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Registered number: 00701787
DEVELOPMENT SECURITIES (INVESTMENTS) PLC
FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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DIRECTORS' REPORT
FOR THE YEAR ENDED 31 MARCH 2022
The Directors of Development Securities (Investments) Plc (the "Company") present their report and the audited financial statements for the year ended 31 March 2022.
Directors' responsibilities statement
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The Directors are responsible for preparing the Directors' Report and the financial statements in accordance with applicable law and regulations.
Company law requires the Directors to prepare financial statements for each financial year. Under that law the Directors have elected to prepare the financial statements in accordance with applicable law and United Kingdom Accounting Standards (United Kingdom Generally Accepted Accounting Practice), including Financial Reporting Standard 102 ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland'. Under company law the Directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the Company and of the profit or loss of the Company for that period.
In preparing these financial statements, the Directors are required to:
∙select suitable accounting policies for the Company's financial statements and then apply them consistently;
∙make judgements and accounting estimates that are reasonable and prudent;
∙state whether applicable UK Accounting Standards have been followed, subject to any material departures disclosed and explained in the financial statements; and
∙prepare the financial statements on the going concern basis unless it is inappropriate to presume that the Company will continue in business.
The Directors are responsible for keeping adequate accounting records that are sufficient to show and explain the Company's transactions and disclose with reasonable accuracy at any time the financial position of the Company and to enable them to ensure that the financial statements comply with the Companies Act 2006. They are also responsible for safeguarding the assets of the Company and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.
Principal activity, review of the business and future developments
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The Company's principal activity is that of a property development and investment holding company for a group of companies engaged in property development and trading. No changes to the Company's principal activity are anticipated in the foreseeable future.
Within the year, the Company disposed of its remaining investment property for proceeds of £60,000. After including for disposal fees, this created a loss on disposal of £44,237.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2022
The directors have determined that preparing the financial statements on the going concern basis is appropriate due to the continued financial support of the ultimate parent company, Land Securities Group PLC (together with its subsidiaries referred to as the ‘Group’). The directors’ going concern assessment covers the period to 30 June 2024 and confirmation has been received that Land Securities Group PLC (together with its subsidiaries referred to as the ‘Group’) will support the other Group undertaking Company until this date, so long as the other Group undertaking Company remains a subsidiary of Land Securities Group PLC. If the other Group undertaking Company was sold within the next 12 months from 30 June 2023, confirmation has been received that Land Securities Group PLC would ensure the other Group undertaking Company remains in a position to continue as a going concern at the point of sale. The Company’s ability to meet its future liabilities is therefore dependent on the financial performance, position and liquidity of the Group as a whole. At the Group level, considerations included potential risks and uncertainties in the business, credit, market, property valuation and liquidity risks, including the availability and repayment profile of bank facilities, as well as forecast covenant compliance. Stress testing has been carried out to ensure the Group has sufficient cash resources to continue in operation for the period to 30 June 2024. This stress testing modelled a scenario with materially reduced levels of cash receipts over the next 12 months. Based on these considerations, together with available market information and the directors’ knowledge and experience of the Company, the directors continue to adopt the going concern basis in preparing the financial statements for the year ended 31 March 2022.
Results for the year and dividends
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The profit for the year, after taxation, amounted to £102,124 (2021: loss £365,190).
The Directors do not recommend the payment of a dividend for the year ended 31 March 2022 (2021: £Nil).
The Directors who served during the year were:
M S Weiner (resigned 31 May 2021)
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R U Upton (resigned 30 April 2022)
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M O Shepherd (resigned 19 June 2021)
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J G Christmas (appointed 27 May 2021, resigned 31 March 2022)
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M J Hood (appointed 17 June 2021)
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G M Richardson (appointed 30 April 2022)
The Company has made qualifying third-party indemnity provisions for the benefit of the respective directors which were in place throughout the year and which remain in place at the date of this report.
Small companies exemption
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The Directors' Report has been prepared in accordance with the special provisions relating to small companies within Part 15 of the Companies Act 2006.
The Company has taken advantage of the exemption under s414B of the Companies Act 2006 not to prepare a Strategic Report.
