Final Results

Pathfinder Properties PLC 30 June 2003 Pathfinder Properties PLC Results for the year ended 31 December 2002 The Board of Pathfinder announces the results of the Company for the year ended 31 December 2002, which are set out below. The audited financial statements for the year ended 31 December 2002 are being sent to all shareholders and are available for inspection on the Company's website (www.pathfinderplc.com). Copies may also be obtained from the Company by writing to Pathfinder Properties PLC, Capital House, Michael Road, London SW6 2YH or from the FT Free Annual Reports Services, details of which can be found in the Financial Times. CHAIRMAN'S STATEMENT The year under review I am able to report that during 2002, despite a number of unforeseen distractions, the Group had considerable success in achieving its principal objectives. The issues that faced your Group on entering 2002 were in terms of corporate restructuring, litigation, cash requirements and the rationalisation and progression of your development portfolio. By the autumn of 2002 we were successful in completing the first key stage in our strategy for unlocking and improving shareholder value. This was achieved through the resolution, on sound commercial terms, of the litigation with Pathfinder Recovery 2 PLC and achieving the sale of Merchant Village to Selfridges for £15.3 million which significantly improved the cash balances and gearing. During the year we have achieved planning on the second phase of River Quarter, Manchester, and have assembled an important site at North Gate, Newark. Our deal with Selfridges won an award at the Property Week Scottish Property Awards. All this adds strength to the Group in moving forward with the rationalisation and delivery of its development portfolio. It was therefore a disappointment that in November 2002, an unsought bid was made for a material stake in your Company. Shareholders will be aware that this offer, which at 12p per share significantly undervalued your Company, was only accepted by a small minority of shareholders. However, on the back of this and other share purchases the bidder, Sunnyview Limited, called an extraordinary general meeting of the Company in order to remove a majority of your Board members and replace them with its nominees with a view to the liquidation or sale of your Group. The motions at the EGM, held in March 2003, were defeated but the action has undoubtedly set us back in the timetable. Not only did it cost time and money, it also created an uncertainty that was detrimental to financing and development deals we were putting in place. However, in line with my undertaking at the EGM, we have held constructive discussions with Sunnyview resulting in it being offered Board representation, as outlined below. We hope now that we can once again devote our full attention to the ongoing affairs of your Group. Results and dividend The Group's pre-tax losses for the year were reduced to £112,000 from a loss of £1,271,000 for the previous year on turnover of £17.5 million and £4.6 million respectively. This was after taking into account significant extra holding costs, including unforeseen building collapses associated with Merchant Village, and the heavy interest burden your Group was carrying. The loss per share was 0.13p (2001 loss-1.30p). Net assets per share were marginally ahead at 18.76p (2001-18.56p) and the Group's debt ratio was reduced to 0.15:1 (2001-0.72:1). Further details of these results are contained in the Operating and Financial Review. The Board was very aware that Group administration costs were high. To an extent this has been due to exceptional matters such as the take-overs and litigation and in particular the additional legal and senior staff costs involved in these. Core overhead costs were addressed during the second half of the year and are now at a level commensurate with a group of our size. Much of the core costs relate to the salaries of key staff who are essential to the realisation of future profits from the business. Nonetheless, we continue to monitor this situation and our requirements. Although the results for the year have not produced a net profit, we have confidence in the future and believe that we should also reward shareholders for their continued support. The Board is therefore proposing the payment of a dividend for the year and recommend a dividend of 0.25 pence per share (2001- 0.15 pence per share), amounting to £173,000. If approved the dividend will be paid on 16 September 2003 to shareholders on the register at 8 August 2003. Your Board As reported in last year's Chairman's Statement, I joined your Board as Chairman on the retirement of Sir Christopher Leaver on 25 March 2002 and Claire O'Connor was appointed as a