TIDMCDFF
RNS Number : 5450I
Cardiff Property PLC
27 November 2018
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
LEI: 213800GE3FA4C52C1N05
FOR RELEASE 7.00 AM 27 November 2018
THE CARDIFF PROPERTY PLC
(The group, including Campmoss, specialises in property
investment and development in the Thames Valley. The total
portfolio under management, valued in excess of GBP26m, is
primarily located to the west of London, close to Heathrow Airport
and in Surrey and Berkshire.)
PRELIMINARY RESULTS FOR THE YEARED 30 SEPTEMBER 2018
Highlights:
2018 2017
Rental income GBP'000 650 552
Profit before
tax GBP'000 1,114 3,359
Earnings per share pence 80.6 253.7
Dividend per share
paid and proposed pence 16.6 15.5
Net assets per
share pence 2,178 2,126
Gearing % Nil Nil
Richard Wollenberg, Chairman, commented:
"A more cautious mood has been noticeable in the Thames Valley
commercial property market over the last six months. Continued
nervousness on the outcome of the Brexit negotiations, political
uncertainty and increasing world-wide trade barriers have affected
the willingness to commit to longer term contractual
arrangements.
Despite the lower level of activity commercial property rental
levels remain unchanged aided by a shortage of modern office space
and small/medium sized industrial units with good parking and
facilities. New Grade A office developments in certain Thames
Valley locations continue to achieve high headline rents although
leases are usually limited to a ten-year period. Future take up
levels will however be important in determining rental growth."
For further information:
The Cardiff Property plc Richard Wollenberg 01784 437444
Stockdale Securities Richard Johnson 020 7601 6100
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
PRELIMINARY RESULTS FOR THE YEARED 30 SEPTEMBER 2018
Chairman's Statement and Property Review
Dear Shareholder,
A more cautious mood has been noticeable in the Thames Valley
commercial property market over the last six months. Continued
nervousness on the outcome of the Brexit negotiations, political
uncertainty and increasing world-wide trade barriers have affected
the willingness to commit to longer term contractual
arrangements.
Despite the lower level of activity commercial property rental
levels remain unchanged aided by a shortage of modern office space
and small/medium sized industrial units with good parking and
facilities. New Grade A office developments in certain Thames
Valley locations continue to achieve high headline rents although
leases are usually limited to a ten-year period. Future take up
levels will however be important in determining rental growth.
The commercial property investment market particularly for
larger units with good covenants and long term leases remains firm
with private, overseas and institutional investors attracted to the
high rates of income return currently available.
Residential sales in Surrey and Berkshire, the group's main
location of activity, have experienced a slow-down and asking
prices have in some cases reduced by up to 10%. Low interest rates,
the availability of mortgage finance and government incentive
schemes continue to assist first time buyers and are particularly
important to the group's development activities. Letting enquiries
remain very positive.
FINANCIAL
For the year to 30 September 2018 the group profit before tax
was GBP1.11m (2017: GBP3.36m). This figure includes a revaluation
decrease of GBP0.025m (2017: GBP0.90m) for the group and a profit
of GBP0.34m (2017: GBP1.84m) in respect of our post tax profit
share of Campmoss Property Company Limited, our 47.62% owned joint
venture. Last year's group profit included GBP1.36m, being
Cardiff's share from the sale of Tangley Place, Worplesdon.
Revenue for the year which represented gross rental income,
excluding Campmoss, totalled GBP0.65m (2017: GBP0.55m).
The profit after tax attributable to shareholders for the
financial year was GBP1.01m (2017: GBP3.22m) and the earnings per
share was 80.6p (2017: 253.7p).
At the year-end, the company's commercial and residential
portfolio, valued by Kempton Carr Croft and Nevin & Wells,
totalled GBP5.91m (2017: GBP5.79m). This value excludes own use
freehold property, which is included under property, plant and
equipment in the balance sheet and held at valuation.
Property when completed and held for re-sale is shown in the
balance sheet as inventory at the lower of cost or net realisable
value. At the year-end this represented commercial property at The
Windsor Business Centre.
The group's total property portfolio, including own use freehold
property and the Campmoss investment and development portfolio in
total, was valued at GBP26.8m (2017: GBP25.6m). The company's share
of the net assets of Campmoss was GBP15.20m (2017: GBP14.86m).