The auditors, Ernst & Young LLP, are deemed to be reappointed under section 487(2) of the Companies Act 2006.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2022
Disclosure of information to auditors
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Each of the persons who are Directors at the time when this Directors' Report is approved has confirmed that:
∙so far as the Director is aware, there is no relevant audit information of which the Company's auditors are unaware, and
∙the Director has taken all the steps that ought to have been taken as a Director in order to be aware of any relevant audit information and to establish that the Company's auditors are aware of that information.
This report was approved by the board on 1 June 2023 and signed on its behalf.
L McCaveny, for and on behalf of U and I Company Secretaries Limited
Secretary
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF DEVELOPMENT SECURITIES (INVESTMENTS) PLC
Opinion
We have audited the financial statements of Development Securities (Investments) Plc (the ‘Company’) for the year ended 31 March 2022 which comprise the Statement of Comprehensive Income, Balance sheet, the Statement of Changes in Equity and the related notes 1 to 17, including a summary of significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards including FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland" (United Kingdom Generally Accepted Accounting Practice).
In our opinion the financial statements:
∙give a true and fair view of the company's affairs as at 31 March 2022 and of its profit for the year then ended;
∙have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and
∙have been prepared in accordance with the requirements of the Companies Act 2006.
Basis for opinion
We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the Auditor’s responsibilities for the audit of the financial statements section of our report. We are independent of the Company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including the FRC’s Ethical Standard, and we have fulfilled our other ethical responsibilities in accordance with these requirements.
We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.
Conclusions relating to going concern
In auditing the financial statements, we have concluded that the Directors’ use of the going concern basis of accounting in the preparation of the financial statements is appropriate.
Based on the work we have performed, we have not identified any material uncertainties relating to events or conditions that, individually or collectively, may cast significant doubt on the company's ability to continue as a going concern for a period to 30 June 2024.
Our responsibilities and the responsibilities of the Directors with respect to going concern are described in the relevant sections of this report. However, because not all future events or conditions can be predicted, this statement is not a guarantee as to the company’s ability to continue as a going concern.
Other information
The other information comprises the information included in the annual report, other than the financial statements and our auditor’s report thereon. The dare responsible for the other information contained within the annual report.
Our opinion on the financial statements does not cover the other information and, except to the extent otherwise explicitly stated in this report, we do not express any form of assurance conclusion thereon.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF DEVELOPMENT SECURITIES (INVESTMENTS) PLC (CONTINUED)
Other information (continued)
Our responsibility is to read the other information and, in doing so, consider whether the other information is materially inconsistent with the financial statements or our knowledge obtained in the course of the audit or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether this gives rise to a material misstatement in the financial statements themselves. If, based on the work we have performed, we conclude that there is a material misstatement of the other information, we are required to report that fact.
We have nothing to report in this regard.
Opinions on other matters prescribed by the Companies Act 2006
In our opinion, based on the work undertaken in the course of the audit:
∙the information given in the Directors’ Report for the financial year for which the financial statements are prepared is consistent with the financial statements; and
∙the Directors’ Report has been prepared in accordance with applicable legal requirements.
Matters on which we are required to report by exception
In the light of the knowledge and understanding of the Company and its environment obtained in the course of the audit, we have not identified material misstatements in the Directors’ Report.
We have nothing to report in respect of the following matters in relation to which the Companies Act 2006 requires us to report to you if, in our opinion:
∙adequate accounting records have not been kept, or returns adequate for our audit have not been received from branches not visited by us; or
∙the financial statements are not in agreement with the accounting records and returns; or
∙certain disclosures of directors’ remuneration specified by law are not made; or
∙we have not received all the information and explanations we require for our audit; or
∙the Directors were not entitled to take advantage of the small companies exemptions in preparing the Directors’ Report and from the requirement to prepare a Strategic Report.
Responsibilities of the directors
As explained more fully in the directors’ responsibilities statement set out on page 1, the Directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view, and for such internal control as the Directors determine is necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error.
