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Registered number: 10844679 THAMES ENTERPRISE PARK LAND LIMITED DIRECTORS' REPORT AND FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024
THAMES ENTERPRISE PARK LAND LIMITED COMPANY INFORMATION
Directors | P Hendy
| B Le Fondre
| B Van Hellemont
Registered number | 10844679
Registered office | 10th Floor 5 Churchill Place
| London
| England
| E14 5HU
Independent auditors | HaysMac LLP
| 10 Queen Street Place
| London
| EC4R 1AG
THAMES ENTERPRISE PARK LAND LIMITED CONTENTS
| Page
Directors' Report | 1 - 2
Independent Auditors' Report | 3 - 6
Statement of Comprehensive Income | 7
Statement of Financial Position | 8
Statement of Changes in Equity | 9
Notes to the Financial Statements | 10 - 14
THAMES ENTERPRISE PARK LAND LIMITED DIRECTORS' REPORT FOR THE YEAR ENDED 31 DECEMBER 2024 The directors present their report and the financial statements for the year ended 31 December 2024.
Directors' responsibilities statement
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; ∙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.
Directors
The directors who served during the year were:
M Steinberg (resigned 19 December 2024)
J Whittingham (resigned 19 December 2024)
E Brogan (resigned 19 December 2024)
A Owens (resigned 19 December 2024)
D Williamson (resigned 19 December 2024)
P Hendy (appointed 19 December 2024)
B Le Fondre (appointed 19 December 2024)
B Van Hellemont (appointed 19 December 2024)
Disclosure of information to auditors
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. Page 1
THAMES ENTERPRISE PARK LAND LIMITED DIRECTORS' REPORT (CONTINUED) FOR THE YEAR ENDED 31 DECEMBER 2024
Auditors
On 18 November 2024, the Company's auditors changed their name from Haysmacintyre LLP to HaysMac LLP. The auditors, HaysMac LLP, will be proposed for reappointment in accordance with section 485 of the Companies Act 2006.
Small companies note
In preparing this report, the directors have taken advantage of the small companies exemptions provided by section 415A of the Companies Act 2006. This report was approved by the board and signed on its behalf.
................................................ B Van Hellemont Director
Date: 24 February 2026
Page 2
THAMES ENTERPRISE PARK LAND LIMITED INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THAMES ENTERPRISE PARK LAND LIMITED
Opinion
We have audited the financial statements of Thames Enterprise Park Land Limited (the 'Company') for the year ended 31 December 2024, which comprise the Statement of Comprehensive Income, the Statement of Financial Position, the Statement of Changes in Equity and the related notes, 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 Financial Reporting Standard 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 state of the Company's affairs as at 31 December 2024 and of its loss 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 Auditors' 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 United Kingdom, including the Financial Reporting Council'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 of at least twelve months from when the financial statements are authorised for issue. Our responsibilities and the responsibilities of the directors with respect to going concern are described in the relevant sections of this report. Page 3
THAMES ENTERPRISE PARK LAND LIMITED INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THAMES ENTERPRISE PARK LAND LIMITED (CONTINUED)
Other information
The other information comprises the information included in the Annual Report other than the financial statements and our Auditors' Report thereon. The directors are 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 our report, we do not express any form of assurance conclusion thereon. 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 this other information, we are required to report that fact. We have nothing to report in this regard.
Opinion 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 prepare the financial statements in accordance with the small companies regime and take advantage of the small companies' exemptions in preparing the Directors' Report and from the requirement to prepare a Strategic Report. Page 4
THAMES ENTERPRISE PARK LAND LIMITED INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THAMES ENTERPRISE PARK LAND LIMITED (CONTINUED)
Responsibilities of 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.