During the year Campmoss obtained vacant possession of its office
building in Woking, Surrey with a view to planning and
re-development, further details are included in the Campmoss
section of this report.
The group's net assets as at the year-end were GBP27.29m (2017:
GBP26.86m) equivalent to GBP21.78 per share (2017: GBP21.26) an
increase of 2.5% over the year (2017: 13.3%). The group, including
Campmoss, has adequate financial facilities and resources to
complete works in progress and both the proposed and potential
development programme. Cash balances are held on short term
deposit. At the year-end the company had nil gearing (2017: nil).
During the year the company purchased and cancelled 10,809 ordinary
shares at a total cost of GBP194,175.
Your directors are proposing the annual renewal of their
authority to acquire shares and the approval of the Rule 9 Waiver.
Both will be included in the resolutions being placed before
shareholders at the Annual General Meeting and General Meeting
respectively to be convened on 17 January 2019. Full details of the
Rule 9 Waiver are set out in the document accompanying this report
and are also available on the company's website
www.cardiff-property.com.
Current IFRS accounting recommends that deferred tax is
chargeable on the difference between the indexed cost of properties
and quoted investments held and their current market value.
However, IFRS accounting does not require the same treatment in
respect of the group's unquoted investment in Campmoss Property,
our 47.62% owned joint venture. The investment in Campmoss is a
substantial part of the company's net assets and for indicative
purposes a disposal of this investment based on the value in the
company's balance sheet at the year-end would realise a tax
liability of GBP2.58m (2017: GBP2.53m) equivalent to GBP2.06 (2017:
GBP2.00) per share calculated using a tax rate of 17%. This
information is provided to shareholders as an additional
non-statutory disclosure.
DIVID
The directors recommend a final dividend of 12.2p per share
(2017: 11.5p) making a total dividend for the year of 16.6p (2017:
15.5p) an increase of 7.1%. The final dividend will be paid on 14
February 2019 to shareholders on the register at 25 January
2019.
THE PROPERTY PORTFOLIO
The group's investment and development activities are primarily
concentrated in the Thames Valley to the west of London, close to
Heathrow Airport, and in Surrey and Berkshire.
The White House, Egham, consists of 5 ground floor retail units
and 5,100 sq. ft. net of air-conditioned office space on the upper
floor. One of the office leases is due to expire at the end of the
calendar year and following extensive refurbishment, discussions
with a new tenant are currently in hand. The remainder of the
retail and office space are let on a number of separate medium term
leases.
The Windsor Business Centre, Windsor, comprises 4 business units
totalling 9,500 sq. ft. A further planning permission was recently
granted to increase the useable office area within 3 of the units.
One unit was extensively refurbished prior to securing a new
letting. The 4 business units are all let on medium term
leases.
The Maidenhead Enterprise Centre, Maidenhead, comprises 6
business units totalling 14,000 sq. ft. Two lease renewals have
been achieved at higher rental levels and discussions are in hand
with an existing tenant to renew their lease. The majority of
leases are for 3-5 year periods.
At Heritage Court, Egham, adjacent to the company's offices the
building comprises 4 retail units on the ground floor with 8
residential apartments on the upper three floors. The apartments
were previously sold on long leaseholds. Negotiations are currently
in hand for the renewal of a lease on one of the retail units with
the remainder let on medium term leases.
Cowbridge Road, Cardiff, comprises a 14,650 sq. ft. commercial
property on 2 floors and let to Royal Mail for use as a mail
sorting centre. The lease expires next year and we are in
discussion with the tenant for a renewal of their lease. A planning
application to extend the upper floor has recently been
submitted.
The company occupies its own freehold office in Egham and
retains a nearby freehold residential property which is currently
undergoing extensive improvement works. A decision to either let on
an Assured Shorthold Tenancy or dispose of the property will be
taken when the works have been completed.
At Tilehurst, Reading, an outline residential planning
application for 14 apartments was refused earlier in the year.
Further discussions are taking place with a view to progressing an
amended application.
CAMPMOSS PROPERTY COMPANY LIMITED & SUBSIDIARIES
During the year Campmoss continued to implement its development
programme and work towards achieving important planning permissions
for existing assets in the portfolio. This has affected annual
rental income as vacant possession of a major property in Woking
has been obtained and lettings in Burnham are being restricted to
short term.