In preparing the financial statements, the Directors are responsible for assessing the Company’s ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless the Directors either intend to liquidate the Company or to cease operations, or have no realistic alternative but to do so.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF DEVELOPMENT SECURITIES (INVESTMENTS) PLC (CONTINUED)
Auditor’s responsibilities for the audit of the financial statements
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an auditor’s report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these financial statements.
Explanation as to what extent the audit was considered capable of detecting irregularities, including fraud
Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures in line with our responsibilities, outlined above, to detect irregularities, including fraud. The risk of not detecting a material misstatement due to fraud is higher than the risk of not detecting one resulting from error, as fraud may involve deliberate concealment by, for example, forgery or intentional misrepresentations, or through collusion. The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below. However, the primary responsibility for the prevention and detection of fraud rests with both those charged with governance of the entity and management.
Our approach was as follows:
∙We obtained an understanding of the legal and regulatory frameworks that are applicable to the Company and determined that the most significant which are directly relevant to specific assertions in the financial statements are those that relate to the reporting framework (FRS 102 and the Companies Act 2006) and the relevant tax regulations in the United Kingdom, including the UK REIT regulations.
∙We understood how the Company is complying with those frameworks through enquiry with the Company and by identifying the company's policies and procedures regarding compliance with laws and regulations. We also identified those members of the Company who have the primary responsibility for ensuring compliance with laws and regulations, and for reporting any known instances of non-compliance to those charged with governance.
∙We assessed the susceptibility of the Company's financial statements to material misstatement, including how fraud might occur by reviewing the Land Securities Group risk register and through enquiry with the Company's Management during the planning and execution phases of the audit. Where the risk was considered to be higher we performed audit procedures to address each identified fraud risk, specifically the risk over impairment of investment in subsidiary undertakings.
∙Based on this understanding we designed our audit procedures to identify non-compliance with such laws and regulations. Our procedures involved:
°Enquiry of Management, and when appropriate, those charged with governance of the Company regarding their knowledge of any non-compliance or potential non-compliance with laws and regulations that could affect the financial statements;
°Reading minutes of meetings of those charged with governance;
°Obtaining and reading correspondence from legal and regulatory bodies, including HMRC; and
°Journal entry testing, with a focus on manual journals and journals indicating large or unusual transactions based on our understanding the business.
A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council’s website at https://www.frc.org.uk /auditorsresponsibilities. This description forms part of our auditor’s report.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF DEVELOPMENT SECURITIES (INVESTMENTS) PLC (CONTINUED)
Use of our report
This report is made solely to the company’s members, as a body, in accordance with Chapter 3 of Part 16 of the Companies Act 2006. Our audit work has been undertaken so that we might state to the company’s members those matters we are required to state to them in an auditor’s report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the company and the company’s members as a body, for our audit work, for this report, or for the opinions we have formed.
Neil Warnock (Senior statutory auditor)
For and on behalf of
Ernst & Young LLP, Statutory Auditor
Belfast
2 June 2023
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 31 MARCH 2022
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Loss on sale of investment properties
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Net deficit on revaluation of investment property
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Impairment of subsidiaries
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Income from shares in group undertakings
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Reversal of provision of (provision against) intercompany debt
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Profit/(Loss) and total comprehensive proft/(loss) for the financial year
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There were no recognised gains and losses for 2022 or 2021 other than those included in the statement of comprehensive income.
All amounts relate to continuing operations.
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The notes on pages 11 to 22 form part of these financial statements.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
REGISTERED NUMBER:00701787
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BALANCE SHEET
AS AT 31 MARCH 2022
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Investments in subsidiary and joint venture companies
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Trade and other receivables: due after more than 1 year
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Trade and other receivables: amounts falling due within one year
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Total assets less current liabilities
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The financial statements were approved and authorised for issue by the board and were signed on its behalf by:
The notes on pages 11 to 22 form part of these financial statements.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 31 MARCH 2022
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At 1 April 2020 (as previously stated)
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Prior year adjustment (note 17)
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At 1 April 2020 (as restated)
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Comprehensive expense for the year
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Loss for the financial year
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Total comprehensive expense for the year
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Comprehensive profit for the year
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Profit for the financial year
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Total comprehensive profit for the year
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The notes on pages 11 to 22 form part of these financial statements.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
Development Securities (Investments) PLC is a public limited company and is incorporated, domiciled and registered in England and Wales (Registered nuimber: 00701787 ). The nature of the Company’s operations is set out in the Directors' Report on page 1. The address of its registered office is 100 Victoria Street, London, SW1E 5JL.
