Interim Management Statement
May 05 2010 - 2:00AM
UK Regulatory
TIDMLII
RNS Number : 3204L
Liberty International PLC
05 May 2010
5 May 2010
LIBERTY INTERNATIONAL PLC
INTERIM MANAGEMENT STATEMENT
FOR THE PERIOD FROM 1 JANUARY 2010 TO 5 MAY 2010
Liberty International PLC today announces its interim management statement for
the period from 1 January 2010 to 5 May 2010:
Patrick Burgess, Chairman of Liberty International, commented:
"We are pleased that the UK retail market has stabilised. Capital Shopping
Centres' occupancy has been maintained at 98 per cent. We have seen a much lower
level of retailer failures than the first quarter of 2009. With the pipeline of
new shopping centres sharply curtailed by recent economic conditions, prospects
for the performance of CSC's existing assets are encouraging. In the case of
Capital & Counties, central London has continued to perform strongly with Covent
Garden recording continuing increases in footfall.
The demerger announced on 9 March is now largely complete and we expect the two
companies to start to trade separately on 10 May. We believe that Capital
Shopping Centres and Capital & Counties are well positioned as stand-alone
businesses to execute their own significant strategic plans and deliver strong
shareholder returns over time. "
A copy of this press release is available for download from our website at
www.liberty-international.co.uk.
Enquiries:
+-------------+-----------------------------------+--------------------+
| Liberty International PLC: |
+----------------------------------------------------------------------+
| David | Chief Executive | +44 (0)20 7960 |
| Fischel | | 1207 |
+-------------+-----------------------------------+--------------------+
| Ian Durant | Finance Director | +44 (0)20 7960 |
| | | 1210 |
+-------------+-----------------------------------+--------------------+
| Kate Bowyer | Investor Relations | +44 (0)20 7960 |
| | | 1250 |
+-------------+-----------------------------------+--------------------+
| |
+----------------------------------------------------------------------+
| Public relations: |
+----------------------------------------------------------------------+
| UK: | Michael Sandler, Hudson Sandler | +44 (0)20 7796 |
| | | 4133 |
+-------------+-----------------------------------+--------------------+
| | | |
+-------------+-----------------------------------+--------------------+
| SA: | Nicholas Williams, College Hill | +27 (0)11 447 3030 |
+-------------+-----------------------------------+--------------------+
| | | |
+-------------+-----------------------------------+--------------------+
This announcement includes statements that are forward-looking in nature.
Forward-looking statements involve known and unknown risks, uncertainties and
other factors which may cause the actual results, performance or achievements of
Liberty International PLC to be materially different from any future results,
performance or achievements expressed or implied by such forward-looking
statements. Any information contained in this announcement on the price at
which shares or other securities in Liberty International PLC have been bought
or sold in the past, or on the yield on such shares or other securities, should
not be relied upon as a guide to future performance.
Highlights of the period
· Announcement of proposed separation of Liberty International into a prime
UK regional shopping centre REIT, Capital Shopping Centres (CSC), and a central
London focused, non-REIT property company, Capital & Counties (Capco), by way of
a demerger of Capco
· Demerger approved at the EGM on 7 April, separate trading expected to
commence 10 May on the London Stock Exchange (LSE) (Capco on a "when issued"
basis) and on the JSE Limited (JSE)
· Occupancy of Capital Shopping Centres' established centres maintained at
97.7 per cent at 31 March 2010 (31 December 2009 - 97.8 per cent) with 43 new
lettings in the first quarter
· Net external debt of GBP3.3 billion at 31 March 2010 (CSC GBP2.8 billion,
Capco GBP0.5 billion) (31 December 2009 GBP3.2 billion) with pro forma debt to
assets based on 31 December 2009 property valuations for CSC of 56 per cent and
Capco of 38 per cent
· GBP525 million, seven year refinancing of debt secured on Lakeside,
Thurrock concluded in January
· St Andrew's Way mall, the approximately 400,000 sq. ft. extension to
Eldon Square, Newcastle, opened fully let in February with an immediate positive
impact on the Centre's footfall and bringing a number of new retailers to the
city
The demerger
The separation of Liberty International PLC into two strong and focused
businesses, Capital Shopping Centres Group PLC (CSC) and Capital & Counties
Properties PLC (Capco), is expected to become unconditional this week followed
by the commencement of trading in the new shares on Monday 10 May on the LSE
(Capco on a "when issued" basis) and on the JSE. This week's confirmation by the
Court of Liberty International's reduction of capital marks another significant
step towards completion of the demerger process which positions both CSC and
Capco to execute their own significant strategic plans and to deliver strong
shareholder returns over time.