The portfolio comprises freehold office, retail and residential
property in Bracknell, Burnham, Slough, Maidenhead and Woking some
of which are undergoing extensive plans for development.
The company's current development programme primarily involves a
new retail and residential development in Market Street,
Bracknell.
Gowring House, Market Street, Bracknell, previously an office
building on ground and five upper floors, was converted over the
last few years into 30 residential units on the upper floors with
three retail units on the ground floor. Sales of 25 apartments on
long leases have now been completed of which 8 took place during
the current year. Four apartments are let on an Assured Shorthold
Tenancy basis and one unit is currently available. The three retail
units are all let on medium term leases.
At Westview, Market Street, the recently completed development
of 8 retail units on ground and first floor is fully let on medium
to long term leases. Further along Market Street (1-10), the
company retains 12 retails units on ground and first floor all of
which are currently let to local businesses on medium term
leases.
The development of 10 new retail units on ground and first floor
and 12 residential units on second and third floors, known as
Alston House, Market Street, Bracknell, is expected to complete at
the end of the calendar year. Considerable interest has been shown
by prospective tenants for the retail units and two leases have
already exchanged. Agents have been appointed for both the
residential apartments and retail units.
At Britannia Wharf, Woking, as referred to earlier, vacant
possession was achieved last year, and the building has now been
demolished. Planning permission for an 82-bedroom care home was
successfully achieved in July 2017 and an alternative residential
scheme for 52 apartments has been recommended for approval subject
to various conditions. Discussions with a care home management
group are taking place whilst final planning conditions for the
residential scheme are being agreed with the Local Authority.
At Clivemont House and Highway House, Maidenhead planning
permissions were previously granted for separate office schemes of
48,000 sq. ft. net and 45,000 sq. ft. net. Commencement of these
developments will only proceed when a significant pre-letting is
achieved. We are currently awaiting the outcome of a revised
residential planning application at Clivemont House.
The Priory, Burnham consists of new office premises on three
floors totalling 17,000 sq. ft. and an adjoining grade II Listed
Office Building of 9,000 sq. ft. which is used as a business
centre. Part of the offices and business centre are currently
available on a short-term basis. The company is preparing a
planning application for re-development of the property.
At the year end the Campmoss investment portfolio was valued by
its directors taking into account external advice, where available,
and at current market value of GBP19.3m (2017: GBP17.4m). This
figure includes property under development but excludes
inventory.
Total revenue for Campmoss for the year amounted to GBP2.9m
(2017: GBP2.6m) representing gross rental income of GBP1.0m (2017:
GBP2.1m) and sales of property held as inventory of GBP1.9m (2017:
GBP0.5m). As explained earlier, rental income for the year was
primarily lower due to obtaining vacant possession of Britannia
Wharf, Woking prior to commencing any development. At the year-end
the company's substantial cash balances are held on short term
deposit. At the year-end the company had nil gearing (2017:
nil).
QUOTED INVESTMENTS
The company retains a small quoted equity and retail bond
portfolio the latter producing a short to medium term attractive
income stream. The value of the equity holdings reduced over the
year although the portfolio value at year-end exceeds the original
cost. The equity investments include Galileo Resources plc and
Aquila Services Group plc both of which I remain as a non-executive
director.
RELATIONSHIP AGREEMENT
The company has entered into a written and legally binding
relationship agreement with myself, its controlling shareholder, to
address the requirements of LR9.2.2AR of the Listing Rules.
MANAGEMENT AND TEAM
It has been another busy year and on behalf of shareholders I
wish to take this opportunity of thanking our small management team
and joint venture partner for all their effort, achievements and
support. The intense day to day management of the group's portfolio
remains essential in achieving continued success.
OUTLOOK
The UK economy continues to report growth despite uncertainties
surrounding the future trading position of the UK and world-wide
trade. It will be important that activity in the commercial and
residential markets over the forthcoming months remains at a
sustainable level.
The group should benefit from its current development and
planning programme and I therefore look forward to reporting
further at the half year.