2.Accounting policies
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Basis of preparation of financial statements
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The financial statements have been prepared on a going concern basis and in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland ('FRS102') and the Companies Act 2006. The financial statements are prepared under the historical cost convention.
The accounting policies which follow set out those policies which apply in preparing the financial statements for the year ended 31 March 2022. The financial statements are prepared in Pounds Sterling (£) and rounded to the nearest £.
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Financial reporting standard 102 - reduced disclosure exemptions
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The company has taken advantage of the following disclosure exemptions in preparing these financial statements, as permitted by the FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland":
∙the requirements of Section 7 Statement of Cash Flows;
∙the requirements of Section 3 Financial Statement Presentation paragraph 3.17(d);
∙the requirements of Section 11 Financial Instruments paragraphs 11.42, 11.44 to 11.45, 11.47, 11.48(a)(iii), 11.48(a)(iv), 11.48(b) and 11.48(c);
∙the requirements of Section 12 Other Financial Instruments paragraphs 12.26 to 12.27, 12.29(a), 12.29(b) and 12.29A;
∙the requirements of Section 33 Related Party Disclosures paragraph 33.7.
The financial statements contain information about Development Securities (Investments) PLC as an individual company and do not contain consolidated financial information as the parent of a group. The company is exempt under Section 400 of the Companies Act 2006 from the requirement to prepare consolidated financial statements as it and its subsidiary undertakings are included by full consolidation in the consolidated financial statements of its ultimate parent undertaking, as at 31 March 2022, Land Securities PLC. This information and the results of the Company are included in the consolidated financial statements of Land Securities PLC as at 31 March 2022 and these financial statements may be obtained from its registered office at 100 Victoria Street, London, SW1E 5JL.
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Trade and other receivables
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Trade and other receivables are recognized as the original transaction value and subsequently measured at amortised cost. A provision for impairment is established where is objective evidence that the company will not be able to collect all amounts due according to the original terms of the debtors concerned.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
2.Accounting policies (continued)
A provision is recognised in the Balance Sheet when the Company has a constructive or legal obligation as a result of a past event and it is probable that an outflow of economic benefits will be required to settle the obligation. Where relevant, provisions are determined by discounting the expected future cash flows at a pretax rate that reflects current market assessments of the time value of money and, where appropriate, the risks specific to the liability.
The directors have determined that preparing the financial statements on the going concern basis is appropriate due to the continued financial support of the ultimate parent company, Land Securities Group PLC (together with its subsidiaries referred to as the ‘Group’). The directors’ going concern assessment covers the period to 30 June 2024 and confirmation has been received that Land Securities Group PLC (together with its subsidiaries referred to as the ‘Group’) will support the other Group undertaking Company until this date, so long as the other Group undertaking Company remains a subsidiary of Land Securities Group PLC. If the other Group undertaking Company was sold within the next 12 months from 30 June 2023, confirmation has been received that Land Securities Group PLC would ensure the other Group undertaking Company remains in a position to continue as a going concern at the point of sale. The Company’s ability to meet its future liabilities is therefore dependent on the financial performance, position and liquidity of the Group as a whole. At the Group level, considerations included potential risks and uncertainties in the business, credit, market, property valuation and liquidity risks, including the availability and repayment profile of bank facilities, as well as forecast covenant compliance. Stress testing has been carried out to ensure the Group has sufficient cash resources to continue in operation for the period to 30 June 2024. This stress testing modelled a scenario with materially reduced levels of cash receipts over the next 12 months. Based on these considerations, together with available market information and the directors’ knowledge and experience of the Company, the directors continue to adopt the going concern basis in preparing the financial statements for the year ended 31 March 2022
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
2.Accounting policies (continued)
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Foreign currency translation
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Functional and presentation currency
The Company's functional and presentational currency is GBP.
