considered highly probable. They are stated at the lower of carrying amount and fair value if their carrying amount is to be recovered principally through a sale transaction rather than through continuing use and a sale is considered highly probable.

Notes to the Financial Statements

For the six months ended 31 January 2015 

 

1a           Revenue

Analysis of the Group's revenue is shown below:

 


Six months

ended

31 January

2015

Unaudited

Six months

ended

31 January

2014

Unaudited

Year

ended

31 July

2014

Audited

Stores trading

£'000

£'000

£'000

Self-storage revenue

 

5,921

5,074

10,510

Other storage related revenue

713

648

1,349

Ancillary store rental revenue

4

4

4

Management fees

68

61

128

Sub-total

6,706

5,787

11,991

Stores under development




Non-storage income

-

43

79

Sub-total

6,706

5,830

12,070

Serviced archive and records management revenue

923

884

1,840

Total revenue per statement of comprehensive income

7,629

6,714

13,910

 

 

1b          Segmental information

 

IFRS 8 Operating Segments requires operating segments to be identified on the basis of internal reports about components of the Group that are regularly reviewed by the Board to allocate resources to the segments and to assess their performance.

 

All of the Group's activities occur in the United Kingdom.

 

Financial information is reported to the Board with revenue and profit analysed between self-storage activity and serviced archive and records management activity.

 

Segment revenue comprises of sales to external customers and excludes gains arising on the disposal of assets and finance income. Segment profit reported to the Board represents the profit earned by each segment before acquisition costs and other non-recurring set-up costs, finance income, finance costs and tax.  For the purposes of assessing segment performance and for determining the allocation of resources between segments, the Board uses a measure of adjusted EBITDA (as defined in the accounting policies) and reviews the non-current assets attributable to each segment as well as the financial resources available. All assets are allocated to reportable segments.  Assets that are used jointly by segments are allocated to the individual segments on a basis of revenues earned.  All liabilities are allocated to individual segments other than borrowings and tax. Information is reported to the Board of Directors on a product basis as management believe that the activity of self-storage and the activity of serviced archive and records management expose the Group to differing levels of risk and rewards due to the length, nature, seasonality and  customer base  of their respective operating cycles. 

 

The amounts presented to the Board with respect to total assets and total liabilities are measured in a manner consistent with the financial statements and are allocated based on the operations of the segment. Borrowings are managed centrally on a Group basis and are therefore not allocated to segments.

 

Corporate transactions and the treasury function are managed centrally and therefore are not allocated to segments. Sales between segments are carried out at arm's length. The serviced archive segment with over 340 customers has a greater customer concentration with its ten largest corporate customers accounting for 32.5% (31.01.2014: 32.9%) of revenue its top 50 accounting for 63.0% (31.01.2014: 64.2%) and its top 100 accounting for 79.9% (31.01.2014: 80.9%) of revenue. The self-storage segment with over 8,000 customers has no individual self-storage customer accounting for more than 1% of total revenue and no group of entities under common control (e.g. Government) accounts for more than 10% of total revenues.

 



 

The segment information for the period ended 31 January 2015 is as follows:

 

 

2014/2015 - Unaudited

Self-storage

six months

ended

31 January

2015

£'000

 

Serviced

archive

and records

management

six months

ended

31 January

2015

£'000

Total

six months

ended

31 January

2015

£'000

Self-storage

six months

ended

31 January

2014

£'000

Serviced

archive

and records

management

six months

ended

31 January

2014

£'000

Total

six months

ended

31 January

2014

£'000

Revenue from external customers

6,706

923

7,629

5,830

884

6,714

 

Segment adjusted EBITDA

2,808

108

 

2,916

2,106

73

 

2,179

Depreciation

Amortisation of intangible assets

Loss on disposal - motor vehicles

(633)

-

-

(48)

(83)

(8)

(681)

(83)

(8)

(531)

-

(4)

(48)

(83)

(5)

(579)

(83)

(9)

Equity settled share based payments

(112)

-

(112)

(37)

-

(37)

Segment profit/(loss)

2,063

(31)

2,032

1,534

(63)

1,471

 

Central costs not allocated to segments:







Finance income



26



14

Finance costs



(575)



(569)

Profit before taxation



1,483



916

Income tax expense



(387)



(220)








Consolidated profit for the financial period



1,096



696

 

2013/2014 - Audited

Self-storage

year

ended

31 July

2014

£'000

Serviced

archive &

records

management

year

ended

 31 July

2014

£'000

Total

year

ended

31 July

2014

£'000




Revenue from external customers

12,070

1,840

13,910




 

Segment adjusted EBITDA

Management charges

4,378

25

238

(25)

 

4,616

-




Depreciation

Amortisation of intangible assets

Loss on disposal - motor vehicles

(1,127)

-

(8)

(96)

(165)

(20)

(1,223)

(165)

(28)




Equity settled share based payments

(119)

 -

(119)




Impairment of development land asset

(1,604)

 -

 

(1,604)




 

Segment profit/(loss)

1,545

(68)

 

1,477




Central costs not allocated to segments:







Finance income



26




Finance costs



(1,136)




Profit before taxation



367




Income tax expense



(170)











Consolidated profit for the financial year



197











 

 



 

2014/2015

Self-storage

six months

ended

31 January

 2015

£'000

Serviced archive

& records

management

six months

ended

31 January 2015

£'000

Total

 six months

ended

31 January

2015

£'000

Self-storage

six months

ended

31 January

 2014

£'000

Serviced

archive &

records

management

six months

ended

31 January

2014

£'000

Total

 six months

ended

31 January

2014

£'000

Total assets

83,806

5,875

89,681

76,892

5,708

82,600








Segment liabilities

(15,975)