Auditors' 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 Auditors' 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. Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures in line with our responsibilities, outlined above, to detect material misstatements in respect of irregularities, including fraud. The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below: Explanation as to what extent the audit was considered capable of detecting irregularities, including fraud. Based on our understanding of the Company and industry, we identified that the principal risks of non-compliance with laws and regulations related to regulatory requirements for the Company, and we considered the extent to which non-compliance might have a material effect on the financial statements. We also considered those laws and regulations that have a direct impact on the preparation of the financial statements such as the Companies Act 2006, income tax and legislation relating to property development. We evaluated management’s incentives and opportunities for fraudulent manipulation of the financial statements (including the risk of override of controls), and determined that the principal risks were related to posting inappropriate journal entries and management bias in accounting estimates. Audit procedures performed by the engagement team included: ∙inspecting correspondence with regulators and tax authorities; ∙discussions with management including consideration of known or suspected instances of non-compliance with laws and regulation and fraud; ∙evaluating management’s controls designed to prevent and detect irregularities; ∙identifying and testing journals using artificial intelligence to analyse all journals posted in the year and to detect and identify risks of management override of controls; and ∙challenging assumptions and judgements made by management in their critical accounting estimates. Page 5
THAMES ENTERPRISE PARK LAND LIMITED INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THAMES ENTERPRISE PARK LAND LIMITED (CONTINUED) Because of the inherent limitations of an audit, there is a risk that we will not detect all irregularities, including those leading to a material misstatement in the financial statements or non-compliance with regulation. This risk increases the more that compliance with a law or regulation is removed from the events and transactions reflected in the financial statements, as we will be less likely to become aware of instances of non-compliance. The risk is also greater regarding irregularities occurring due to fraud rather than error, as fraud involves intentional concealment, forgery, collusion, omission or misrepresentation. A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our Auditors' Report.
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 Auditors' 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. Ian Daniels (Senior Statutory Auditor) for and on behalf of HaysMac LLP Statutory Auditors 10 Queen Street Place London EC4R 1AG 24 February 2026 Page 6
THAMES ENTERPRISE PARK LAND LIMITED STATEMENT OF COMPREHENSIVE INCOME FOR THE YEAR ENDED 31 DECEMBER 2024
| 2024 | 2023
| £ | £
Turnover | 486,793 | 446,549
Cost of sales | (24,609) | (103,797)
Gross profit | 462,184 | 342,752
Administrative expenses | (236,485) | (116,789)
Operating profit | 225,699 | 225,963
Interest receivable and similar income | 879,969 | 866,321
Interest payable and similar expenses | (2,123,183) | (1,642,324)
Loss before tax | (1,017,515) | (550,040)
Tax on loss | - | -
Loss for the financial year | (1,017,515) | (550,040)
There was no other comprehensive income for 2024 (2023: £nil).
The notes on pages 10 to 14 form part of these financial statements.
Page 7
THAMES ENTERPRISE PARK LAND LIMITED REGISTERED NUMBER: 10844679 STATEMENT OF FINANCIAL POSITION AS AT 31 DECEMBER 2024
|  | 2024 |  | 2023
Note |  | £ |  | £
Fixed assets |  |  |  |  |
Investments | 5 |  | 88,884,171 |  | 61,380,000
Current assets |  |  |  |  |
Stocks | 6 | 4,288,617 |  | 4,288,617 |
Debtors | 7 | 9,537,853 |  | 11,717,199 |
Cash at bank and in hand |  | 7,134,274 |  | 2,883,471 |
|  | 20,960,744 |  | 18,889,287 |
Creditors: amounts falling due within one year | 8 | (112,549,901) |  | (81,956,758) |
Net current liabilities |  |  | (91,589,157) |  | (63,067,471)
Total assets less current liabilities |  |  | (2,704,986) |  | (1,687,471)
Net liabilities |  |  | (2,704,986) |  | (1,687,471)
Capital and reserves |  |  |  |  |
Called up share capital |  |  | 1 |  | 1
Profit and loss account |  |  | (2,704,987) |  | (1,687,472)
|  |  | (2,704,986) |  | (1,687,471)
The financial statements have been prepared in accordance with the provisions applicable to companies subject to the small companies regime and in accordance with the provisions of FRS 102 Section 1A - small entities. The financial statements were approved and authorised for issue by the board and were signed on its behalf by:
................................................ B Van Hellemont
Director
Date: 24 February 2026
The notes on pages 10 to 14 form part of these financial statements. Page 8
THAMES ENTERPRISE PARK LAND LIMITED STATEMENT OF CHANGES IN EQUITY FOR THE YEAR ENDED 31 DECEMBER 2024
| Called up share capital | Profit and loss account | Total equity
| £ | £ | £
At 1 January 2023 | 1 | (1,137,432) | (1,137,431)
Loss for the year | - | (550,040) | (550,040)
At 1 January 2024 | 1 | (1,687,472) | (1,687,471)
Loss for the year | - | (1,017,515) | (1,017,515)
At 31 December 2024 | 1 | (2,704,987) | (2,704,986)
| The notes on pages 10 to 14 form part of these financial statements.