Transactions and balances
Foreign currency transactions are translated into the functional currency using the spot exchange rates at the dates of the transactions.
At each period end foreign currency monetary items are translated using the closing rate. Non-monetary items measured at historical cost are translated using the exchange rate at the date of the transaction and non-monetary items measured at fair value are measured using the exchange rate when fair value was determined.
Foreign exchange gains and losses resulting from the settlement of transactions and from the translation at period-end exchange rates of monetary assets and liabilities denominated in foreign currencies are recognised in the Statement of comprehensive income except when deferred in other comprehensive income as qualifying cash flow hedges.
Foreign exchange gains and losses that relate to borrowings and cash and cash equivalents are presented in the Statement of comprehensive income within 'finance income or costs'. All other foreign exchange gains and losses are presented in the Statement of comprehensive income within 'other operating income'.
Turnover is recognised to the extent that it is probable that the economic benefits will flow to the company and the revenue can be reliably measured. Turnover is measured as the fair value of the consideration received, excluding discounts, rebates, value added tax and other sales taxes.
Turnover for the year, which excludes value added tax, comprises rental income, which is recognised on an accrued straight-line basis over the term of the lease when the income has been earned. Incentives for lessees to enter into lease agreements are spread evenly over the lease term, even if payments are not made on such a basis. The lease term is the non-cancellable period of the lease together with any further term for which the tenant has the option to continue the lease, where, at inception of the lease, the Directors are reasonably certain that the tenant will exercise that option. Lease incentives are usually in the form of rent-free periods or capital contributions.
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Income from share in group undertakings
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The company recognised dividend from its subsidiaries in the form of investment income.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
2.Accounting policies (continued)
Income tax on the profit or loss for the year comprises current and deferred tax. Current tax is the tax payable on the taxable income for the year and any adjustment in respect of previous years. Deferred tax is provided in full using the Balance Sheet liability method on temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for taxation purposes. Deferred tax is determined using tax rates that have been enacted or substantively enacted by the reporting date and are expected to apply when the asset is realised, or the liability is settled.
No provision is made for temporary differences (i) arising on the initial recognition of assets or liabilities, other than on a business combination, that affect neither accounting nor taxable profit and (ii) relating to investments in subsidiaries to the extent that they will not reverse in the foreseeable future.
Investment property is carried at fair value determined annually by external valuers and derived from the current market rents and investment property yields for comparable real estate, adjusted if necessary for any difference in the nature, location or condition of the specific asset. No depreciation is provided. Changes in fair value are recognised in profit or loss.
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Investments in subsidiary and joint venture companies
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Investments in subsidiaries and joint ventures are measured at cost less accumulated impairment and any changes in fair value are to be recognised in the Statement of comprehensive income. Management undertake an annual review of the carrying value of its investments to establish if there is any impairment to its value based on the performance of the underlying asset and external evidence.
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Amounts owed to Group undertakings
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Amounts owed to Group undertakings are recognised initially at fair value less attributable transaction costs. Subsequent to initial recognition, amounts owed to Group undertakings are stated at amortised cost with any difference between the amount initially recognised and redemption value being recognised in the Statement of Comprehensive Income over the period of the loan, using the effective interest method.
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Amounts owed from Group undertakings
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Amounts due from Group undertakings are recognised initially at fair value less attributable transaction costs. Subsequent to initial recognition, amounts due from Group undertakings are stated at amortised cost and, where relevant, adjusted for the time value of money. The Company assesses on a forward-looking basis, the expected losses associated with its amounts due from Group undertakings. A provision for impairment is made for the expected losses on initial recognition of the amounts due. If collection is expected in more than one year, the balance is presented within non-current assets.
In determining the expected losses, the Company takes into account any future expectations of likely default events based on the level of capitalisation of the counterparty, which is a fellow subsidiary undertaking of Land Securities Group PLC.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
2.Accounting policies (continued)
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Changes in accounting policies and standards
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The accounting policies used in these financial statements have been amended where relevant to reflect the adoption of new standards, amendments and interpretations which became effective in the year. There have been no new accounting standards, amendments or interpretations during the year that have a material impact on the financial statements of the Company.