After a week of trading on a "when issued" basis, Capco ordinary shares are
expected to be admitted to trading on the LSE on Monday 17 May. The LSE and JSE
codes for CSC will be CSCG and CSO respectively and those for Capco will be CAPC
and CCO respectively.
Financing
On 31 March 2010 the Group's net external debt was GBP3.3 billion, with cash of
GBP395 million (31 December 2009 GBP3.2 billion and GBP583 million). Based on 31
December 2009 asset values, the 31 March 2010 pro forma debt to assets ratio was
52 per cent (CSC 56 per cent, Capco 38 per cent) (31 December 2009 51 per cent).
At 31 March 2010 the weighted average debt maturity was 5.7 years (CSC 6.1
years, Capco 3.7 years) (31 December 2009 5.1 years) and the weighted average
cost of gross debt was 5.7 per cent (CSC 5.7 per cent, Capco 5.6 per cent) (31
December 2009 5.9 per cent).
Cash of GBP174 million was applied to repayment of debt facilities and swap
amendments between 31 December 2009 and 31 March 2010, comprising the GBP150
million of prepayments and refinancing of loans and termination of interest rate
swaps referred to in the 2009 preliminary results and other scheduled loan
repayments. This includes the refinancing of the outstanding loans of GBP546
million secured on Lakeside, Thurrock, with a new seven year, GBP525 million
facility secured on the same asset. The net cash outflow includes GBP70 million
for termination and amendment of interest rate swaps (11p per share in NAV
terms). This and the GBP24 million of net capital expenditure and GBP11 million
of REIT entry charge were the principal components in the increased Group net
external debt. The pro forma cash and net debt positions of CSC and Capco are as
follows:
+----------------------------+---------+---------+-------+
| | Group | CSC | Capco |
| | GBPm | GBPm | GBPm |
| | | | |
+----------------------------+---------+---------+-------+
| Cash at 31 December 2009: | 582 | 319 | 263 |
+----------------------------+---------+---------+-------+
| Debt repayment and swaps | (174) | (123) | (51) |
+----------------------------+---------+---------+-------+
| Net capital expenditure | (24) | (22) | (2) |
+----------------------------+---------+---------+-------+
| REIT entry charge | (11) | (10) | (1) |
+----------------------------+---------+---------+-------+
| Other cash flows | 22 | 18 | 4 |
+----------------------------+---------+---------+-------+
| Cash at 31 March 2010: | 395 | 182 | 213 |
+----------------------------+---------+---------+-------+
| Gross external debt | (3,678) | (2,997) | (681) |
+----------------------------+---------+---------+-------+
| Net external debt: | (3,283) | 2,815) | (468) |
+----------------------------+---------+---------+-------+
The group is in compliance with all financial debt covenants. The Xscape
Braehead Partnership, CSC's 50 per cent joint venture with Capital & Regional,
has renegotiated the terms of and partially prepaid its GBP49 million
asset-specific loan facility due in 2014, with the loan to value covenant waived
for two years.
Property valuation and market background
The UK property market has continued to show underlying strength in the first
quarter of 2010 with the IPD all property monthly index showing capital growth
for the quarter of 3.9 per cent. The IPD retail monthly index showed 4.4 per
cent capital growth and the underlying picture of UK retail sales in the first
quarter has been satisfactory with the BRC reporting a 1.8 per cent increase in
national like-for-like non-food sales. Consistent with recent practice, the
group has not undertaken quarterly property valuations as at 31 March 2010.
Capital Shopping Centres trading and prospects
Occupancy of established centres, treating tenants in administration as
unoccupied, has remained high at 97.7 per cent (31 December 2009: 97.8 per
cent). Compared with the exceptionally high tenant failure levels of the first
quarter of 2009 (92 units and 4.1 per cent of passing rent), the first quarter
of 2010 saw just 18 units and 0.7 per cent of passing rent enter administration.