J. Richard Wollenberg
Chairman
26 November 2018
Consolidated Income Statement
FOR THE YEARED 30 SEPTEMBER 2018
2018 2017
GBP'000 GBP'000
Revenue 650 552
Cost of sales (30) (57)
Gross profit 620 495
Administrative expenses (536) (511)
Other operating income 671 577
Operating profit before
gains on
investment properties and
other
properties 755 561
(Deficit)/surplus on revaluation
of investment properties (25) 905
Operating profit 730 1,466
Financial income 48 54
Share of results of joint
venture 336 1,839
Profit before taxation 1,114 3,359
Taxation (101) (141)
Profit for the financial
year attributable to equity
holders 1,013 3,218
Earnings per share on profit
for the
financial year - pence
Basic and diluted 80.6 253.7
Dividends
Final 2017 paid 11.5p (2016:
10.4p) 145 132
Interim 2018 paid 4.4p (2017:
4.0p) 55 51
200 183
Final 2018 proposed 12.2p
(2017: 11.5p) 153 145
These results relate entirely to continuing operations. There
were no acquisitions or disposals in either year.
Consolidated statement of comprehensive income and expense
FOR THE YEARED 30 SEPTEMBER 2018
2018 2017
GBP'000 GBP'000
Profit for the financial year 1,013 3,218
Items that may be reclassified subsequently
to profit or loss
Net change in fair value of available
for sale financial assets (185) 72
Net change in fair value of other
properties (4) 30
Total comprehensive income and expense
for the year
attributable to the equity holders
of the parent company 824 3,320
Consolidated Balance Sheet
AT 30 SEPTEMBER 2018
2018 2017
GBP'000 GBP'000 GBP'000 GBP'000
Non-current assets
Freehold investment properties 5,927 5,792
Property, plant and equipment 298 303
Investment in joint venture 15,200 14,864
Other financial assets 886 1,071
Deferred tax asset - 5
22,311 22,035
Current assets
Inventory and work in
progress 672 668
Trade and other receivables 142 91
Financial assets 200 1,370
Cash and cash equivalents 4,718 3,485
5,732 5,614
Total assets 28,043 27,649
Current liabilities
Trade and other payables (645) (629)
(645) (629)
Non-current liabilities
Deferred tax liability (108) (160)
Total liabilities (753) (789)
Net assets 27,290 26,860
Equity
Called up share capital 251 253
Share premium account 5,076 5,076
Other reserves 2,585 2,772
Investment property revaluation
reserve 827 997
Retained earnings 18,551 17,762
Total equity 27,290 26,860
Net assets per share 2,178p 2,126p
Consolidated Cash Flow Statement
FOR THE YEARED 30 SEPTEMBER 2018
2018 2017
GBP'000 GBP'000
Cash flows from operating activities
Profit for the year 1,013 3,218
Adjustments for:
Depreciation 5 5
Financial income (48) (54)
Share of profit of joint venture (336) (1,839)
Deficit/(surplus) on revaluation
of investment properties 25 (905)
Taxation 101 141
Cash flows from operations before
changes in working capital 760 566
(Increase)/decrease in trade and
other receivables (51) 1
(Decrease)/increase in trade and
other payables (19) 57
Cash generated from operations 690 624
Tax paid (112) (107)
Net cash flows from operating activities 578 517
Cash flows from investing activities
Interest received 47 56
Acquisition of investments, investment
property and property, plant and
equipment (168) (164)
Decrease/(increase) in held to
maturity deposits 1,170 (323)
Net cash flows from investing activities 1,049 (431)
Cash flows from financing activities
Purchase of own shares (194) (116)
Dividends paid (200) (183)
Repayment of loan from Joint Venture - 1,500
Net cash flows (used in)/from financing
activities (394) 1,201
Net increase/(decrease) in cash
and cash equivalents 1,233 1,287
Cash and cash equivalents at beginning
of year 3,485 2,198
Cash and cash equivalents at end
of year 4,718 3,485
Consolidated statement of changes in equity
FOR THE YEARED 30 SEPTEMBER 2018
Consolidated statement of changes in equity
Share Share Other Investment Retained Total
capital premium reserves property earnings equity
account revaluation
reserve
GBP'000 GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
At 1 October 2016 254 5,076 2,669 3,749 12,091 23,839
Profit for the year - - - - 3,218 3,218
Other comprehensive
income - revaluation
of investments
revaluation of other
property - - 72 - - 72
- - 30 - - 30
Transactions with
equity holders
Dividends - - - - (183) (183)
Purchase of own shares (1) - 1 - (116) (116)
Total transactions
with equity holders (1) - 1 - (299) (299)
Realisation of investment
reserve - - - (3,950) 3,950 -
Transfer on revaluation
of investment properties
- Cardiff - - - 905 (905) -
Transfer on revaluation
of investment properties
- Campmoss - - - 293 (293) -
At 30 September 2017
and 1 October 2017 253 5,076 2,772 997 17,762 26,860
Profit for the year - - - - 1,013 1,013
Other comprehensive
income - revaluation
of investments