non-executive director in February 2002. In April 2002, Simon Dawkins resigned as executive director having lost the confidence of your Board. In order to lead the Group through this difficult time it has been appropriate for us to capitalise on the experience, skills and specialisms of your non-executive directors. I am very grateful to both Claire O'Connor and Marc Green for their commitment and efforts in the delivery of our strategy by acting in an executive capacity during this period, together with Malcolm Bacchus our Finance Director. Mr Edward Azouz, Chairman and Chief Executive of Sunnyview Limited, has accepted an offer to join the Board in a non-executive capacity and is standing for appointment at the annual general meeting. We believe it is appropriate our major shareholder should work with your Board in this manner. The Board is continuing to review the Group's executive management needs and requirements to deliver our strategy to shareholders. Meanwhile I am pleased to announce that two key members of the team, Duncan Austin and Justin Thomas, have accepted the role of property directors on our appropriate subsidiary company boards. Finally, I would like to take this opportunity to thank Marc Green for all his efforts and his contribution over the years, as he is retiring from the Board at the AGM. We wish him all the best in the future. The future As indicated in the letter to shareholders on 28 February 2003, an exciting point has been reached in your Group's development. Significant progress is now being made at both River Quarter, Manchester, and North Gate, Newark, to provide future profits. The Group has received offers of finance for the development of Phase 1 at River Quarter and is currently in advanced negotiations with selected partners. At Newark, we have agreed the principles of a development, for which we have received an offer of funding, together with a partial site sale. We have every confidence in the realisation of our development proposals. In the intervening time we continue to expense certain overhead and interest costs. As a result of this policy and of the development time-scale of existing projects, our profits will continue to be lumpy. We are therefore also actively seeking smaller development or trading opportunities, with shorter time-frames, utilising some of the cash released from the sale of Merchant Village. With this in mind, we are hoping to exchange conditional contracts to acquire a site of this type in Yorkshire in the near future. The planned project would provide both residential and retail accommodation on a 1.25 acre site and would be expected to be completed within two years. Finally I would like to take this opportunity to thank my colleagues on the Board of Directors and all our staff for the hard work they have put in during a particularly trying period. Bearing in mind the personal uncertainties that have arisen understandably it has not been easy for them, but I hope now that we can move forward in a way that shareholders can benefit from the efforts that have been made. I look forward to reporting to you on further progress in the near future. John Parry Chairman 27 June 2003 OPERATING AND FINANCIAL REVIEW Corporate overview The financial statements for the year reflect two significant events in addition to ongoing activities of the Group. First, in May 2002 we reached agreement with Pathfinder Recovery 2 PLC on the long running dispute between the companies over their attempts to seek an early dissolution of our joint ventures. Second, in September 2002, the Group sold its site at Merchant Village, Glasgow to Selfridges PLC for £15.3 million. The effects of the agreement with Pathfinder Recovery 2 PLC are set out in detail in the financial statements but, in summary, involved: - the acquisition by the Group of the outstanding 50% interest in Pathfinder Recovery Ventures Limited, previously owned by Pathfinder Recovery 2 PLC; - the acquisition by the Group of Pathfinder Recovery 2 PLC's 15% interests in the Merchant Village, Glasgow, and River Quarter, Manchester, developments, and - the disposal by Pathfinder Recovery Ventures Limited of its interest in the site at Tib Street, Manchester. This agreement substantially completed the consolidation of the Group's assets bringing the Group's interest in its ventures at Merchant Village and River Quarter up to 80% ownership, bringing the development at Loch Lomond under the Group's control and, ultimately, allowing the sale of Merchant Village to proceed. During the last two years, particularly through the period of the abortive Pathfinder Recovery 2 PLC take-over and the ensuing legal battle, it became clear to the Group that it could no longer count on the support of its previous joint venture partners