Page 9
THAMES ENTERPRISE PARK LAND LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024
1. | General information
Thames Enterprise Park Land Limited is a private company, limited by shares, and incorporated in England and Wales. The Company's registered number is 10844679 and its registered office address is 10th Floor 5 Churchill Place, London, England, E14 5HU. The principal activity of the Company is to hold investments in its subsidiaries. 2.Accounting policies
| 2.1 | Basis of preparation of financial statements
The financial statements have been prepared under the historical cost convention unless otherwise specified within these accounting policies and in accordance with FRS 102 'The Financial Reporting Standard applicable in the UK and the Republic of Ireland' and the requirements of the Companies Act 2006. The disclosure requirements of Section 1A of FRS 102 have been applied other than where additional disclosure is required to show a true and fair view. The preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgement in applying the Company's accounting policies (see note 3). The following principal accounting policies have been applied:
| 2.2 | Going concern
The financial statements have been prepared on a going concern basis as the directors are satisfied that the Company has the resources to continue in business for the foreseeable future which has been taken as being at least twelve months from the date of approval of the financial statements. In the year ended 31 December 2024, the Company made a loss of £1,007,940 and had a net liability position of £2,695,411. Notwithstanding this, the directors are confident that the Company will be able to discharge its liabilities as and when they fall due. The Company holds a significant cash balance of £7m at the Statement of Financial Position date which the directors are confident is sufficient to cover the operational costs of the Company for a period of at least twelve months from the date of approval of these financial statements. The Company has received written confirmation that the balance held as Other Loans at 31 December 2024 will not be recalled until such a time that the Company is able to repay it and remain a going concern. As such the cash reserves held by the Company are more than sufficient to cover its remaining liabilities should they fall due. Based on the support gained from the owners of the Company's parent entity, the directors have concluded that the going concern basis remains an appropriate basis of preparation for these financial statements and therefore the directors do not consider there to be any material uncertainties relating to going concern.
| 2.3 | Turnover
Turnover is measured at the fair value of the consideration received or receivable, net of discounts and value added taxes. Turnover from short term rental and lease agreements is credited to the Profit and Loss Account on a straight line basis over the rental/lease term. Where payments are received from customers in advance of the services provided, the amounts are recorded as deferred income and included as part of creditors due within one year. Page 10
THAMES ENTERPRISE PARK LAND LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024 2.Accounting policies (continued)
| 2.4 | Interest income
Interest income is recognised in profit or loss using the effective interest method.
| 2.5 | Borrowing costs
All borrowing costs are recognised in profit or loss in the year in which they are incurred.
| 2.6 | Valuation of investments
Investments in subsidiaries are measured at cost less any accumulated impairment losses.
| 2.7 | Stocks
Stocks are stated at the lower of cost and net realisable value, being the estimated selling price less costs to complete and sell. The carrying amount of stock is recognised as an expense in the period in which the related revenue is recognised. At each reporting date, stocks are assessed for impairment. If stock is impaired, the carrying amount is reduced to its selling price less costs to complete and sell. The impairment loss is recognised immediately in profit or loss.
| 2.8 | Cash
Cash is represented by cash in hand and deposits with financial institutions repayable without penalty on notice of not more than 24 hours.
| 2.9 | Debtors
Short-term debtors are measured at transaction price (which is usually the invoice price), less any impairment losses for bad and doubtful debts. Loans and other financial assets are initially recognised at transaction price including any transaction costs and subsequently measured at amortised cost determined using the effective interest method, less any impairment losses for bad and doubtful debts.