revaluation of other
property - - (185) - - (185)
- - (4) - - (4)
Transactions with
equity holders
Dividends - - - - (200) (200)
Purchase of own shares (2) - 2 - (194) (194)
Total transactions
with equity holders (2) - 2 - (394) (394)
Transfer on revaluation
of investment properties
- Cardiff - - - (25) 25 -
Transfer on revaluation
of investment properties
- Campmoss - - - (145) 145 -
At 30 September 2018 251 5,076 2,585 827 18,551 27,290
______ ______ ______ ______ ______ ______
Notes to the Financial Statements
FOR THE YEARED 30 SEPTEMBER 2017
1. Basis of preparation
The consolidated results for the year ended 30 September 2018
and 2017 are prepared by the group under applicable International
Financial Reporting Standards adopted by the EU ("adopted IFRS")
and applicable law.
The financial information set out above does not constitute the
company's statutory financial statements for the years ended 30
September 2018 or 30 September 2017 but is derived from those
financial statements. Statutory financial statements for 2017 have
been delivered to the Registrar of Companies and those for 2018
will be delivered in due course. The auditor has reported on those
financial statements; their reports were (i) unqualified, (ii) did
not include a reference to any matters to which the auditor drew
attention by way of emphasis without qualifying their report and
(iii) did not contain a statement under section 498 (2) or (3) of
the Companies Act 2006 in respect of the financial statements for
2017 nor 2018.
Going concern
The group has sufficient financial resources to enable it to
continue to trade and to complete the current maintenance and
development programme. As a consequence, the directors believe that
the group is well placed to manage its business risks successfully
despite the current uncertain economic outlook.
After making enquiries, the directors have a reasonable
expectation that the company and the group have adequate resources
to continue in operational existence for the foreseeable future.
Accordingly, they continue to adopt the going concern basis in
preparing the annual report and financial statements.
New, revised or changes to existing financial reporting
standards
Subject to the adoption of the IFRS's available for application
noted below, this announcement is prepared on the basis of the
accounting policies as set out in the most recently published set
of annual financial statements.
IFRS
The following accounting standards and interpretations, issued
by the IASB and endorsed by the EU or International Financial
Reporting Interpretations Committee (IFRIC), are effective for the
first time in the current financial year and have been adopted by
the group with no significant impact on the consolidated results or
financial position:
-- Amendments to IAS 7 - Disclosure Initiative
-- Amendments to IAS 12 - Recognition of Deferred Tax for Unrealised Losses
-- Annual Improvements 2014-2016 cycle
The IASB and the IFRIC have also issued the following standards
and interpretations with an effective date after the date of these
Financial Statements:
-- IFRS 9 Financial instruments (Effective date 1 January 2018)
-- IFRS 15 Revenue from contracts with Customers including
amendments to IFRS 15: (Effective date 1 January 2018)
-- IFRS 2 (amendments) - Classification and Measurement of
Share-based Payment Transactions (Effective date 1 January
2018)
-- IFRS 4 (amendments) - Applying IFRS 9 Financial Instruments
with IFRS 4 Insurance Contracts (Effective date 1 January 2018)
-- IFRIC Interpretation 22 - Foreign Currency Transactions and
Advance Consideration (Effective date 1 January 2018)
-- Amendments to IAS 40 - Transfers of Investment Property (Effective date 1 January 2018)
-- IFRS 16 Leases (Effective date 1 January 2019)
-- IFRIC 23 - Uncertainty over Income Tax Treatments (Effective date 1 January 2019)
-- Amendments to IFRS 9 - Prepayment Features with Negative
Compensation (Effective date 1 January 2019)
-- Amendments to IAS 28 - Long-term Interests in Associates and
Joint Ventures (Effective date 1 January 2019)
-- Annual improvements 2015-2017 cycle (Effective date 1 January 2019)
-- Amendments to IAS 19: Plan amendment, Curtailment or
Settlement (Effective date 1 January 2019)
-- Amendments to References to the Conceptual Framework in IFRS
Standards (Effective date 1 January 2020)
-- IFRS 17 - Insurance Contracts (Effective date 1 January 2021)
Notes to the Financial Statements
FOR THE YEARED 30 SEPTEMBER 2018 (continued)
While the board is continuing to assess the effects of these
standards and interpretations, none of them when applied, are
expected to have a material impact upon the consolidated results of
financial position of the group.