Activity in the letting market has remained positive. CSC achieved 43 lettings
in the first quarter producing an aggregate increase of GBP1.8 million (117 per
cent) in annual passing rent:
· The first quarter of each year is typically slow for long term lettings;
12 long term deals were signed in the first quarter of 2010, in aggregate 8 per
cent below ERV
· The 13 short term deals signed in the quarter are around 25 per cent
below previous passing rent which compares favourably with an average of 35 per
cent below in 2009. 7 turnover only deals and 11 CSC Enterprises licenses were
also agreed
In addition, progress has been made in re-letting units let in 2009 on a
temporary basis. These temporary leases provide a GBP20 million rental
opportunity on expiry as they represent 7 per cent of 31 December 2009 ERV but
only 2 per cent of rent roll at that date. Currently around a sixth of these
temporary leases are in advanced re-letting negotiations on terms which, if
concluded, would significantly improve annual passing rent for these units.
Estimated footfall is up over 3 per cent year-on-year for CSC's established
centres, building on 2009's footfall increases.
Excluding tenants in administration and formal payment plans, 95 per cent of the
March quarter rent was collected within 28 days of the quarter date (previous
quarter: 95 per cent; first quarter of 2009: 92 per cent).
The St. David's Partnership continues to make letting progress with the 1
million sq. ft. extension to St. David's, Cardiff, which opened in October 2009.
90 shops are now open and trading. The proportion of the extension let or in
solicitors' hands has now reached 76 per cent by area and 74 per cent by income
(9 March 2010 - 74 per cent and 71 per cent respectively) including a further
seven new retailers to Wales and two new to UK shopping centres. New openings
include Carluccio's, JoJo Maman Bebe and Hollister. An additional 3 per cent of
income is under advanced negotiation, with continued new tenant interest and
strong footfall throughout the centre.
CSC opened its major new mall, St Andrew's Way, Eldon Square on 16 February
2010. The mall is fully let and the opening has been a huge success with both
retailers and consumers alike. Footfall has been strongly ahead since opening,
with new retailers such as Apple, Hollister, Superdry and Guess introduced to
the city.
With the leisure and catering upgrade in the Yellow and Blue Quadrants of
MetroCentre, Gateshead, CSC has added significantly to the Centre with a new
Odeon cinema featuring the region's first IMAX screen and a family dining area,
with the last phase opening in Autumn 2010. The new space is now almost fully
let with 98 per cent of area and 96 per cent of income exchanged or in
solicitors' hands.
In addition to existing capital commitments, work continues on CSC's GBP125
million of identified revenue-enhancing active management opportunities. For
example detailed planning consent has now been received for the new 60,000 sq.
ft. flagship store for Next at Eldon Square, Newcastle with various other
remodelling projects in the planning process. In addition, CSC is continuing to
explore the feasibility of a number of major extensions to larger centres with a
view to strengthening their market position.
Capital & Counties trading and prospects
The Covent Garden estate is trading well with portfolio occupancy being
maintained at 99 per cent and footfall for the first quarter over 10 per cent
higher than the same period of 2009. Rent collection is at a similar level to
the previous quarter with 98 per cent received to date.
Good tenant re-engineering progress has been made in the quarter with 4 new
tenants introduced, 12 leases renewed and 6 rent reviews settled. Contracts have
been exchanged with HMV for the surrender of their unit in King Street and
negotiations are ongoing with potential new occupiers in line with the re-zoning
strategy for the estate. Terms have just been agreed with Caprice Holdings for a
new concept restaurant in the Flower Cellars building in place of Rex
Restaurants. Work continues at the flagship store in Bedford Chambers which is
due to open later in the year.
Earls Court & Olympia's exhibition and conference business has performed as
expected in the first quarter, with the lower level of advance bookings received
last year reflected in a lower EBITDA than the same period in 2009. Forward
licence fee bookings for 2010 have remained at satisfactory levels. Progress in
relation to the Earls Court Redevelopment Area (ECRA) has continued with
considerable momentum and we will shortly be submitting our final
representations to the London Plan. We are also progressing a joint venture
agreement between all three land owners within the ECRA with a view to providing
for a development that meets the aspirations of all stakeholders on a
commercially viable basis.
Other activities of Capco including the Great Capital Partnership and the
international activities have continued to perform satisfactorily.
Disposals
The Group continues to actively explore tax efficient options to exit over time
its direct investment in the USA.
The final pre-conditions for the disposal of Westgate, Oxford, for GBP56 million
were met in April and, as such, the transaction reported in our March press
release has completed.
This information is provided by RNS
The company news service from the London Stock Exchange
END
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