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1
Dean Dransfield
Owner & Director
John Stawyskyj
Practice Head – Hotels, Gaming & Leisure
Michael Moret-Lalli
Director of Acquisitions
Lindsay Leeser
Director Development Pacific
Nonda Katsalidis
Founding Partner
Australian Hotel Development 9 May 2013
Australian Hotel Development
The next cycle 2013
3
Dransfield Hotels & Resorts
Hotel, Tourism & Leisure industry specialists
55,000 rooms, 500 projects, over 20 years experience
Principals & advisors over a wide range of hotel & resort assets
Complimentary service streams
Development,
- Advice and Management,
- Strata title
Transactions,
- Buy & Sell,
- Debt & Equity Raising
Operator selection
Independent Experts
Core clients
- Owners – corporates, funds, private equity, owner operators
- Developers – small - large
- Financiers – mortgage funds, banks
- Operators
4
Dransfield Current Development Projects
Australia 108, Melbourne, 300 room 6 star new build, mixed use
Zoo, Eco Lodge <150 rooms
University, 4 star Hotel 200 rooms
Sydney fringe 3 star 120 rooms
Sydney Central, 120 room boutique 4 star with iconic bar
Brisbane Fringe 200 room 4 star
Various Regional In several states
The Watson, Adelaide mixed use 200 apartments
5
Market Overview
2011 RevPAR growth of 4.6% slightly below our 5.3% forecast
- Perth (15.1%), Brisbane (7.6%) and Sydney (7.1%) strongest performing markets
- Gold Coast (-2.7%) and Adelaide (-2.2%) only markets to experience a decline
Market defined by limited supply and demand growth with rate growth the key to overall performance
High midweek occupancies in major cities continued to constrain demand and promote rate growth
2012 RevPAR growth of 4.1%YTD above our full year 3.8% forecast
- Darwin (16.5%) and Perth (10.5%) leading all markets
- Sydney and Melbourne displaying flatter growth with 2.0% and 1.5% growth respectively
Domestic departures experienced a 5.4% increase on prior year (averaged 9.6% previous 5 years)
International arrivals grew by 4.6% on the prior year (Averaged 1.2% previous 5 years)
6
Hotel Room Supply
Supply growth constrained last 10 yrs, meaningful new supply 3-5 yrs away
In 2011 Australian major city hotel supply increased by only 1.2% slightly higher than 0.7% increase in 2010
This represents the 10th consecutive year of annual supply growth of <3%
A net total increase of only 10,319 (13.4%) rooms have been added since 2000
Sydney, Perth & Brisbane will find it difficult to generate demand growth as they are full midweek
Rooms
2011 # % 2000 2011
Melbourne 17,114 6,147 56.1% 73.6% 78.9%
Darwin 3,672 1,073 41.3% 67.2% 70.6%
Adelaide 4,598 1,075 30.5% 68.1% 74.5%
Brisbane 8,238 1,683 25.7% 64.4% 80.0%
Hobart 2,597 506 24.2% 62.6% 72.9%
Perth 5,820 651 12.6% 69.1% 84.1%
Cairns 7,396 480 6.9% 64.8% 62.4%
Gold Coast 13,114 -136 -1.0% 61.8% 65.3%
Sydney 19,770 -899 -4.4% 71.2% 85.8%
Canberra 4,761 -261 -5.2% 60.1% 73.2%
Australia 87,079 10,319 13.4% 67.4% 76.4%
Source: ABS
Growth OccupancyCity
Supply Movement Since 2000
7
Market Overview – Supply Forecasts
Our supply forecasts over short, medium & long term are a downgrade on prior expectations
Hotel Development over the next 5 years in Australia is forecast to be more than triple that experienced over the past 5 years
Of the 25,000 rooms forecast to be added to 2020, only 25% can be attributed to specific projects
Hotels wanting to open by 2016 need to be commencing in 2013
Development Cycle on its way
8
Melbourne v. Sydney
A very different supply story Melbourne
Sydney
Melbourne has increased supply by 56% since 2000 v. Sydney’s reduction of 4.4%
Demand has absorbed much of the new supply in Melbourne
