COLNEY HATCH LANE DEVELOPMENT LTD

	Page
Balance Sheet	1
Notes to the Financial Statements	2—3

Registered number: 16080172

		31 March 2026
	Notes	£	£
CURRENT ASSETS
Stocks	4	16,527,858
Debtors	5	69,689
Cash at bank and in hand		1,202

		16,598,749
Creditors: Amounts Falling Due Within One Year	6	(18,031,200 )

NET CURRENT ASSETS (LIABILITIES)			(1,432,451 )

TOTAL ASSETS LESS CURRENT LIABILITIES			(1,432,451 )

NET LIABILITIES			(1,432,451 )

CAPITAL AND RESERVES
Called up share capital	7		140
Profit and Loss Account			(1,432,591 )

SHAREHOLDERS' FUNDS			(1,432,451)

For the period ending 31 March 2026 the company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.

The member has not required the company to obtain an audit in accordance with section 476 of the Companies Act 2006.

The director acknowledges his responsibilities for complying with the requirements of the Act with respect to accounting records and the preparation of accounts.

These accounts have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime.

The company has taken advantage of section 444(1) of the Companies Act 2006 and opted not to deliver to the registrar a copy of the company's Profit and Loss Account.

On behalf of the board

Mr Alexander Sanderson

Director

18/08/2026

The notes on pages 2 to 3 form part of these financial statements.

1. General Information

COLNEY HATCH LANE DEVELOPMENT LTD is a private company, limited by shares, incorporated in England & Wales, registered number 16080172 . The registered office is Avondale House, 262 Uxbridge Road, Hatch End, Middlesex, HA5 4HS.

2. Accounting Policies

2.1. Basis of Preparation of Financial Statements

The financial statements have been prepared under the historical cost convention and in accordance with Financial Reporting Standard 102 section 1A Small Entities "The Financial Reporting Standard applicable in the UK and Republic of Ireland" and the Companies Act 2006.

2.2. Going Concern Disclosure

At 31 March 2026 the company had net liabilities of £1,432,451. The company is a single-asset property development company and, at the reporting date, had not yet realised income from its development.

The financial statements have been prepared on the going concern basis. In forming their assessment, the directors have taken into account the following. The company's funding is provided substantially by related parties (the BTS entities and the corporate shareholders), who have confirmed their continued financial support and their intention not to seek repayment of their loans for a period of at least twelve months from the date of approval of these financial statements. After the reporting date, on 21 May 2026, the company completed the grant of a 999-year lease to Lidl Great Britain Limited, generating a premium of £4,050,000, part of which was applied in reduction of the company's bridging finance.

Having regard to these factors, the directors have a reasonable expectation that the company has adequate resources to continue in operational existence for the foreseeable future, and accordingly continue to adopt the going concern basis in preparing the financial statements.

2.3. Stocks and Work in Progress

Stocks and work in progress are valued at the lower of cost and net realisable value after making due allowance for obsolete and slow-moving stocks. Cost includes all direct costs and an appropriate proportion of fixed and variable overheads. Work-in-progress is reflected in the accounts on a contract by contract basis by recording turnover and related costs as contract activity progresses.

3. Average Number of Employees

Average number of employees, including directors, during the period was: NIL

4. Stocks

	31 March 2026
	£
Stock	14,697,031
Work in progress	1,830,827

	16,527,858

5. Debtors

	31 March 2026
	£
Due within one year
Trade debtors	30,768
Other debtors	38,921

	69,689

Page 2

Page 3

COLNEY HATCH LANE DEVELOPMENT LTD

Notes to the Financial Statements (continued)

For the Period 14 November 2024 to 31 March 2026

6. Creditors: Amounts Falling Due Within One Year

	31 March 2026
	£
Trade creditors	65,155
Other loans	9,385,000
Amounts owed to group undertakings	1,100,000
Amounts owed to participating interests	7,272,045
Other creditors	209,000

	18,031,200

7. Share Capital

	31 March 2026
	£
Called Up Share Capital not Paid	140

Amount of Allotted, Called Up Share Capital	140

8. Post Balance Sheet Events

On 21 May 2026, after the reporting date, the company completed the grant of a 999-year lease of the commercial element of the development site at 231 Colney Hatch Lane, London N11 3DG to Lidl Great Britain Limited for a premium of £4,050,000 (excluding VAT). A deposit of £1,350,000, together with accrued interest, had been held by Brecher LLP as stakeholder under the Agreement for Lease and was released to the company on completion. The balance of the premium, net of the deposit, was received from Lidl on completion.

Of the net proceeds received on completion, £3,550,000 was applied on 21 May 2026 in repayment of amounts outstanding to PP08 Finance Ltd. A further £500,000 was retained by the company's solicitors, DAC Beachcroft LLP, in client account pending execution and completion of an Agreement to Vary with Lidl Great Britain Limited, which is expected to complete shortly. The retention will be released to the company on completion of the Agreement to Vary, and the directors expect to receive it in the near term. As release remains conditional at the date of approval of these financial statements, no asset in respect of the retention is recognised in these financial statements.

The grant of the lease, the receipt of the premium, and the related retention all arose after the reporting date and are non-adjusting events after the reporting period in accordance with FRS 102 Section 32; accordingly no amounts in respect of them are recognised in the financial statements for the period ended 31 March 2026.

9. Related Party Transactions

During the period the company entered into the following transactions with related parties.

Companies under common control. BTS Property Solutions Ltd and BTS Group Services Ltd are companies connected to the company by virtue of common control. During the period these companies provided loan funding to the company and carried out development and project-related services in connection with the Colney Hatch Lane development. At the period end the company owed BTS Property Solutions Ltd £4,784,045 and BTS Group Services Ltd £2,748,000 by way of inter-company loans (together £7,532,045), included within amounts owed to participating interests. The loans are unsecured, interest-free and repayable on demand.

Shareholders. Blue Bricks Investment Ltd and J&E Group Holdings Ltd are corporate shareholders of the company. During the period each provided loan funding to the company. At the period end the company owed Blue Bricks Investment Ltd £500,000 and J&E Group Holdings Ltd £600,000 (together £1,100,000), included within amounts owed to participating interests. The loans are unsecured, interest-free and repayable on demand.

The company's development is funded substantially by the related parties referred to above, whose continuing support is relevant to the company's ability to continue as a going concern.

Page 3