to finance the large scale developments proposed at Merchant Village and River Quarter. Although the River Quarter development could be phased and so reduce overall funding requirements, it was not possible to achieve a similar scheme at Merchant Village. Furthermore, the unexpected rapid deterioration of certain buildings on the site put a heavy demand on the Group's resources. The Board therefore looked at alternatives and was pleased to announce in September 2002 the successful conclusion to negotiations with Selfridges PLC for the sale of the whole site. This sale not only released the Group from further large cash commitments to maintain the site, but also provided the necessary cash to continue the restructuring of the Group and repay borrowings, placing the Group in a considerably stronger position to move forward. Results The results for the year reflect the consolidation of various Pathfinder interests which have taken place. The acquisition of Pathfinder Recovery Ventures Limited on 27 May 2002 resulted in the consolidation of the full results of that company and of Pathfinder (Loch Lomond) Limited, which holds Lomond Galleries, from that date. Previously, Pathfinder Recovery Ventures Limited and Pathfinder (Loch Lomond) Limited had been treated respectively as 50% and 75% owned joint ventures, the results of which were included in the heading 'share of operating profits in joint ventures' rather than as part of gross profit and administrative expenses. The comparative period's results include those of Pathfinder Recovery 1 Limited only from the date of its acquisition in June 2001. At that date the Group's interests in Pathfinder (River Quay) Limited and Pathfinder (Scotland) Limited, the holding companies for the developments at River Quarter, Manchester, and Merchant Village, Glasgow, were increased to 65% and those companies were also consolidated as subsidiaries for the first time, having previously been 50% owned joint ventures. Group turnover for the year arises principally from the sale of Merchant Village which, together with the disposal of the Group's 50% share in Tib Street, Manchester, gives total turnover for the year of £17,490,000 compared with £4,612,000 in 2001. Profits on the sale of Tib Street are reported as part of ' share of operating profits in joint ventures' of £352,000 and not in gross profit. Gross profit of £1,410,000 (2001-£105,000) represents those profits from development and trading sales in subsidiaries and a small contribution from net rental income from the residual BES investment portfolio. Administrative expenses during the year amounted to £1,451,000 compared with £1,803,000 in 2001. As in 2001 the costs in this heading are higher than the Board would wish on an ongoing basis. A further £111,000 (2001-£564,000) was incurred relating to, and associated with, Pathfinder Recovery 2 PLC's actions against the Group and certain of its directors. These matters are now closed and no further costs should be incurred. As indicated above, the results for 2002 also include a full year of administrative costs relating to Pathfinder Recovery 1 Limited compared with seven months of these costs in the previous year. Similarly a full year's administrative costs for Pathfinder (River Quay) Limited and Pathfinder (Scotland) Limited are included in the current year whilst, in the previous year, the results included only a 50% share before May 2001. Other operating income comprises net rents from development properties including those from Lomond Galleries since May 2002. Share of operating profits in joint ventures amounting to £352,000 (2001-£718,000) comprises this year of the profits on the sale of Tib Street, Manchester, less the net operating loss on Lomond Galleries to May 2002 and the holding costs associated with the Group's new joint venture development in Newark. After profits of £66,000 (2001 loss-£128,000) on the sale of residual BES investment properties, the Group recorded a profit before interest of £535,000 (2001 loss-£962,000). Net interest costs have risen during the year to £647,000 (2001-£309,000). This is as a result of the consolidation of the borrowings relating to Lomond Galleries on the balance sheet for the first time, and new loans taken out to fund the River Quarter, Manchester, and North Gate, Newark, developments, partly offset by a reduction in borrowings resulting from the sale of Merchant Village, Glasgow, in the latter part of the year. All interest costs are written off to the profit and loss account until development work commences on site. As a result of these costs, the Group is reporting a loss on ordinary activities before taxation amounting to £112,000 (2001-£1,271,000). The tax charge for the year amounted to £84,000 (2001-tax credit of £201,000). The charge arises principally as a result of profits on the sale of Merchant Village which could not be offset elsewhere within the Group. After tax, there was a loss of £196,000 (2001-£1,070,000) which, after accounting for the share of profits and losses to minority shareholders in subsidiary companies, leaves a loss attributable to members of the Company of £103,000 (2001-£973,000). It is intended, subject to shareholder approval, to pay a dividend of 0.25 pence per share on 16 September 2003 to shareholders on the register at 8 August 2003. The dividend payable shown in the profit and loss account is net of the amounts receivable by the Group on the shares held by Pathfinder Recovery 1 Limited. After accounting for those dividends a total of £276,000 is to be deducted from reserves. Net assets The sale of Merchant Village, offset by the inclusion in the balance sheet of Lomond Galleries for the first time and ongoing work at our other developments, has resulted in a fall in work-in-progress from £21,824,000 in 2001 to £15,365,000 at 31 December 2002. The cash received from the Merchant Village sale was used in part to repay bank borrowings on the site, to pay off loans due to Pathfinder Recovery 2 PLC allowing us full control of the interests in River Quarter we had acquired from them, to acquire a further 25% interest in our joint venture in Newark and to fund operational and interest costs during the year. With the exception of the investment in joint ventures which now primarily comprises our investment in our joint ventures in Newark, the majority of other changes to the balance sheet during the year arise from the effects of acquiring Pathfinder Recovery Ventures Limited and the settlement with Pathfinder Recovery 2 PLC. Acquired goodwill in the year amounting to £151,000 relates to that acquisition and the associated increase in our interests in Pathfinder (River Quay) Limited and Pathfinder (Scotland) Limited from 65% to 80%. The element of goodwill relating to Pathfinder (Scotland) Limited has been written off, following the sale of the Merchant Village development, giving a net balance of £142,000 of goodwill carried forward at 31 December 2002. This balance is associated with specific asset acquisitions and will be written off as those assets are sold. The decrease in the investment in joint ventures, net of additions during the year, arises on the consolidation of the previous net investment of £4,198,000 in Pathfinder Recovery Ventures Limited and Pathfinder (Loch Lomond) Limited as joint ventures into the Group's assets during the year. Also acquired as part of the acquisition of Pathfinder Recovery Ventures Limited and shown in the balance sheet as a fixed asset investment is the shareholding in ourselves owned by that company. This shareholding, which amounts to an 18.2% interest in the Group at 31 December 2002, is valued at £2,729,000 in these financial statements on the basis of the Group's net asset value per share at that date. The revaluation surplus is shown in shareholders funds. Minority interests have decreased from £1,764,000 at 31 December 2001 to £1,079,000 at 31 December 2002. These interests, which represent the external minority shareholders' interests in subsidiary companies within the Group, have been reduced in the year principally as a result of the acquisition by the Group of additional interests in River Quarter and Merchant Village. Overall, shareholders' funds have increased during the year from £14,803,000 (representing 18.56p per ordinary share) to £14,958,000 (representing 18.76p per ordinary share) before taking into account any increase in value over cost of the ongoing projects held by the Group. Such value is not reflected in the financial statements until the projects are sold. Borrowings and cashflow The Group's financing requirements relate mainly to the funding of property development. Loan and overdraft facilities are arranged as necessary with a number of banks aimed at meeting development finance requirements on a cost-effective basis. The Board regards the main financial risks facing the Group as liquidity risk and interest rate risk. Liquidity risk is managed by balancing bank financing with internally generated funds and joint venture finance, and by seeking to match loan periods with the expected planning and development cycle of the properties being developed. Interest rate risk is monitored by the Board and considered in relation to the length and level of borrowing required. At 31 December 2002 the majority of development finance from banks and other lenders was at variable rates. The net operating cash inflow arising from sales less operational costs amounted to £10,804,000 compared with a net operating cash outflow in 2001 of £2,022,000. In