Melbourne the only major market to add significant supply over the past 5 years adding 2,300 rooms or 16% since 2007
2011 occupancy of 78.9% was above the occupancy prior to the most recent development cycle
A combination of factors has constrained new development in Sydney:
Hotel development has not generally been feasible over last 10 yrs or not been best use
Lack of available quality sites
Assets selling at a significant discount to development cost
9
Common Development Mistakes
Limited Australian hotel development experience
Misunderstanding on who bears forecast risk, particularly start-up
Brand presence and position vs. operator capability and suitability
Weighting of determining factors – i.e. best forecast not necessarily best operator
Blind obedience to truisms
Inability to match management structures with effects on end value
Design focus as opposed to financial outcome driven, VM failure
Missing project costs (underestimate equity requirements)
Demand study vs. feasibility
Process often driven from wrong person and core assumption (I should have a hotel rather than should I have a hotel)
Hotel development is poorly understood in Australia
10
New Build Characteristics and Trends
Product type is typically smaller and investment friendly and includes:-
150-220 room 4-4.5 star
Smaller rooms, smarter design
Recent focus on medium/long term stay product, supported by kitchenette facilities
Very limited resort stock
Some regional stock – typically special purpose (mining/infrastructure/university)
Sources of new hotel development
1st time/inexperienced developer
Offshore – China and South East Asia
Traditional major developers and market participants, usually limited hotel experience
Mixed use/place making is a common driver and can change the financial rules
Institutional and new investors are open to hotels including some new
Reduced over built product
Oversupply of capital, undersupply of experienced developers
11
Development Feasibility Process
Size
Access/Infrastructure
Stage 1
Location
Existing attractions
Approvals
Site
Assessment
Stage 2
Preliminary
Feasibility
Supply / Demand Equation
Key Product Assumptions
Stage 3 Stage 4
Structure &
Detail Execution
Work up alternative schemes
Financing Plan - debt/equity
Sell down/exit strategy
Sensitivity analysis
Operator selection & input
Further DA approval
Market testing
Marketing end product
Finance
Construction
Business Plan
Pre-opening
Operator Agreement
Opening
Pre-sales Key Risks
Initial Buildability
Financial Focus
Update Feasibility
Update Feasibility
12
Hotel Development Stakeholders
Developer
Operator Financier
The Exit
Developer
• Often limited hotel experience
• Rely on Hotel operator to solve
• Don’t understand management options
• Confuse retail brand with development
needs
• Don’t understand MLR vs.
single title
• Wants to lay off operating
risks
• Trust architect
• Difficult exit
Financier
• Limited engagement
• Variable rules
• Final veto power
• Vacant possession highly desirable
Operator
• Generally passive approach to
development
• Many anti development rules
• Resist operating risk
• Limited/no capital
• “Technical Services” focus on brand
and operations
Feasible development relies on a relatively small overlap between stakeholders that needs to be skillfully managed, this is an operator opportunity
• One line
• Retail if strata/MLR
• Pre or post commencement
• Is it after construction and maturity?
13
The role of Capital and other Discipline
A key issue that frustrates feasibility is the inability to manage capital costs
The Focus on the design goal needs to be reversed to a focus on a capital cost goal which is designed towards.