(498)

(16,473)

(13,736)

(522)

(14,258)

Borrowings

(not allocated to segment liabilities)

Derivative financial instruments

(not allocated to segment liabilities)



 

(27,497)

 

-

 

 

 

 

 

(27,393)

 

(57)

Total liabilities



(43,970)



(41,708)








Capital expenditure

1,423

442

1,865

3,195

181

3,376

 

1   Capital expenditure includes fixed asset additions (note 9b) and additions to property lease premiums (note 9c)

 

 

2013/2014

Self-storage

six months

ended

31 July

 2014

£'000

Serviced archive

& records

management

six months ended

31 July 2014

£'000

Total

 six months

ended

31 July

2014

£'000

Total assets

83,803

5,960

89,763





Segment liabilities

(16,379)

(729)

(17,108)

Borrowings

(not allocated to segment liabilities)

Derivative financial instruments

(not allocated to segment liabilities)



 

(27,445)

Total liabilities



(44,553)





Capital expenditure

6,269

215

6,484

 

 

 

 

2a            Property, staff, distribution and general costs





Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Property and premises costs

1,960

1,829

3,689

Staff costs

2,005

1,870

3,971

General overheads

491

552

1,153

Distribution costs

95

93

189

Retail products cost of sales

162

191

292


4,713

4,535

9,294

 

 

 

2b           Cost of sales of retail products

 

Cost of sales represents the direct costs associated with the sale of retail products (boxes, packaging etc.), the ancillary sales of insurance cover for customer goods and the provision of van hire services, all of which fall within the Group's ordinary activities.

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Retail

69

67

149

Insurance

17

27

32

Van hire

-

22

6

Other

1

30

-


87

146

187

Serviced archive consumables and direct costs

75

45

105

162

191

292

 

2c           Other costs

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Impairment of development land asset (see note 9b)

-

-

1,604

 

3              Finance income

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Bank interest

26

14

26

                                               

All interest receivable arises on cash and cash equivalents.

 

4              Finance costs

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Bank interest

 

465

454

 

912

Non-utilisation fees and amortisation of bank loan arrangement fees

 

110

114

 

223

Hire purchase and other interest

-

1

1


575

569

1,136

 

Most interest payable arises on bank loans classified as financial liabilities measured at amortised cost.



 

 

5              Profit before taxation

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£ '000

 

Profit before taxation is stated after charging:

 




Depreciation and amounts written off property, plant and equipment:




- owned assets

 

Amortisation of intangible assets

Operating lease rentals - land and buildings

681

 

83

773

580

 

83

779

1,224

 

165

1,529

 

 

 

6              Taxation


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Current tax:




UK corporation tax

293

206

338

 

Deferred tax:




Origination and reversal of temporary differences

94

14

(311)

Adjustments in respect of prior periods

-

-

143

Total deferred tax charge / (credit)

94

14

(168)

Income tax expense for the period/year

387

220

170

 

The charge for the period can be reconciled to the profit for the period as follows:

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Profit before tax

1,483

916

368

 

Tax on ordinary activities at the standard effective rate of corporation tax in the UK of 20.67% (31.1.2014: 22.4%)

 

 

306

205

 

 

82

Expenses not deductible for tax purposes

4

2

3

Depreciation of non-qualifying assets

58

21

41

Share based payment charges in excess of corresponding tax deduction

 

23

8

26

Amounts not recognised in deferred tax

-

(16)

-

Adjustments in respect of prior periods - deferred tax

-

-

143

Sale of Reading recognised for tax purposes

-

-

(132)

Impact of change in tax rate on timing differences

(4)

-

7

Income tax expense for the period/year

387

220

170

Effective tax rate

26%

24%

46%

 

The UK's main rate of corporation tax reduced to 21% from 1 April 2014. The effective rate for this period is 26%. (31.01.2014: 24%).

In addition to the amount charged to profit or loss for the period, deferred tax relating to the revaluation of the Group's properties of £25,612 (31.1.2014: £72,916) and the fair value of cash flow hedges of £28,320 (31.1.2014: (£47,963) has been recognised directly in other comprehensive income (see note 16 on deferred tax).

 

 

 

7              Dividends


Six months ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Amounts recognised as distributions to equity holders in the year:




Final dividend for the year ended 31 July 2013 (4.33 pence per share)

-

1,053

 

1,053

Interim dividend for the six months to 31 January 2014 (2.00 pence per share)

 

-

 

-

 

 

490

Final dividend for the year ended 31 July 2014 (5.00 pence per share)

1,258

-

 

-

 


1,258

1,053

1,543

 

In respect of the current year the Directors propose that an interim dividend of 2.33 pence per share will be paid to the shareholders. The total estimated dividend to be paid is £568,161 based on the number of shares currently in issue as adjusted for shares held in the Employee Benefits Trust and for shares held on treasury. This interim dividend is an on-account payment of a final annual dividend and is ultimately subject to approval by shareholders at the 2015 Annual General Meeting and has not been included as a liability in these financial statements. The ex-dividend date will be 7 May 2015; the record date 8 May 2015; with an intended payment date of 15 June 2015.

 

 

8              Earnings per share

 

The calculations of earnings per share are based on the following profits and numbers of shares.