| 2.10 | Creditors
Short-term creditors are measured at the transaction price. Other financial liabilities, including bank loans, are measured initially at fair value, net of transaction costs, and are measured subsequently at amortised cost using the effective interest method.
| 2.11 | Financial instruments
The Company only enters into basic financial instrument transactions that result in the recognition of financial assets and liabilities like trade and other debtors and creditors, loans from banks and other third parties, loans to related parties and investments in ordinary shares. Page 11
THAMES ENTERPRISE PARK LAND LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024
3. | Judgements in applying accounting policies and key sources of estimation uncertainty
In the application of the Company's accounting policies, which are described in note 2, the directors are required to make judgements, estimates and assumptions about the carrying amounts of assets and liabilities that are not readily available from other apparent sources. The estimates and associated assumptions are based on experience and other factors considered to be relevant. Actual results may differ from these estimates. The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision affects only that period, or in the period of the revision and future periods if the revision affects both current and future periods. The following are the critical judgements and estimations that the directors have made in the process of applying the Company’s accounting policies and that have the most significant impact on the amounts recognised in the financial statements. Valuation of investments The investment held on the Statement of Financial Position is the value attributed to the cost of the investment. The directors have considered the requirement for an impairment of this value and have concluded that there are no indicators for impairment at the Statement of Financial Position date. Valuation of stock Stock is held at the lower of cost and net realisable value. The directors have determined that the selling price of the land held for sale at the Statement of Financial Position date is higher than the costs incurred in acquiring and enhancing the site.
4. | Employees
The average monthly number of employees, including directors, during the year was 5 (2023: 5).
5. | Fixed asset investments
|  | Investments in subsidiary companies
|  | £
| Cost |
| At 1 January 2024 | 61,380,000
| Additions | 27,504,171
| At 31 December 2024 | 88,884,171
Page 12
THAMES ENTERPRISE PARK LAND LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024
6. | Stocks
|  |  |  |  | 2024 | 2023
|  |  |  |  | £ | £
| Work in progress (land held for sale) | 4,288,617 | 4,288,617
7. | Debtors
|  |  |  |  | 2024 | 2023
|  |  |  |  | £ | £
| Trade debtors | 49,602 | 68,413
| Amounts owed by group undertakings | 9,350,944 | -
| Amounts owed by related parties | - | 11,443,313
| Other debtors | 81,944 | 129,195
| Prepayments and accrued income | 55,363 | 76,278
|  | 9,537,853 | 11,717,199
| Amounts owed by group undertakings are unsecured and payable on demand.
8. | Creditors: amounts falling due within one year
|  |  |  |  | 2024 | 2023
|  |  |  |  | £ | £
| Other loans | 112,274,847 | 61,380,000
| Trade creditors | - | 17,939
| Amounts owed to group undertakings | - | 20,224,072
| Other creditors | 177,294 | 177,295
| Accruals and deferred income | 97,760 | 157,452
|  | 112,549,901 | 81,956,758
| Amounts owed to group undertakings are unsecured and repayable on demand.
| The following liabilities were secured:
|  |  |  |  | 2024 | 2023
|  |  |  |  | £ | £
| Other loans | - | 61,380,000
Page 13
THAMES ENTERPRISE PARK LAND LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2024 The loan of £61,380,000 was fully repaid on 19 December 2024 as part of the sale of the Company to its new shareholder. The other loan of £112,274,847 at 31 December 2024 is from the new shareholder and is unsecured.
9. | Related party transactions
| As at 31 December 2024 there was a related party balance with an entity in which one or more of the shareholders of the Company have interests. This was as follows: Other loans are due to related parties of £112,274,847 (2023: £61,380,000). The loans carry an interest rate of 7.75% per annum. Interest on the loans charged to the Statement of Comprehensive Income during the year totals £309,056 (2023: £nil).
10. | Controlling party
Thames Enterprise Park Land Limited is controlled by Terminal Investment Limited SA whose registered office address is Chem. Rieu 12, 1208 Genève, Switzerland. The largest and smallest group in which the results of the Company are consolidated is that of Terminal Investments Limited Holding SA, a company based in Luxembourg. The consolidated financial statements may be obtained from Chem. Rieu 12, 1208 Genève, Switzerland.
Page 14