There is significant variance in market commentary on the cost per room for similar standard built form
Strong developers with good teams and building credentials send the able to bring in projects at appreciably lower cost than jigsaw teams
There often seems to be no hotel developer in the project team and sometimes no true developer
14
Brisbane Case Study
• 4.5 Star, approx. 180 room hotel with mixed use components
• Proven short term accommodation location
• D&C contract in place
• In principle approval with council
• Full turn key solution including development management
• New build delivery 2015
• Good return on equity
• 50% of cost financed
Hotels in the right location with strong project credentials can now work
Project KPIs
Development Cost Per Room $245k Approx
Total Equity Contribution 23,798,747
Development Margin 28.97%
Project IRR 29.16%
Equity IRR 33.03%
Forecast Performance Yr3 (2017)
NOP 5,729,109
Mgmt Fees (excluding Marketing and IT) 863,253
Yield on value on completion @$310k per room 10.0%
Yield on Hotel Construct Costs @ $245k per room 12.7%
15
Action Timing Investment + Cost
Sell As Is 3-6 Months Land + 50k
Rezoning 3-6 Months $100-$150k
Approval
Preliminary/Stage 1 DA 6-9 Months $250-$500k
Full DA 9-15 Months $1-$2m
Construction 18-24 Months $150-500k per room
Options for Sitting Land Owners – Extracting Value
Increase Cost, Risk
& End Value
Actions that Can Assist with Process
Advanced operator discussions on investment favourable management structure & terms
Fixed price construction contracts
Securing an end take out (Strata Presales/Mixed Use)
All about the removal of construction/development risk
Will vastly increase the number of potential parties
Financing on more agreeable terms
16
Funding – Pre GFC vs. Post GFC
Sources of equity funding
- The increasing participation of sovereign wealth funds
- Hotels on radars of institutional investors and large PE as direct investment and clubs
Funding requirements
- LVR’s have significantly reduced, we use 50% of cost for good projects
- Pre sales volumes for strata developments have increased
Portfolio Rebalancing
- Banks limiting exposure in non CBD locations
- Multiple sources required for Strata Title (Purchaser funding)
Mezzanine Funding Replaced with Preferred equity at lower LVR’s
Primary financiers available but takes time
Require strong fundamentals that are not always being well presented
The fundamentals of lending have changed post GFC
AUSTRALIA BELGIUM CHINA FRANCE GERMANY HONG KONG SAR INDONESIA (ASSOCIATED OFFICE) ITALY JAPAN
PAPUA NEW GUINEA SINGAPORE SPAIN SWEDEN UNITED ARAB EMIRATES UNITED KINGDOM UNITED STATES OF AMERICA
Legal Issues for Hotel Development Projects
John Stawyskyj Partner
Ashurst Hotels & Leisure Practice
18
Global Coverage
19
Hotels & Leisure Practice
20
Areas of Expertise • Sale and purchase of hotel assets and hotel groups
(including due diligence)
• Property development
(including major refurbishment and redevelopment projects)
• Hotel financing including non-disturbance agreements and
tripartite arrangements with hotel operators
• Management agreements, franchise agreements and associated
agreements
• Branded residences, timeshare and fractional ownership
• Operational issues
• Intellectual property
• Dispute handling and litigation
21
• Demonstrable track record, working on many of the largest and most significant hotel acquisitions and disposals in Australia, Asia and the Middle East. For more than 15 years, our fully integrated hotels & leisure team has been supporting clients in the hotels & leisure sector, giving us a specialist understanding of their unique needs.
• A full service offering (at a local and cross-border level) covering all legal areas relevant to the hotels & leisure sector including transactional, due diligence, financing and development, management and operating agreements, joint ventures, planning, tax, intellectual property, employment and general operational advice.
• A client and sector tailored approach - we make it our business to become familiar with clients' strategies, issues and challenges along with the way they like to operate, so that we can deliver relevant services efficiently, proactively solve problems and help to achieve commercial aims.
22
Why Ashurst Hotels & Leisure?
Expertise recognised: we are the winner of the following awards:
“Number one firm in Hospitality & Tourism Law in Australia” Best Lawyers Australia, 2012 “Australian Real Estate Law Firm of the Year” Corporate INTL Legal Awards 2011 “Best Large Law Firm” BRW Client Choice Awards, 2011.
23
Why Ashurst Hotels & Leisure?