 


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

Profit for the financial period

1,096

696

197






 

No. of shares

 

No. of shares

 

No. of shares

Weighted average number of shares




For basic earnings per share

24,950,434

24,228,587

24,392,144

Dilutive effect of share options

614,261

561,021

589,427

For diluted earnings per share

25,564,695

24,789,608

24,981,571

 

 

623,212 (31.01.2014: 623,212) shares are held in the Employee Benefit Trust and 2,466,869 (31.01.2014: 2,466,869) shares are held in Treasury. Both are excluded from the above calculation.

 

                                                                           


Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£

Year

ended

31 July

2014

Audited

£

Earnings per share




Basic

4.39p

2.87p

0.81p

Diluted

4.29p

2.81p

0.79p

 

 

 



 

 

9a        Intangible assets  

 

Group

Goodwill

£'000

Contractual

customer

relationships

£'000

Total

£'000

Cost at 1 August 2013

1,110

3,309

4,419

Amortisation at 1 August 2013

-

(331)

(331)

Charge for the period

-

(83)

(83)

Amortisation at 31 January 2014

-

(414)

(414)

Net book value at 31 January 2014

1,110

2,895

4,005

Cost at 31 January 2014

1,110

3,309

4,419

Amortisation at 31 January 2014

-

(414)

(414)

Charge for the period

-

(83)

(83)

Amortisation at 31 July 2014

-

(496)

(496)

Net book value at 31 July 2014

1,110

2,813

3,923

Cost at 1 August 2014

1,110

3,309

4,419

Amortisation at 1 August 2014

-

(496)

(496)

Charge for the period

-

(83)

(83)

Amortisation at 31 January 2015

-

(579)

(579)

Net book value at 31 January 2015

1,110

2,730

3,840

 

All goodwill and customer relationships are allocated to the serviced archive cash-generating unit (CGU) identified as a separate business segment.

 

The remaining amortisation period of the contractual customer relationships at 31 January 2015 is 15 years and 5 months (2014: 16 years 5 months).

 

The values for impairment purposes are based on estimated future cash flows and the following key assumptions:

 

·      a discount rate of 11%

·      estimated useful lives of customer relationships (20 years)

·      long term sustainable growth rates of 2.75%

·      a forward corporation tax rate of 20%

·      sensitivity: the Group has conducted a sensitivity analysis on the impairment test of each CGU's carrying value.  A cut in projected sales growth by around 6% would result in the carrying value of goodwill being reduced to its recoverable amount.

 

 

9b           Property, plant and equipment

 

Group

Development

Property

assets

at cost

£'000

Land and

buildings

at valuation

£ '000

Long

leasehold

land and

buildings

at valuation

£'000

Short

leasehold

improvements

at cost

£'000

Fixtures,

fittings and

equipment

at cost

£'000

Motor

vehicles

at cost

£'000

Total

£'000

 

Net book value at 31 July 2013

 

8,716

 

50,774

 

-

 

1,035

 

7,293

 

68

 

67,886

 

Net book value at 31 Jan 2014

 

10,029

 

50,861

 

-

 

990

 

7,261

 

44

 

69,185

 

Net book value at 31 July 2014

 

11,409

 

51,412

 

5,121

 

961

 

8,764

 

12

 

77,679

Cost or valuation








 

1 August 2014

13,013

51,412

5,121

2,560

18,242

(9)

90,339

 

Additions

490

141

-

3

1,231

-

1,865

 

Non- current assets held for sale

-

2,900

-

-

-

-

2,900

 

Disposals

-

(2,840)

-

-

(307)

-

(3,147)

 

Reclassification

(4,025)

2,958

-

-

1,067

-

-

 

Revaluations

-

(306)

(92)

-

-

-

(398)

 

31 January 2015

9,478

54,265

5,029

2,563

20,233

(9)

91,559

 









 

Depreciation








 

1 August 2014

1,604

 -

-

1,599

9,478

(21)

12,660

 

Depreciation

-

259

12

46

363

1

681

 

Disposals

-

-

-

-

(232)

-

(232)

 

Revaluations


(259)

(12)

-

-

-

(271)

 

31 January 2015

1,604

-

-

1,645

9,609

(20)

12,838

 

 

Net book value at January 2015

 

 

7,874

 

 

54,265

 

 

5,029

 

 

918

 

 

10,624

 

 

11

 

 

78,721

 

 

 

If all property, plant and equipment were stated at historic cost the carrying value would be £46.4 million (31.01.2014: £45.4 million).

 

Capital expenditure during the period totalled £1.9 million (31.1.2014: £3.4 million). This was primarily the completion of construction and fitting out works at Reading, demolition works at our Southampton and Portsmouth North Harbour sites, and some professional and other costs incurred in the pre-development phase our new site in Bristol. The Group also invested a further £0.44 million in additional racking at the Saracen Olney warehouse to increase box capacity.

 

Property, plant and equipment (non-current assets) with a carrying value of £78.7 million (31.1.2014: £73.8 million including Maidenhead held in property lease premium) are pledged as security for bank loans (see note 15a).

 

Market Valuation of Freehold and Operating Leasehold Land and Buildings

 

Following the comprehensive external valuation at 31 July 2014 by Cushman and Wakefield (C&W), the freehold and leasehold properties have not been externally valued at 31 January 2015, although in accordance with the Group's established policy it is the intention to do so at the next year end at 31 July 2015. 

 

Although the Board did not commission an external valuation at this interim period-end it is mindful of the need to accord with the measurement principles of International Financial Reporting Standards as adopted by the European Union. Accordingly after consultation with our external valuers, the Directors considered that although there was evidence of  a more buoyant real estate market, there had not been such a material movement in market yields that warranted a modification to the position as at 31 January 2015 in respect of our properties externally valued at 31 July 2014. The Directors therefore consider that it is appropriate to maintain the portfolio's external valuation without modification pending a comprehensive external valuation at our 31 July 2015 year-end.