2. Segmental analysis
The group manages its operations in two segments, being property
and other investment and property development. The results of these
segments are regularly reviewed by the board as a basis for the
allocation of resources, in conjunction with individual site
investment appraisals, and to assess their performance. Information
regarding the results and net operating assets for each reportable
segment are set out below:
2018 2017
GBP'000 GBP'000
Revenue (wholly in the United Kingdom):
Property and other investment being
gross rents receivable 650 552
650 552
Profit before taxation:
Property and other investment 416 3,211
Property development 698 148
1,114 3,359
Net operating assets:
Assets
Property and other investment 26,719 26,885
Property development 4,335 4,175
Eliminations (3,011) (3,411)
Total assets 28,043 27,649
Liabilities
Property and other investment (3,524) (3,957)
Property development (240) (243)
Eliminations 3,011 3,411
Total liabilities (753) (789)
Net operating assets 27,290 26,860
Of the group's share of the profit in its joint venture of
GBP336,000 (2017: GBP1,839,000), GBP498,000 (2017: GBP1,824,000)
relates to property development and a loss of GBP162,000 (2017:
profit GBP15,000) relates to property investment. The interest
income of GBP48,000 (2017: GBP1,000) relates entirely to property
investment. Of the income tax income of GBP21,000 (2017: expense
GBP303,000), GBP21,000 (2017: GBP295,000) relates to property
investment and GBPnil (2017: GBP8,000) to property development. Due
to the reportable segments being accounted for in separate legal
entities it is possible to directly allocate the group results and
net assets to the reportable segments.
3. Earnings per share
Earnings per share has been calculated in accordance with IAS 33
- Earnings Per Share using the profit after tax for the financial
year of GBP1,013,000 (2017: GBP3,218,000) and the weighted average
number of shares as follows:
Weighted average
number of shares
2018 2017
Basic and diluted basis 1,258,139 1,268,420
Financial Calendar
2018 27 November Final results for 2018 announced
2019 17 January Annual General Meeting/General Meeting
24 January Ex-dividend date for the final dividend
25 January Record date for the final dividend
14 February Final dividend to be paid
May Interim results for 2019 to be announced
July Interim dividend for 2019 to be paid
30 September Year end
Directors and Advisers
Directors Auditor
J Richard Wollenberg Saffery Champness LLP
Chairman and chief executive
Karen L Chandler FCA
Finance director Stockbrokers and financial advisers
Stockdale Securities Ltd
Nigel D Jamieson BSc, FCSI
Independent non-executive director
Secretary Bankers
Karen L Chandler FCA HSBC Bank Plc
Non-executive director of wholly owned Solicitors
subsidiary
First Choice Estates plc Blake Morgan LLP
Derek M Joseph BCom, FCIS
Head office Registrar and transfer office
56 Station Road Neville Registrars Ltd
Egham Neville House
Surrey TW20 9LF Steelpark Road
Telephone: 01784 437444 Halesowen
Fax: 01784 439157 B62 8HD
E-mail: webmaster@cardiff-property.com Telephone: 0121 585 1131
Web: www.cardiff-property.com
Registered office Registered number
56 Station Road 00022705
Egham
Surrey TW20 9LF
This information is provided by RNS, the news service of the
London Stock Exchange. RNS is approved by the Financial Conduct
Authority to act as a Primary Information Provider in the United
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of this information may apply. For further information, please
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END
FR FEAFWMFASEDF
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November 27, 2018 02:00 ET (07:00 GMT)
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