• Role of Hotel Investor
– Joint Venture Partner
– Hotel Take Out Party
• Role of Hotel Operator
• Mixed Use Projects
24
Agenda – Legal Issues to Consider
• Development Joint Ventures
• Hotel "Take-Outs"
– Mixed Use Development where site has been apportioned between uses
– Either:
• Purchaser takes development and construction risk
• Purchaser acquires completed Hotel on completion
25
Hotel Development Projects
• Choosing the right structure
– Tax effective structures
– What is the preferred method of income distribution to partners
– Managing insolvency risk with effective security arrangements
– Saleability of JV interest – ease of exit if necessary
26
Development Joint Ventures
27
Development Joint Ventures
Funding and 'Bankability'
Effective security for financiers
Pre-sale requirements to obtain financing
(eg 50%?)
Debt v equity (thin capitalisation
issues)
Managing capital calls and ongoing
funding
Tripartite arrangements (eg
contractor, JV partners, banks)
• Knowing the development and underlying risks
– Due Diligence – property, planning approvals, feasibility
– Environmental and Contamination risk
– IP ownership and use rights
– Third party consent requirements and roadblocks
– Dealing with risks in pre-sales contracts where necessary – eg sunset dates
– Dealing with termination of related party contracts and cross default provisions
28
Development Joint Ventures
• Managing the development
– Appointment of independent certifier
– PCG meetings and reports
– Deadlock structures to deal with JV partner issues
• Expert determination?
• Arbitration?
• Buy out?
– Development Management Fees
• Retention amounts
• Consider best structure for fees – eg match with project budget and outputs
29
Development Joint Ventures
30
"Take Out" structures – some issues
Take on development / construction risk
Buy completed Hotel
• Due Diligence
• Condition of site and handover
• Contamination risk
• When do you take on land ownership costs?
• Interaction with other parts of site and development – eg access, damage etc
• Due diligence – eg on developer, property
• Ensure sufficiently certain project brief
• Consider need for any approval rights during development
• Query involvement (if any) in development
• Reporting obligations on developer
• Purchaser issue – security for any pre-payments
• Developer issue – security for end payment
• Fit out contract and interface with construction contract and staged delivery
Hotel Operator's Role
• Practical issues when looking at hotel projects and the interaction with the hotel operator's requirements including
– brand standards
– operator approvals - professional team and plans
– interacting with the operator's technical services team
– finishing construction whilst the operator wants to start pre-opening activities
– performing works at a hotel after it has commenced operation
31
Brand Selection
• Style of Hotel
• Market
• Strength of brand reputation
• Distribution system of operator
• ROI requirements
• Other issues to consider
– construction costs
– operating costs
– fees
– commercial terms
– impact of brand on broader development
32
Issues Between Owner and Operator
• Construction program
• Impact of brand standards
• Costs of works
• Timing of opening
• ROI
33
Owner's Responsibilities
• To construct and fit out the Hotel
– in accordance with
• plans approved by operator
• operator's brand standards
– by contractors approved by operator
• To purchase initial operating supplies
• To fund
– initial pre-opening budget
– initial working capital requirements
– on-going working capital requirements
– capital repairs
34
Brand Standards
• The core of any international hotel operator is their brand and the related “brand standards”
• What are brand standards
• Brand standards include
– room sizes and configurations
– room fit out
– spatial requirements
• Changes to brand standards
35
Operator Approvals
• Operator approval
– plans and designs
– Consultants
• Changes to plans
• Completion of works
• Installation of fit out
• Warranties
• Defect rectification
36
Operator’s Technical Services Team
• Technical Services Team
• Regular meetings
• Site inspections
• Costs of site visits
• Timing of approvals
• Impact on development and development timing
37
Pre-Opening Activities
• 6 – 12 months prior to Opening Date
• Staff on site
• Hiring program
• Construction program
• OH&S issues
• Testing
• Pre-opening marketing
• Soft opening
38
Works Post Opening Date
• Operator control of Hotel
• Operator approval rights
– plans
– consultants
– construction program
• Impact on Hotel operation
39
Practical issues, from a legal perspective, in relation to mixed use projects and how the
different pieces work together
40
• Strata and stratum subdivisions
– Body corporate control
– Body corporate rules - eg
• Ensuring prohibitions on short term letting for residential portions
• Access to hotel facilities by residential / retail lots
• Standard of development of residential / retail / commercial commensurate with hotel standard
– Shared costs and apportionment between lots
– Building Management Statements
• Easements for access, use and light
• Interaction and discussions with third parties
• Signage rights – internal and external
• Branding rights (eg licence to apply hotel brand to residential lots)
41
Mixed Use Developments
Components of Project
• Who owns what
• Who controls what
• Who pays for what
• Can, and to what extent will, the operator manage the additional facilities as well as the Hotel
• How do all the component parts of the scheme compliment each other
42
Consistent Standard
• Brand standards
• Who operates what portion of the development
• Potential impact on the Hotel/guests, e.g.