 

 

 9c          Property lease premiums

 

 

 Group

Six months

31 January

2015

Unaudited

£'000

Six months

31 January

2014

Unaudited

£'000

Year

31 July

2014

Audited

£'000

 

Balance 1 February/1 August

-

2,801

2,800

 

Additions during the period/year

-

1,806

-

 

Transfer to property plant and equipment

-

-

(2,800)

 

Balance 31 January/31 July

-

4,607

-


 

 

10           Non-current assets held for sale

 

£2.9 million of the asset relating to the existing trading store at Reading was presented as held for sale in the comparative figures. This follows the agreement to sell the site for residential development for £2.9 million. The sale completed in this financial period on 31 October 2014.

 

 

11           Inventories

 


31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

Consumables and goods for resale

127

150

131

 

The amount of inventories recognised as an expense during the period was £98,634 (31.1.2014: £91,257)

 

 

12           Trade and other receivables

 


31 January

2015

Unaudited

£'000

 

31 January

2014

Unaudited

£'000

 

31 July

2014

Audited

£'000

Trade receivables

1,183

939

1,542

Other receivables

1,596

965

666

Prepayments and accrued income

629

485

693


3,408

2,389

2,901

                                               

The Directors consider that the carrying amount of trade and other receivables and accrued income approximates their fair value.

 

 

13           Trade and other payables


31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

Trade payables

952

826

2,031

Taxation and social security costs

598

121

149

Other payables

1,112

971

1,139

Accruals and deferred income

2,221

2,295

2,581


4,883

4,213

5,900

 

The Directors consider that the carrying amount of trade and other payables and accruals approximates fair value.

 

14           Capital management and gearing

 

The Group manages its capital to ensure that entities in the Group will be able to continue as going concerns while maximising the return to stakeholders through the optimisation of the debt and equity balance. The capital structure of the Group consists of debts, which include the borrowings disclosed in note 15a, cash and cash equivalents and equity attributable to the owners of the parent, comprising issued capital, reserves and retained earnings as disclosed in the Consolidated Statement of Changes in Equity.  The Group's banking facilities require that management give regular consideration to interest rate hedging strategy. The Group has complied with this during the year.

 

The Group's Board reviews the capital structure on an on-going basis. As part of this review, the Board considers the cost of capital and the risks associated with each class of capital. The Group seeks to have a conservative gearing ratio (the proportion of net debt to equity). The Board considers at each review the appropriateness of the current ratio in light of the above. The Board is currently satisfied with the Group's gearing ratio.

 

The gearing ratio at the period-end is as follows:

 

Capital Management

 

31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

Gross debt

(27,701)

(27,701)

(27,701)

Cash and cash equivalents

3,397

2,264

2,178

Net debt

(24,304)

(25,437)

(25,523)

Total equity

45,711

40,892

45,210

Net debt to equity ratio

53.2%

62.2%

56.4%

 

The improvement in the Group's gearing ratio year on year arises through the combined effect of an increase in the C&W valuation of its freehold and long leasehold properties and cash generated from operations.  A reversal in the liability arising on the market to market 'fair value' of the two interest rate swaps and additional cash raised from equity options exercised by staff also helped to improve the ratio offset in part by the one-off impairment charge of £1.6 million on a property.

 

The Group reviews the current and forecast projections of cash flow, borrowing and interest cover as part of its monthly management accounts review. In addition, an analysis of the impact of significant transactions is carried out regularly, as well as a sensitivity analysis of the impact of movements in interest rates on gearing and interest cover.

 

Cash balances held in current accounts attract no interest but surplus cash is transferred daily to a treasury deposit account which earns interest at the prevailing money market rates. All amounts are denominated in Sterling. The balances at 31 January 2015 are as follows:

 

Cash and cash equivalents

 

31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

Variable rate treasury deposits1

2,589

1,940

1,927

SIP trustee  deposits

45

59

56

Cash in operating current accounts

703

170

113

Other cash and cash equivalents

60

95

82

Total cash and cash equivalents

3,397

2,264

2,178

 

1      Money market rates for the Group's variable rate treasury deposit track Lloyds TSB plc base rate.  The rate attributable to the variable rate deposits at 31 January 2015 was 0.5%.

 

 

15a         Borrowings

 


31 January

2014

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

Non-current




Bank loans repayable in more than two years




 but not more than five years




Gross

27,701

27,701

27,701

Deferred financing costs

(204)

(308)

(256)

Net bank borrowings

27,497

27,393

27,445

 

The £40 million revolving credit facility with Lloyds TSB plc is secured by legal charges and debentures over the freehold and leasehold properties and other assets of the business with a net book value of £85.8 million together with cross-company guarantees from Group companies. The revolving credit facility is for a five-year term and expires on 19 October 2016. The Group is not obliged to make any repayments prior to expiration. The loans bear interest at the London Inter-Bank Offer Rate (LIBOR) plus 2.35%-2.65% Lloyds TSB plc margin based on a loan to value covenant test while the interest cover and loan to value covenants are broadly in line with the previous facility. 

 

 

 

15b         Derivative financial instruments

 

The Group continues to operate two separate £10 million interest rate swaps as a cash flow hedge with Lloyds TSB Bank plc, both effective from 31 May 2012, the first at a fixed 1 month sterling LIBOR rate of 1.2% and the second at a fixed one-month sterling LIBOR rate of 1.15%. Both swaps run up to the expiration of the current banking facility in October 2016. The balance of the drawn facility of £7.7 million (31.01.2014: £7.7 million) remains at a floating rate.