addition, £730,000 net receipts arose from disposals within joint ventures (2001-outflow of £502,000) and £81,000 (2001-£1,859,000) from sales of investment properties, giving a total cash generation in the year of £11,615,000 (2001-outflow of £665,000). Net cash acquired with subsidiary undertakings amounted to £1,702,000. Major cash outflows during the period arose from net interest payments of £307,000, the cost of acquisition of subsidiary companies of £1,069,000 and net repayment of borrowings of £7,929,000. After placing £1,866,000 (2001-£nil) on short term bank deposits, retained cashflow for the year was £2,089,000 (2001- outflow of £3,623,000) leaving year end cash balances, including deposits, at £6,474,000. As a result of repayments, balance sheet borrowings fell from £13,191,000 to £8,658,000 despite £3,352,000 of borrowings coming 'on-balance sheet' for the first time as a result of corporate acquisitions. Of the total borrowings, £1,328,000 (2001-£5,212,000) relates to loans from our joint venture partners which are repayable, at the earliest, on the sale or refinancing of the underlying developments. These are interest free and should be regarded as ' quasi equity' in those projects. The net debt/equity ratio at 31 December 2002 was 0.15:1 (2001-0.72:1). Events since the year end On 14 March 2003, the Group acquired the outstanding 20% interest in Pathfinder (River Quay) Limited and now controls a 100% interest in that company and its development at River Quarter, Manchester. Consideration for the acquisition, which was carried out by Pathfinder Recovery Ventures Limited, amounted to £1,034,500 in cash and the transfer of 3,989,800 shares in Pathfinder Properties PLC owned by the Group. As a result of this the number of shares held by the Group as a self-investment has decreased from 14,548,836 (18.2% of the issued share capital of the Group) to 10,559,036 (13.2% of the issued share capital of the Group). The Company has also issued, at various dates since 31 December 2002, 150,190 new ordinary shares in the Company to minority shareholders in Pathfinder Recovery 1 Limited in exchange for their shares in that company. As a result of these issues, the Group's interest in Pathfinder Recovery 1 Limited has increased from 95.4% to 95.8%. Development portfolio Merchant Village, Glasgow (80% owned) The Merchant Village, Glasgow, site was sold during the year to Selfridges PLC for the development of their first Scottish store. The Group has no remaining interest in the site. River Quarter, Castlefield, Manchester (80% owned at year end; 100% owned March 2003) The site comprises 3.25 acres within 15 minutes walk of the city centre adjacent to the River Medlock. During the year, Phase 2 of the development received planning consent for 191 residential apartments, 19,500 sq ft of commercial space and 191 car parking spaces. Phase 1 has existing planning consent, obtained in 2001, for 199 apartments, 19,500 sq ft of commercial space and 144 car parking spaces. The masterplan, which sets the density for the whole site, has been approved in principle and discussions have been started with the city planners in respect of Phase 3 which is intended predominantly to comprise an office development of 155,000 sq ft and approximately 60 apartments. A further phase can also be incorporated on the site. The four phases were previously 65% owned by the Group. That interest was increased to 80% with the acquisition of Pathfinder Recovery Ventures Limited and, subsequent to the year end, the remaining minority interests have been acquired bringing the development wholly in-house. The Group is in discussions with selected partners with a view to announcing the start of development on Phase 1 within the next few months. North Gate, Newark (75% owned) During the year the Group acquired a 50% interest in a 6.5 acre site next to the River Trent on the edge of Newark through two joint venture companies. The Group increased its interest in these ventures to 75% in December 2002. The site contains a substantial Victorian Brewery building and has significant potential for redevelopment. The Group is in discussion with a number of companies who are interested in developing the site with us, either as residential accommodation, as a supermarket or as retail space and has agreed the principles of a phased residential development including a partial sale. Northern Quarter, Manchester (60% owned) The development of this small site in Back Turner Street remains difficult. Informal approval has recently been received from both the planning authorities and English Heritage for revised schemes of 20 apartments and 700sq ft of retail space or 8,500 sq ft of office space and we are now in discussion with the Heritage Trust as to the preferred