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Masterton Trust Lands Trust Annual Report 2012 Masterton Trust Lands Trust Values

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Masterton Trust Lands Trust Annual Report 2012 Masterton Trust Lands Trust Values MASTERTON TRUST LANDS TRUST ANNUAL REPORT 2012 MASTERTON TRUST LANDS TRUST VALUES In undertaking the work of the Trust, we stay true to the intentions of Masterton’s early settlers who secured land to assist future generations in educational, cultural and community activities. LEGACY PROFESSIONALISM EDUCATION Honouring the vision of Using knowledge, skills and Working with the community to Masterton’s early settlers in expertise to grow the Trust assets support learning opportunities securing land from which future and maximise the returns. that are open and accessible generations could benefit. to all. STEWARDSHIP ACCOUNTABILITY ADVANCEMENT Responsible decision-making to To our owners, the people of Providing extraordinary maintain and grow the resources Masterton, and our tenants. educational and cultural in our care. opportunities for Masterton people. In the year following the devastating Christchurch earthquakes, the importance of responsible stewardship of resources in our care came into sharp focus, leading to a major review of the structural safety of all Trust-owned buildings. This included the heritage-listed 1908 Seddon Memorial School Building seen here prior to the 1942 Wairarapa earthquakes. CONTENTS THE YEAR IN REVIEW 1 CHAIRMAN’S REPORT 2 BETTER, SAFER BUILDINGS 4 SCHEDULE OF GRANTS 6 PROPERTY DEVELOPMENT 8 PROPERTY 10 GOVERNANCE 12 Cover - The original Trust lands can be seen in the brown blocks FINANCIAL STATEMENTS 14 on the first map of Masterton, overlaid on a modern aerial AUDIT REPORT 20 photograph of the town. As part of the Secondary Principals Initiative, Olympic champion and member of the Order of British Empire (MBE) Barbara Kendall held a number of motivational two-hour sessions with 175 students. The students found her to be a dynamic, energetic woman who really inspired them to achieve. The success of this visit means the initiative will invite Barbara back in 2012. THE YEAR IN REVIEW OPERATING SURPLUS $1.6 million Down 1.5% RENTAL INCOME $3.9 million Up 6.0% EQUITY $38.7 million Down 4.1% TOTAL ASSETS $58.8 million Up 2.5% DEBT RATIO 32.8% Up 15.9% WALT (Weighted Average Lease Term) 5.5 years Up 7.8% TOTAL GRANTS $1.01 million Down 7.7% Thanks to tenants and grant recipients for assisting with photographs for this report. 1 CHAIRMAN’S REPORT It has been another successful and busy year for the Trust, with more than $1 million distributed to the Masterton community, a strong set of financial results, and the completion of a major new property development. One of our stated values is ‘stewardship’ – or responsible decision-making to grow the resources in our care. In the year following the devastating Christchurch earthquakes, the importance of this came into sharp focus, leading to a major review of the structural safety of all Trust-owned buildings. Grants Total grants to the Masterton community were maintained at a similar level to the previous four years at more than $1 million. The Trust’s continued focus on education saw education grants increase by five per cent on 2011. In the first full year of a major initiative for the early childhood sector, we invested more than $40,000 in high- quality professional development programmes for teachers. In another positive result, the Weighted Average Lease Term This initiative and its well-established equivalents in the (WALT) for Trust property increased from 5.1 to 5.5 years. Primary/Intermediate and Secondary sectors are directly WALT measures the average years of rental security over an benefiting all Masterton children and teachers. entire property portfolio. The increase means that the security In addition, through roll-based annual grants, a total of the term of the Trust’s combined leases is greater, which in of more than $74,000 was distributed to Masterton turn means increased future financial security. early childhood centres, primary schools and colleges Operating surplus dropped slightly due to unbudgeted to spend in areas to enhance education opportunities expenditure on initial structural engineering reports for all Trust within their schools. properties and more detailed reports for several properties. Support for the tertiary sector continued with student scholarships, special grants and on-going support for Property UCOL Wairarapa totalling more than $173,000. Stage one of a $3 million strategic redevelopment of the Trust Community groups received cash grants of more than property on the corner of Chapel Street and Lincoln Road was $145,000. Additional cash grants were made to support completed during the year. This included construction of a Masterton District Council-funded community activities purpose-built restaurant for new tenant Burger King and a 300 and Aratoi. square-metre destination retail store on Chapel Street now occupied by Avanti Cycles. While we have faced some unforeseen costs for