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Judgements in applying accounting policies and key sources of estimation uncertainty
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The preparation of financial statements in accordance with FRS 102 requires the use of certain critical accounting estimates and judgements. It also requires management to exercise judgement in the process of applying the company's accounting policies. Not all of these accounting policies require management to make difficult, subjective or complex judgements or estimates. Estimates and judgements are continually evaluated and are based on historical experience and other factors, including expectations of future events that are believed to be reasonable under the circumstances. Although these estimates are based on management's best knowledge of the amount, event or actions, actual results may differ from those estimates. The following is intended to provide an understanding of the policies that management consider critical because of the level of complexity, judgement or estimation involved in their application and their impact on the financial statements.
Amounts due from group undertakings
Amounts due from group undertakings are assessed annually to determine if there is any indication that the debtor might be impaired based on the underlying assets of the counterparty and external evidence. The loss allowance reversal for amounts due from group undertakings provided as at 31 March 2022 is £922,874 (2021: loss allowance of £922,874).
Investments in subsidiary companies and joint ventures
Investments in subsidiaries are measured at cost less accumulated impairment and any changes in fair value are to be recognised in the Statement of comprehensive income. Management undertake an annual review of the carrying value of its investments to establish if there is any impairment to its value based on the performance of the underlying asset and external evidence.
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Management and administrative expenses
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(a) Management services
The Company had no employees during the year (2021: none). Management services were provided to the Company throughout the year by U and I Group Limited (formerly known as U and I Group PLC), a fellow subsidiary undertaking, charges for which amount to £8,081 (2021: £5,924).
(b) Directors' remuneration
The Company's directors' emoluments are borne by U and I Group Limited (formerly known as U and I Group PLC). The Directors of the Company, who as key management personnel of the Company, received no emoluments from U and I Group Limited (formerly known as U and I Group PLC)for their services to the Company (2021: None).
(c) Auditor remuneration
The Company's auditor's remuneration is borne by LS Development Holdings Limited. The proportion of the remuneration which relates to the Company amounts to £5,260 (2021: £4,000). No non-audit services were provided to the Company during the year (2021: £Nil).
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
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An analysis of turnover by class of business is as follows:
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All turnover arose within the United Kingdom.
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Income from share in group undertakings
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During the year the company received investment income of £Nil (2021: £883,872) from its investments in subsidiaries.
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Current tax on profits/(losses) for the year
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Total income tax charge in the Statement of Comprehensive Income
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Deferred tax movement in the year
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Prior year tax adjustment
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
7.Tax on profit/(loss) (continued)
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Factors affecting tax charge for the year
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The tax assessed for the year is lower than (2021 - higher than) the standard rate of corporation tax in the UK of 19.0% (2021: 19.0%). The differences are explained below:
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Proft/(Loss) before tax multiplied by standard rate of corporation tax in the UK of 19.0% (year ended 31 March 2021: 19.0%)
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Reversal of provision of (provision against) intercompany debt
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Group relief surrendered for nil consideration
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Impairment of subsidiaries
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DS Investment Properties LLP income
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Loss on sale of investment properties
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Revaluation deficit on investment property
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Opening rate change adjustment
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Total tax charge for the year
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Tax on profit/(loss) (contined)
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The following balances relate to the total deferred tax asset not recognised on losses carried forward as a result of there being no expected taxable profits in the future:
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The Finance Act 2021 was substantially enacted in May 2021 and has increased the corporation tax rate
to from 19% to 25% with effect from 1 April 2023. Any deferred taxation balances have been measured
using the rates expected to apply in the reporting periods when the timing differences reverse.
Factors that may affect future tax charges
There were no factors that may affect future tax charges
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
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Investments in subsidiary and joint venture companies
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Investments in subsidiary and joint venture companies
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At 1 April 2021 and 31 March 2022 (as restated)
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At 1 April 2022 (as restated)
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At 31 March 2021 (restated) (note 17)
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The Directors have restated the prior year balances in relation to the reversal impairment of investment in Development Securities Estates Limited amounting to £7,013,450. During the year, management revisited the net asset values of the investments and determined that reversal of impairment of abovementioned investments should have been recognized in the prior years. The Directors also separately presented the cost and accumulated impairment components of the investments balance.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
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The following were subsidiary undertakings of the Company:
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100 Victoria Street, London, SW1E 5JL.