option to take forward to detailed planning. Lomond Galleries, Loch Lomond, Alexandria (100% owned) Lomond Galleries is a 55,000 sq ft retail site, with good potential for expansion, located close to Alexandria Town Centre and easily accessible from the tourist routes to Loch Lomond. We have rebranded the property, previously known as Loch Lomond Factory Outlets, as 'Lomond Galleries' and are continuing to increase the amount of tenanted space. The centre is not core to the Group's business and will not be retained in the long term. Previously 75% owned by the Group, the property became wholly owned on the acquisition of Pathfinder Recovery Ventures Limited on 27 May 2002. CONSOLIDATED PROFIT AND LOSS ACCOUNT for the year ended 31 December 2002 Notes Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 TURNOVER Group and share of joint ventures 17,490 4,612 Less share of joint ventures (2,100) (4,085) Group turnover 4 15,390 527 Cost of sales (13,980) (422) Gross profit 1,410 105 Administrative expenses (1,451) (1,803) (41) (1,698) Other operating income 158 146 OPERATING PROFIT/(LOSS) BEFORE SHARE OF JOINT VENTURES 117 (1,552) Share of operating profits in joint ventures 352 718 OPERATING PROFIT/(LOSS) 4 469 (834) Profit/(loss) on sale of investment properties 66 (128) 535 (962) Interest receivable 263 290 Interest payable (910) (599) LOSS ON ORDINARY ACTIVITIES BEFORE TAXATION 4 (112) (1,271) Taxation Group (296) 222 Joint ventures 212 (21) LOSS ON ORDINARY ACTIVITIES AFTER TAXATION (196) (1,070) Equity minority interests 93 97 LOSS ON ORDINARY ACTIVITIES ATTRIBUTABLE TO MEMBERS (103) (973) Ordinary dividends 5 (173) (119) Loss for the year transferred to reserves 9 (276) (1,092) Loss per share 13 (0.13p) (1.30p) The operating profit/(loss) arises from the Group's continuing operations. A note of profits and losses on a historical cost basis is given in note 6. A statement of total recognised gains and losses for the year is given in note 11. CONSOLIDATED BALANCE SHEET 31 December 2002 Notes 31 Dec 2002 31 Dec 2001 £'000 £'000 FIXED ASSETS Intangible fixed assets - Goodwill 142 136 Tangible assets 32 47 Investment in joint ventures 3 Share of gross assets 3,274 10,560 Share of gross liabilities (1,839) (4,893) Goodwill 51 - 1,486 5,667 Investment in own shares 2,729 - Other investments 152 152 4,541 6,002 CURRENT ASSETS Work-in-progress 15,365 21,824 Debtors 913 866 Cash at bank 7 6,474 2,519 22,752 25,209 CREDITORS: amounts falling due within one year 8 (3,926) (12,452) NET CURRENT ASSETS 18,826 12,757 TOTAL ASSETS LESS CURRENT LIABILITIES 23,367 18,759 CREDITORS: amounts falling due after more than one year Bank and other loans (7,330) (2,084) PROVISIONS FOR LIABILITIES AND CHARGES - (108) 16,037 16,567 EQUITY MINORITY INTERESTS (1,079) (1,764) NET ASSETS 14,958 14,803 CAPITAL AND RESERVES Called up share capital 7,975 7,975 Share premium account 1,946 1,946 Merger reserve 2,494 2,494 Revaluation reserve 431 - Profit and loss account 9 2,112 2,388 EQUITY SHAREHOLDERS' FUNDS 14,958 14,803 Net assets per share attributable to ordinary shareholders 18.76p 18.56p CASH FLOW STATEMENT for the year ended 31 December 2002 Notes Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 NET CASH INFLOW/(OUTFLOW) FROM OPERATING ACTIVITIES 10,804 (2,022) RETURNS ON INVESTMENTS AND SERVICING OF FINANCE Interest received 238 242 Interest paid (545) (227) Net cash (outflow)/ inflow from returns on investments and servicing of finance (307) 15 TAXATION Corporation tax paid (57) (283) CAPITAL EXPENDITURE AND FINANCIAL INVESTMENT Receipts from sales of investment properties 81 1,859 Receipts from/(payments to) joint ventures 730 (502) Net cash inflow from capital expenditure and financial investment 811 1,357 ACQUISITIONS AND DISPOSALS Purchase of subsidiary undertaking (1,069) (6,142) Net cash acquired with subsidiary undertaking 1,702 (140) Net cash inflow/(outflow) from acquisitions and disposals 633 (6,282) EQUITY DIVIDENDS PAID - (471) MANAGEMENT OF LIQUID RESOURCES Increase in treasury deposit accounts (1,866) - FINANCING Debt due within one year: Loans drawn down 726 5,982 Loans repaid (8,309) (4,003) Debt due in more than one year: Loans drawn down 2,800 2,084 Loans repaid (3,146) - Net cash (outflow)/inflow from financing (7,929) 4,063 INCREASE/(DECREASE) IN CASH 2,089 (3,623) NOTES 1 BASIS The figures shown for the year ended 31 December 2002 are unaudited and do not constitute statutory financial statements within the meaning of the Companies Act 1985. The financial statements for the year ended 31 December 2001 have been reported on by the Company's auditors and delivered to the Registrar of Companies. The report of the auditors was unqualified and did not contain a statement under s.237(2) or (3) of the Companies Act 1985. 