 

 





Fair Value


Currency

Principal

£

Maturity date

 

31 Jan

2015

Unaudited

£'000

31 Jan

2014

Unaudited

£'000

31 July

2014

Audited

£'000

3032816LS   Interest rate swap

GBP

10,000,000

20/10/2016

98

(35)

20

3047549LS   Interest rate swap

GBP

10,000,000

20/10/2016

90

(21)

31



20,000,000


188

(56)

51

 

 

The movement in fair value of the interest rate swaps of £137,033 (31.1.2014: £214,324) has been recognised in other comprehensive income in the period.

 

 

16           Deferred tax

 

Deferred tax liability

31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000

 

Liability at start of period/year

 

10,870

 

9,705

 

9,705

Charge / (credit) to income for the period/year

94

13

(168)

Tax charged directly to other comprehensive income

2

121

1,333

Liability at end of period/year

10,966

9,839

10,870

 

The following are the major deferred tax liabilities and assets recognised by the Group and the movements during the year:

 


Accelerated

Capital

Allowances

£'000

Tax

losses

£'000

Intangible

assets

£'000

Other

temporary

differences

£'000

Revaluation

of

properties

£'000

Rolled

over gain

on

disposal

£'000

Total

£'000

 At 1 August 2013

1,075

(6)

596

(35)

6,242

1,833

9,705

Charge/ (credit) to income for the period

57

6

(17)

(5)

(28)

-

13

Charge to other comprehensive income

-

-

-

48

(163)

236

121

At 31 January 2014

1,132

-

579

8

6,051

2,069

9,839

Charge/ (credit) to income for the period

309

-

(16)

(2)

(467)

(4)

(180)

Charge to other comprehensive income

-

-

-

23

1,424

(236)

1,211

At 31 July 2014

1,441

-

563

29

7,008

1,829

10,870

Charge/ (credit) to income for the period

111

-

(17)

-

-

-

94

Charge to other comprehensive income

-

-

-

28

(26)

-

2

At 31 January 2015

1,552

-

546

57

6,982

1,829

10,966

 

A potential deferred tax asset of £328,485 (31.1.2014: £178,466) arises in respect of the share options in existence at 31 January 2015 but has not been recognised in the accounts. No deferred tax asset arises in relation to the remainder of the share options as at 31 January 2015 as the share price at the period-end is below the exercise price of the options.

 

17           Share capital

 


31 January

2015

Unaudited

£'000

31 January

2014

Unaudited

£'000

31 July

2014

Audited

£'000




35,000,000 ordinary shares of 1 pence each

350

350

350


 

Called up,

 

Called up,

 

Called up,


allotted and

allotted and

allotted and


fully paid

fully paid

fully paid


Number

Number

Number

Number of shares at start of period/year

27,809,108

27,141,193

27,141,193

Options exercised during period/year

443,086

372,756

667,915

Balance at end of period/year

28,252,194

27,513,949

27,809,108





Allotted, issued and fully paid ordinary shares

£'000

£'000

 £'000

Balance at start of period/year

278

272

272

Options exercised during period/year

4

3

7

Balance at end of period/year

282

275

279

 

The Company has one class of ordinary shares which carry no right to fixed income.

 

 

18           Equity settled share-based payment plans   

The Group operates two equity-settled share-based payment plans, an approved and an unapproved share option scheme, the rules of which are similar in all material respects. The Enterprise Management Initiative Scheme ('EMI') is closed to new grants of options as the Company no longer meets the HMRC small company criteria.

 

The Company has the following share options:

 

2015


As at




As at

Summary


31 July 2014

Audited

 



Lapsed/

31 January

2015

Unaudited



No of options

Granted

Exercised

surrendered


Enterprise Management Initiative Scheme


41,414

-

(2,500)

-

38,914

Unapproved Share Options


2,276,111

-

(395,586)

-

1,880,525

Approved CSOP Share Options


246,286

-

(45,000)

-

201,286

Total


2,563,811

-

(443,086)

-

2,120,725

Options held by Directors


1,741,470

-

(372,500)

-

1,368,970

Options not held by Directors


822,341

-

(70,586)

-

751,755

Total


2,563,811

-

(443,086)

-

2,120,725

2014


As at




As at



31 January 2014



Lapsed/

31 July

Summary


No of options

Granted

Exercised

surrendered

2014

Enterprise Management Initiative Scheme


77,828

-

(36,414)

-

41,414

Unapproved Share Options


2,229,867

272,939

(226,695)

-

2,276,111

Approved CSOP Share Options


188,275

93,061

(32,050)

(3,000)

246,286

Total


2,495,970

366,000

(295,159)

(3,000)

2,563,811

Options held by Directors


1,766,470

175,000

(200,000)

-

1,741,470

Options not held by Directors


729,500

191,000

(95,159)

(3,000)

822,341

Total


2,495,970

366,000

(295,159)

(3,000)

2,563,811

 

The following table shows options held by Directors under all schemes.