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Property investment and development
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100 Victoria Street, London, SW1E 5JL.
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Development Securities Estates Limited
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100 Victoria Street, London, SW1E 5JL.
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Property investment and development
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Joint ventures
DS Investment Properties LLP
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7a Howick Place, London SW1P 1DZ
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Property investment and development
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All the above companies are incorporated in England and Wales.
Investments in subsidiaries and joint ventures are measured at cost less accumulated impairment with any changes to be recognised in the Statement of comprehensive income. Management undertake an annual review of the carrying value of its investments to establish if there is any impairment to its value based on the performance of the underlying asset and external evidence.
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Within the year, the Company disposed of its investment property for proceeds of £60,000. After including for disposal fees, this created a loss on disposal of £44,237.
The Company's investment properties were valued at 31 March 2021 by Company Directors, on an open market value for existing use basis in accordance with the Appraisal and Valuation Standards of the Royal Institution of Chartered Surveyors.
The long lease property yields for comparable real estate, adjusted if necessary for any differences in the nature, location or condition of the specific freehold investment property were valued by the Directors, derived from the current market rents and investment property.
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Trade and other receivables
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
|
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
10.Trade and other receivables (continued)
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Due after more than one year
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Amounts due from group undertakings
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The unsecured amounts due from Group undertakings are interest free, unsecured and with no fixed repayment date. This balance relates to members contributions to DS Investment Properties LLP and there is no intention for this balance to be recalled in the foreseeable future.
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Prepayments and accrued income
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The Company has provided £8,395 (2021: £2,369) against trade debtors and £Nil (2021: £922,874) against intercompany balances. Apart from the receivables that have been provided for at the year end, there is no further material expected loss. The maximum exposure to credit risk at the reporting date is the carrying value of the receivable.
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Amounts owed to group undertakings
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Accruals and deferred income
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The unsecured amounts owed to Group undertakings are interest free, unsecured, repayable on demand and with no fixed repayment date.
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
|
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
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During the prior year, surplus provisions of £35,000 relating to Ambassador House were released.
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At the beginning of the year
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Acclerated capital alowances
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The deferred tax asset is made up as follows:
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Accelerated capital allowance
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Allotted, called up and fully paid
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45,955,049 (2021: 45,955,049) ordinary shares of £0.25 each
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DEVELOPMENT SECURITIES (INVESTMENTS) PLC
|
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2022
|
|
Operating lease arrangements
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In respect of operating lease arrangements where the company is lessor, at the balance sheet date, the company had contracted with tenants for the following future payments:
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Later than 1 year and not later than 5 years
|
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The immediate parent company is U and I Group Limited (formerly U and I Group PLC) Limited.
On 14 December 2021, LS Development Holdings Limited acquired 100% of the share capital in U and I Group Limited (formerly U and I Group PLC). With effect from this date and as at 31 March 2022, the ultimate parent company and controlling party of Development Securities (Investments) PLC was Land Securities PLC.
Consolidated financial statements for the year ended 31 March 2022 for Land Securities PLC can be obtained from the Company Secretary, at the registered office of the ultimate parent company, 100 Victoria Street, London, SW1E 5JL and from the Group website at www.landsec.com. This is the largest and smallest Group to include these financial statements in its consolidated financial statements.All companies are incorporated in Great Britain and registered in England and Wales.
All companies are incorporated in Great Britain and registered in England and Wales .
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The balance of the investments included the impairment for Development Securities Estates Limited amounting to £7,013,452 that should have been reversed prior to 31 March 2020. This adjustment impacts investments and retained earnings and these balances are presented separately in the financial statements. £55,903,254 consists of a cost element of £56,911,746 and accumulated impairment of £1,008,492, refer to Note 8 for further details. The Directors also separately presented the cost and accumulated impairment components of the investments balance in note 8. There was no impact on the results of operations as of 31 March 2022 and 2021.
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Balance as previously reported
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Retained earnings, April 1, 2020
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