– shared access/noise/disturbance/competing facilities with those of the Hotel/impact on revenue, e.g. car park and its impact on feasibility and projected income
• Control over the operators of the additional facilities, in particular, in relation to casinos and health clubs
• Requirement to ensure the other component parts of the scheme are constructed and maintained to a standard at least equivalent to that of the Hotel
43
Components
• What are the shared facilities and services
• Is the scheme consistent with what guests would expect from staying in a particular Brand hotel
• Are all components parts of a similar standard and consistent with Brand Standards
• Essential facilities of the Hotel which should remain part of the Hotel and operated by the operator, e.g. restaurant/car parking/health club (Brand Standards)
44
Users of the Components
• Any shared facilities – ensure these do not impact on guest experience
• Potential disturbance to the guests and operations from these facilities, e.g. music, noise, late night opening hours, access to these facilities
• Timing of construction of additional facilities – operating the hotel in the middle of a building site
• Competing facilities, e.g. food and beverage facilities, retail
• Restrict use of any other component as a hotel or other lodging facility
• Potential financial implications, both positive and negative
45
Sharing of Services and Facilities
• Need to understand who is responsible for maintenance/repair/upkeep and the associated costs
• Equitable apportionment of those costs to the operation of the Hotel or if operator is managing, apportion costs to other facilities
• Estate Charge e.g. for maintenance, security, communal lighting – how will that be apportioned to the Hotel
• Ability of Hotel to have some form of control over costs if charged back to the Hotel operation
46
Car Parking
• Often overlooked, but key component of any scheme
• Adequacy of spaces set aside for Hotel and its guests, visitors and employees
• Are there designated spaces/area for use by Hotel guests, visitors and employees
• Obligations regarding signage, maintenance, plant machinery, e.g. lift that goes from the car park to the Hotel
• If operated by a third party and therefore revenue and costs are outside of Hotel P&L, right to have some control mechanism on pricing
• operator to have the ability to charge users of the Hotel spaces different amounts, compared to the published prices
47
• FIRB approvals for foreign investors
– Standard conditions regarding commencement of development and minimum development spend
• Green star and NABERS rating requirements
– Consider cost and requirement by end-users
– Impact on design and delivery
• Form of construction contract
– Design and Construct
– Novated Design and Construct
– Construct Only
• Development Management Agreements
48
Other points
Hotel Development
Development Support
Development Team
4 member team based in Sydney
Technical Services Team
7 member team based in Sydney
Regional teams based in Western Sydney
Melbourne, Brisbane, Perth & Auckland
Procurement Team
9 member team based in Sydney
Experience
Over $300 million in new hotel development in
Australia & New Zealand since 2008
Refurbishment of more than 50 hotels in the
region since 2008
Novotel Auckland Airport
Recent Developments
Pullman Sydney Olympic Park
Recent Developments
Novotel Auckland Airport
Novotel Christchurch
Recent Developments