 





At 31 January 2015


As at 31

July 2014

Audited

Options

granted

Options

exercised

 

EMI

Scheme

Unapproved

Scheme

Approved

 CSOP

share

options

Total

 at 31

January

2015

Unaudited

2014








Executive Directors








A Jacobs - Unapproved

580,000

-

(200,000)

-

380,000

-

380,000

SG Thomas - Unapproved

220,000

-

(50,000)

-

170,000

-

170,000

RA Davies - Unapproved

581,977

-

(50,000)

-

531,977

-

531,977

RA Davies - CSOP

14,493

-

-

-

-

14,493

14,493

RA Davies total

596,470

-

(50,000)

-

531,977

14,493

546,470

CM Jacobs - EMI

31,414

-

-

31,414

-

-

31,414

CM Jacobs - Unapproved

259,509

-

(72,500)

-

187,009

-

187,009

CM Jacobs - CSOP

29,077

-

-

-

-

29,077

29,077

CM Jacobs total

320,000

-

(72,500)

31,414

187,009

29,077

247,500

Non-Executive Directors








ETD Luker - Unapproved

15,000

-

-

-

15,000

-

15,000

C P Peal - Unapproved

10,000

-

-

-

10,000

-

10,000

Non-Executive total

25,000

-

-

-

25,000

-

25,000

All Directors total

1,741,470

-

(372,500)

31,414

1,293,986

43,570

1,368,970

 

The grant of options to Executive Directors and senior management is recommended by the Remuneration Committee on the basis of their contribution to the Group's success. The options vest after two and a half or three years. The exercise price of the options is equal to the closing mid-market price of the shares on the trading day previous to the date of the grant.  Exercise of an option is subject to continued employment. The life of each option granted is six and a half to seven years. There are no cash settlement alternatives.  The expected volatility is based on a historical review of share price movements over a period of time, prior to the date of grant, commensurate with the expected term of each award. The expected term is assumed to be six years which is part way between vesting (two and a half to three years after grant) and lapse (10 years after grant). The risk free rate of return is the UK gilt rate at date of grant commensurate with the expected term (i.e. six years).

 

The total charge for the period relating to employer share-based payment schemes was £111,996 (31.1.2014: £36,939), all of which relates to equity-settled share-based payment transactions.

 

 

19           Other reserves


 

Cash flow


 

Other

 

Capital

Share-based



hedge

Merger

reserve

redemption

payment



reserve

reserve


reserve

reserve

Total

Group

£'000

£'000

£'000

£'000

£'000

£'000

1 August 2013 - Audited

(217)

6,295

2,837

34

1,562

10,511

Equity share based payments

-

-

-

-

37

37

Cash flow hedge reserve net of tax

166

-

-

-

-

166

Dividend paid

-

-

(1,052)

-

-

(1,052)

31 January 2014 - Unaudited

(51)

6,295

1,785

34

1,599

9,662

Equity share based payments

-

-

-

-

81

81

Transfer to retained earnings

-

-

-

-

(741)

(741)

Cash flow hedge reserve net of tax

84

-

-

-

-

84

Dividend paid

-

-

(491)

-

-

(491)

31 July 2014 - Audited

33

6,295

1,294

34

939

8,595

Equity share based payments

-

-

-

-

112

112

Transfer to retained earnings

-

-

-

-

(211)

(211)

Cash flow hedge reserve net of tax

109

-

-

-

-

109

Dividend paid

-

-

(1,258)

-

-

(1,258)

31 January 2015 - Unaudited

142

6,295

36

34

840

7,347

 

The merger reserve represents the excess of the nominal value of the shares issued by Lok'nStore Group plc over the nominal value of the share capital and share premium of Lok'nStore Limited as at 31 July 2001. The other distributable reserve and the capital redemption reserve arose in the year ended 31 July 2004 from the purchase of the Company's own shares and a cancellation of share premium.

 

Share based payment reserve

Under IFRS2 there is the option to make transfers from the share based payment reserve to retained earnings in respect of accumulated share option charges where the options have either been exercised or have lapsed post-vesting. The total amounts calculated and accordingly transferred to retained earnings amounted to £210,749. (31.1.2014: £nil)

 

20           Retained earnings

 




Retained earnings

before


 

Retained




deduction of

Own shares

earnings




own shares

(note 21)

Total

Group



£'000

£'000

£'000

1 August 2013 - Audited



10,872

(4,241)

6,631

Profit for the financial period



696

-

696

Transfer from non-controlling interest



280


280

Transfer from revaluation reserve



100

-

100

31 January 2014 - Unaudited



11,948

(4,241)

7,707

Profit for the financial period



(498)

-

(498)

Transfer from revaluation reserve



106

-

106

Transfer from share based payment  reserve (Note 19)



742

-

742

31 July 2014 - Audited



12,298

(4,241)

8,057

Profit for the financial period



1,096

-

1,096

Transfer from revaluation reserve



107

-

107

Transfer from share based payment  reserve (Note 19)



211

-

211

31 January 2015 - Unaudited



13,712

(4,241)

9,471

 

The transfer from revaluation reserve represents the additional depreciation charged on revalued assets net of deferred tax.

 

The Own Shares Reserve represents the cost of shares in Lok'nStore Group plc purchased in the market and held in the Employee Benefit Trust to satisfy awards made under the Group's share incentive plan and shares purchased separately by Lok'nStore Limited for Treasury Account. These treasury shares have not been cancelled and were purchased at an average price considerably lower than the Group's adjusted net asset value. These shares may in due course be released back into the market to assist liquidity of the Company's stock and to provide availability of a reasonable line of stock to satisfy investor demand as and when required.