2 ACCOUNTING POLICIES The accounting policies adopted are consistent with those applied in previous years except with regard to deferred taxation. This change has been made to comply with Financial Reporting Standard 19 (FRS19) which is applied to the financial statements for the first time. The comparative figures for the year ended 31 December 2001 have not been restated as the adoption of FRS19 gives rise to no material adjustment to the results, assets or liabilities as stated for that year. Investment properties are stated at valuation on 31 December 2002. The investment in Pathfinder Properties PLC held by a subsidiary company is valued at a net asset value per share equivalent to that of the Group's net asset value per share at the balance sheet date. 3 ACQUISITIONS DURING THE YEAR The Group acquired a controlling interest in Pathfinder Recovery Ventures Limited and its subsidiaries, previously 50% owned joint ventures, on 27 May 2002. The Group's effective interest in Pathfinder (Loch Lomond) Limited, which was also previously treated as a joint venture, increased from 74% to 98%. From that date 100% of the results of those companies are included in the Group's results for the year. 4 RESULTS FOR THE YEAR The Group's turnover and results for the year arise principally from property development activities. The effect of acquisitions during the year is as follows: Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Group turnover Ongoing activities 15,390 527 Acquisitions - - 15,390 527 Operating profit/(loss) Ongoing activities 496 (129) Acquisitions (27) (705) 469 (834) 5 DIVIDENDS Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Interim dividend 2001 - 0.15p per share - 119 Final dividend 0.25p (2001 - nil) per share 173 - 173 119 It is intended, subject to shareholder approval, to pay the final dividend for the year on 16 September 2003 to members on the register at the close of business on 8 August 2003. No interim dividend was paid. The final dividend for the year ended 31 December 2002 is shown net of the amounts receivable by the Group on the shares held by a subsidiary company. 6 NOTE OF HISTORICAL COST PROFIT AND LOSSES Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Loss on ordinary activities before taxation (112) (1,271) Realisation of revaluation gains of previous years - 647 Historical cost loss on ordinary activities before taxation (112) (624) 7 ANALYSIS OF CASH AND CASH EQUIVALENTS 31 Dec 2002 31 Dec 2001 £'000 £'000 Short term bank deposits 1,866 - Other cash at bank 4,608 2,519 6,474 2,519 8 CREDITORS DUE WITHIN ONE YEAR 31 Dec 2002 31 Dec 2001 £'000 £'000 Bank loans and overdrafts - 4,245 Other loans 1,328 5,212 Other creditors and accruals 2,598 2,995 3,926 12,452 Other loans comprise loans from minority shareholders in certain subsidiary undertakings to fund their proportionate share of developments. These loans are repayable on or after the sale or refinancing of the relevant developments. 9 PROFIT AND LOSS ACCOUNT Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 At 1 January 2,388 2,979 Transfer from revaluation reserve - 501 Loss for the year (276) (1,092) At 31 December 2,112 2,388 10 SHAREHOLDERS' FUNDS Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Retained loss for the year (276) (1,092) Other recognised gains relating to the year 431 - Shares issued in year - 1,270 155 178 At 1 January 14,803 14,625 At 31 December 14,958 14,803 11 STATEMENT OF TOTAL RECOGNISED GAINS AND LOSSES Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Loss for the financial year attributable to members (103) (973) Revaluation of investment in own shares 431 Total recognised gains and losses relating to the year 328 (973) 12 RECONCILATION OF OPERATING PROFIT TO OPERATING CASH FLOWS Year ended Year ended 31 Dec 2002 31 Dec 2001 £'000 £'000 Operating profit/(loss) 469 (834) Amortisation of goodwill 145 - Share of profits in joint ventures (352) (718) Decrease/(increase) in work-in-progress 10,356 (1,188) Decrease in debtors 217 1,824 Increase/(decrease) in creditors 63 (1,200) (Decrease)/increase in general provisions (94) 94 10,804 (2,022) 13 EARNINGS PER SHARE The loss per ordinary share is based on the loss after taxation and minority interests and on 79,745,428 (31 December 2001: 74,654,876 ordinary shares) being the weighted average number of ordinary shares in issue during the year. There is no difference between earnings and fully diluted earnings per share. For further information, contact: John Parry, Chairman or Malcolm Bacchus, Finance Director Tel: (020) 7736 9669 Jeremy Carey, Tavistock Communications Tel: (020) 7600 2288 This information is provided by RNS The company news service from the London Stock Exchange
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