Mercure Sydney Liverpool
Mercure Gladstone
Recent Developments
Ibis Adelaide
Ibis Sydney King Street Wharf
Recent Developments
Ibis Budget Auckland Airport
Ibis Budget Sydney Olympic Park
Growth via M&A
Mirvac Acquisition
Hotel management company
Property assets: Sebel Newcastle & Sebel Mandurah
49.2% investment in Mirvac Wholesale Hotel Fund
The Sebel Mandurah Novotel Newcastle Beach (Previously The Sebel)
Investor Profiles
0
1000
2000
3000
4000
5000
6000
7000
79%
21%
Domestic International
24%
49%
22%
5%
Owned/Leased Managed Franchised Strata
Growth Opportunities
Acquisition of
Management Letting
Rights
Upscale Mixed Use
Development
New Build
Economy Hotels
Regional
Franchise
59 59
Pictured: Mantra Circle of Cavill, Queensland (two tall towers in centre of image)
Pictured: Peppers Dunmore, Brisbane, Queensland
Second largest accommodation provider in Australasia – 112 properties
Three well known consumer brands – Peppers, Mantra and BreakFree (Corporate and Leisure)
$7 billion of hotel assets under management
4,000 employees
2+ million guests per annum
$500 million turnover per annum
Mantra Group at a glance
29 properties / 2,577 rooms(1)
Positioning: 5 star
55 properties / 9,008 rooms(1)
Positioning: 4–4.5 star
28 properties / 3,258 rooms(1)
Positioning: 3 star
Mantra Group brands
Consolidation of Mantra Group
Exposure to Leases and MLRs/Serviced Apartments
Ownership of business on Balance Sheet
Strategies and structures that maximise Profit / ROI
Unique Structure
A. Three Brand Strategy
Business Ownership - control of marketing dollars ($25+ million per annum)
Outcome: best revenue outcomes by developing 3 brands vs. multiple brands
B. Truly Centralised Group Services Platform
Corporate and regional grouping of all back-of-house support departments
Outcomes;
i) Relieve management to focus on service delivery (our guests)
ii) Ability to attract highly specialised and best in market team
iii) Realise significant overhead savings - deliver average GOP’s at 55%+
C. Dedicated Asset Management Division
Originated out of our exposure to strata-titled properties
Dedicated team providing “only-in-class” complete development solution for Strata Hotels or mixed-use
developments
Outcome: end-to-end solution
Unique Structure continued
Mantra Group offer a range of flexible and tailored development friendly solutions to the market
Flexible and Tailored Development Solutions
Mantra Group Development
Solutions
Lease
Management Letting Rights
Serviced Apartments
Mixed Use
Ownership Franchise
Hotel Management
Agreement
Long Term Covenants
65 65
Gold Coast – Peppers Broadbeach
MLR Purchase
Pictured: Peppers Broadbeach, Queensland (two tall towers in foreground)
66 66
Pictured: Peppers Cradle Mountain Lodge, Cradle Mountain, Tasmania
Tasmania – Peppers Cradle Mountain Lodge
Guaranteed Management Agreement
67 67
Pictured: Peppers Dunmore, Brisbane, Queensland
Brisbane – Peppers Dunmore
MLR and Apartment Stock Purchase
68 68
Pictured: Mantra Townsville, Queensland
Townsville – Mantra Townsville
Guaranteed Management Agreement
69 69
Pictured: Mantra Nusa Dua, Bali
Bali – Mantra Nusa Dua
Franchise
70 70
Pictured: BreakFree Sing Ken Ken, Bali
Bali – BreakFree Sing Ken Ken
Management Agreement
71
Dean Dransfield
Owner & Director
John Stawyskyj
Practice Head – Hotels, Gaming & Leisure
Michael Moret-Lalli
Director of Acquisitions
Lindsay Leeser
Director Development Pacific
Interview and Questions