 

21           Own shares

 


ESOP

ESOP

Treasury

Treasury

Own shares


shares

shares

shares

shares

total


Number

£

Number

£

£

 1 August 2013 - Audited

623,212

499,910

2,466,869

3,741,036

4,240,946

31 January 2014 - Unaudited

623,212

499,910

2,466,869

3,741,036

4,240,946

31 July 2014 - Audited

623,212

499,910

2,466,869

4,240,946

31 January 2015 - Unaudited

623,212

499,910

2,466,869

3,741,036

4,240,946

 

Lok'nStore Limited holds a total of 2,466,869 of Lok'nStore Group plc ordinary shares of 1p each for treasury with an aggregate nominal value of £24,669 purchased for an aggregate cost of £3,741,036 at an average price of £1.503 per share. These shares represent 8.73% of the Parent Company's called-up share capital. The maximum number of shares held by Lok'nStore Limited in the year was 2,466,869. No shares were disposed of or cancelled in the year.

 

The Group operates an Employee Benefit Trust (EBT) under a settlement dated 8 July 1999 between Lok'nStore Limited and Lok'nStore Trustee Limited, constituting an employees' share scheme. Funds are placed in the trust by way of deduction from employees' salaries on a monthly basis as they so instruct for purchase of shares in the Company. Shares are allocated to employees at the prevailing market price when the salary deductions are made.  As at 31 January 2015, the Trust held 623,212 (31.01.2014: 623,212) ordinary shares of 1 pence each with a market value of £1,486,361 (31.01.2014: £1,237,076). No shares were transferred out of the scheme during the period (2014: nil).

 

No dividends were waived during the year. No options have been granted under the EBT.

 

22           Cash flows

 

(a) Reconciliation of profit before tax to cash generated from operations

 




Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Profit before tax



 

1,483

 

916

 

367

Depreciation



681

580

1,224

Amortisation of intangible assets



83

83

165

Impairment of development land asset



-

-

1,604

Equity settled share based payments



112

37

119

Loss on sale of motor vehicles



8

9

27

Interest receivable



(26)

(14)

(26)

Interest payable



575

569

1,136

Decrease/ (increase) in inventories



3

(12)

7

(Increase)/ decrease in receivables



(507)

28

(484)

(Decrease) / increase in payables



(1,024)

(590)

1,102

Cash generated from operations



1,388

1,606

5,241

 

(b) Reconciliation of net cash flow to movement in net debt

 

Net debt is defined as non-current and current borrowings, as detailed in note 15a less cash and cash equivalents.

 




Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Increase/ (decrease) in cash in the period/year



 

1,219

 

(1,979)

 

(2,066)

Change in net debt resulting from cash flows



-

(916)

(914)

Movement in net debt in period



1,219

(2,895)

(2,980)

Net debt brought forward



(25,523)

(22,542)

(22,543)

Net debt carried forward



(24,304)

(25,437)

(25,523)

 

 

23           Commitments under operating leases

At 31 January 2015 the total future minimum lease payments under non-cancellable operating leases were as follows:

 

The Group as a lessee:

The minimum lease payments under non-cancellable operating lease rentals are in aggregate as follows:

 






Six months

ended

31 January

2015

Unaudited

£'000

Six months

ended

31 January

2014

Unaudited

£'000

Year

ended

31 July

2014

Audited

£'000

 

Land and buildings








Amounts due:








 Within one year





1,525

1,515

1,543

 Between two and five years





5,660

5,592

5,732

 After five years





8,054

9,262

8,740






15,239

16,369

16,015

 

Operating lease payments represent rentals payable by the Group for certain of its properties.  Leases are negotiated for a typical term of 20 years and rentals are fixed for an average of five years.

 

 

 

24           Events after the reporting date

 

On 6 February 2015, The Company signed a Management Services Agreement to manage a storage facility in Chichester, West Sussex on behalf of external investors.

 

25           Capital commitments and guarantees

 

The Group has capital expenditure contracted but not provided for in the financial statements of £1.6 million (31.01.2014: £2.7 million) and has no further capital commitments beyond final amounts due on its Reading store, its £1.32 million development commitment at Aldershot, (£1.18 of £2.5 million already spent) and some minor works to existing properties.

 

Our Stores

 

Head office

Lok'nStore plc

112 Hawley Lane

Farnborough

Hampshire GU14 8JE

Tel   01252 521010

 

www.loknstore.co.uk

www.loknstore.com              

 

Central Enquiries

0800 587 3322

info@loknstore.co.uk

www.loknstore.co.uk

 

Basingstoke, Hampshire

Crockford Lane

Chineham

Basingstoke

Hampshire RG24 8NA

Tel   01256 474700

Fax  01256 477377

basingstoke@loknstore.co.uk 

 

Crayford, Kent

Block B

Optima Park

Thames Road

Crayford

Kent DA1 4QX

Tel   01322 525292

Fax 01322 521333

crayford@loknstore.co.uk     

 

Eastbourne, East Sussex

Unit 4, Hawthorn Road

Eastbourne

East Sussex BN23 6QA

Tel   01323 749222

Fax  01323 648555

eastbourne@loknstore.co.uk 

 

Fareham, Hampshire

26 + 27 Standard Way

Fareham Industrial Park

Fareham

Hampshire PO16 8XJ

Tel   01329 283300

Fax  01329 284400

fareham@loknstore.co.uk      

 

Farnborough, Hampshire

112 Hawley Lane

Farnborough

Hampshire GU14 8JE

Tel   01252 511112

Fax 01252 744475

farnborough@loknstore.co.uk               

 

Harlow, Essex

Unit 1 Dukes Park

Edinburgh Way

Harlow

Essex CM20 2GF

Tel   01279 454238

Fax 01279 443750

harlow@loknstore.co.uk        

 

Horsham, West Sussex

Blatchford Road

Redkiln Estate

Horsham

West Sussex RH13 5QR

Tel   01403 272001

Fax  01403 274001

horsham@loknstore.co.uk     

 