building assessments, and will incur more costs for detailed The new buildings followed last year’s relocation of another assessments and earthquake strengthening, we are longstanding tenant, Carpet Court, from the same site to a new budgeting to maintain grants to at least the same level $1.3 million Trust-owned building on Dixon Street. over the next few years. The new Burger King tenancy and the vastly-improved premises for Avanti Cycles and Carpet Court will bring increased future Financial returns for the Trust which will ultimately benefit the community The Trust maintained its strong financial position across through grants. all areas despite on-going national and global economic We are now considering options for the development of the challenges. remaining retail sites on the Lincoln Road side of the site, The value of Trust assets increased to reach a record providing a total of 400 square-metres of retail space. A decision $58.8 million. was made to create a new public park using the Lincoln Road Rental income increased slightly to $3.9 million and is land next to Burger King. Featuring landscaped planting, seating forecast to break the $4 million mark for the first time next and trees to provide shade, ‘Lands Trust Masterton Park’ will be year. Building occupancy remained high at 95 per cent. developed in the coming year. 2 While the national economic situation has caused some This change has been considered for some time and vacancies these have been well managed and have had has simplified what, for many people, has been a only a minor effect on overall revenue. confusing name. We continued to work closely with our tenants on minor Lands Trust Masterton places greater emphasis on the building upgrades, redevelopments and future replacement word ‘Lands’ - the reason the trust was established – to of buildings that meet their needs and improve the overall carry on the work of Masterton’s early settlers who secured quality and energy efficiency of Trust buildings. land to assist future generations in educational and community endeavours. Structural assessments As Masterton’s largest landlord, we recognise the need to Thanks proactively plan to ensure the safety of buildings for our I would like to thank my fellow Trustees and Trust staff for tenants and our community. their support and commitment in what has been a busy Immediately following the February 2011 earthquake and rewarding year. Our thanks are extended to all of in Christchurch, the decision was made to commission our tenants and the professional and trades people who structural engineering reports on all Trust-owned buildings provide support for our work. to assess earthquake risk. A large amount of work was The relationships built with these groups have greatly undertaken to analyse all property and position the Trust enhanced our ability to continue to deliver strong results to be able to move to correct issues in the future. that ultimately benefit the people of Masterton. All Trust tenants received a copy of the report relating We look forward to working closely with them in the to their lease. coming year. We are fortunate in that only 2.5 per cent of the Trust’s rental income comes from buildings that are J A Sadler earthquake prone. Chairman Once the initial structural engineering assessments were complete we began a programme to ensure that our buildings were safe while being able to sustain a financial return for the future. Three buildings required immediate attention – the former opera house in Lincoln Road, the former St Patrick’s School building on Queen Street and the Elliot Building 85% Retail 9% Ground on Queen Street. They were vacated by tenants following 2% Educational 1% Community assessments that showed the buildings were a significant 2% Industrial 1% Recreational risk to life safety in the event of a moderate earthquake. While we recognised the heritage significance of these buildings, the risk to safety and the cost of strengthening far outweighed this. The work needed to bring these buildings up to the standards required by the Building 2% Rent Free 29% Ground Act would have been expensive and not justified by their 19% Educational 6% Recreational current use. It would have had considerable impact on our 3% Community 1% Residential ability to maintain the current $1 million annual return to 37% Retail 4% Industrial the community. Heritage elements of the St Patrick’s School and opera house buildings will be preserved and incorporated into new buildings and in the case of St Patrick’s, onto the current school site. 7% Rent Free 12% Ground While the decisions to demolish these buildings were 5% Educational 2% Recreational tough, they have opened up new opportunities to 1% Community 72% Retail redevelop properties into high-quality spaces for new tenants and secure future income that in turn will increase 2% Industrial returns to the community. This process of redevelopment will improve the long-term quality of the property portfolio that we are stewards of, as well as addressing the problems of earthquake risk.
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