Luton, Bedfordshire

27 Brunswick Street

Luton

Bedfordshire LU2 0HG

Tel   01582 721177

Fax  01582 721188

luton@loknstore.co.uk           

 

Maidenhead, Berkshire

Stafferton Way

Maidenhead

Berkshire

SL6 1AY

Tel   01628 878870

Fax  01628 620136

maidenhead@loknstore.co.uk

 

Milton Keynes, Buckinghamshire

Etheridge Avenue

Brinklow

Milton Keynes

Buckinghamshire MK10 0BB

Tel   01908 281900

Fax  01908 281700

miltonkeynes@loknstore.co.uk              

 

Northampton Central

16 Quorn Way

Grafton Street Industrial Estate

Northampton NN1 2PN

Tel   01604 629928

Fax 01604 627531

nncentral@loknstore.co.uk    

 

Northampton Riverside

Units 1-4

Carousel Way

Northampton

Northamptonshire NN3 9HG

Tel   01604 785522

Fax  01604 785511

northampton@loknstore.co.uk               

 

Poole, Dorset

50 Willis Way

Fleetsbridge

Poole

Dorset BH15 3SY

Tel   01202 666160

Fax  01202 666806

poole@loknstore.co.uk

 

Portsmouth, Hampshire

Rudmore Square

Portsmouth PO2 8RT

Tel   02392 876783

Fax  02392 821941

portsmouth@loknstore.co.uk 

 

Reading, Berkshire

251 A33 Relief Road

Reading

RG2 0RR

reading@loknstore.co.uk       

 

Southampton, Hampshire

Manor House Avenue

Millbrook

Southampton

Hampshire SO15 0LF

Tel   02380 783388

Fax  02380 783383

southampton@loknstore.co.uk              

 

Staines, Middlesex

The Causeway

Staines

Middlesex TW18 3AY

Tel   01784 464611

Fax  01784 464608

staines@loknstore.co.uk       

 

Sunbury on Thames, Middlesex

Unit C, The Sunbury Centre

Hanworth Road

Sunbury

Middlesex TW16 5DA

Tel   01932 761100

Fax  01932 781188

sunbury@loknstore.co.uk      

 

Swindon Kembrey Park, Wiltshire

Kembrey Street

Elgin Industrial Estate

Swindon

Wiltshire SN2 8UY

Tel   01793 421234

Fax  01793 422888

swindoneast@loknstore.co.uk              

 

Swindon (West), Wiltshire

16-18 Caen View

Rushy Platt Industrial Estate

Swindon

Wiltshire SN5 8WQ

Tel   01793 878222

Fax  01793 878333

swindonwest@loknstore.co.uk             

 

Tonbridge, Kent

Unit 6 Deacon Trading Estate

Vale Road

Tonbridge

Kent TN9 1SW

Tel   01732 771007

Fax  01732 773350

tonbridge@loknstore.co.uk    

 

 



 

Development locations 

 

Southampton, Hampshire

Third Avenue

Millbrook

Southampton

SO15 0JX

 

North Harbour, Port Solent, Hampshire

Southampton Road

Portsmouth

PO6 4RH

 

Bristol

Gallagher Trade Park

Longwell Green

Bristol

BS30

 

Managed stores

 

Aldershot, Hampshire

(Opening May 2015)

251, Ash Road

Aldershot

GU12 4DD

Tel  0845 4856415

aldershot@loknstore.co.uk    

 

Ashford, Kent  

Wotton Road

Ashford

Kent TN23 6LL

Tel   01233 645500

Fax 01233 646000

ashford@loknstore.co.uk

 

Chichester, West Sussex

(Opening end 2015)

17, Terminus Road

Chichester

West Sussex

PO19 8TX

chichester@loknstore.co.uk

 

Crawley, West Sussex

Sussex Manor Business Park

Gatwick Road

Crawley

RH10 9NH

Tel  01293 738530

crawley@loknstore.co.uk      

 

Woking

Marlborough Road

Woking

GU21 5JG

Tel   01483 378323

Fax  01483 722444

woking@loknstore.co.uk

 

 



 

Glossary

 

Abbreviation

 

Adjusted EBITDA

Earnings before all depreciation and amortisation charges, losses or profits on disposal, share-based payments, acquisition costs, and non-recurring professional costs, finance income, finance costs and taxation

AGM

Annual General Meeting

APD

Auditing Practices Board

Bps

Basis Points

C&W

Cushman & Wakefield

CAC

Contributory asset charges

Capex

Capital Expenditure

CGU

Cash generating units

CO2 e

Carbon Dioxide Emissions

CSOP

Company Share Option Plan

EBT

Employee Benefit Trust

EMI

Enterprise Management Incentive Scheme

EU

European Union

GHG

Greenhouse gas

HMRC

Her Majesty's Revenue & Customs

IAS

International Accounting Standard

IFRIC

International Financial Reporting Interpretations Committee

IFRS

International Financial Reporting Standards

LIBOR

London Interbank Offered Rate

LTV

Loan to Value Ratio

MWh

Megawatt Hour

Operating Profit

Earnings before interest and tax (EBIT)

PESM

Partial Exemption Special Method

RICS

Royal Institution of Chartered Surveyors

SMO

Standard Method Override Calculation

sq. ft.

Square Feet

Store adjusted EBITDA

Adjusted EBITDA (see above) but before central and head office costs.

VAT

Value Added Tax

 


This information is provided by RNS
The company news service from the London Stock Exchange
 
END
 
 
IR USABRVSASUAR
UK 100