Prior to 28 April 2006
68 In early March 2004, AGA obtained a valuation from PRP Valuers and Consultants Gold Coast Pty Ltd ("PRP") in relation to approximately 394 hectares of land in the area known as "Saddleback" in the Gold Coast hinterland near the township of Canungra. The valuation of $5.9 million was based on the fact that the highest and best use of the land was for "rural pursuits as a holding proposition pending future subdivision approval".
69 AGA first applied for a loan from the Fund on 30 June 2004.
70 On 14 July 2004, City Pacific, as responsible entity of the Fund, wrote to AGA and offered a total facility of $3.25 million to AGA secured by a first registered mortgage over land that was to be acquired at "Saddleback". That offer was accepted by AGA on 9 September 2004.
71 In December 2004 and February and April 2005, the initial loan facility was increased to enable AGA to purchase additional parcels of land in the Saddleback area.
72 On 9 December 2004, City Pacific, as the responsible entity of the Fund, offered to provide a facility to AGA (apparently in an amount of $9.29 million) secured by registered mortgages over the existing lots owned by AGA and 15 additional parcels of land to be acquired. The offer was accepted, the funds were advanced and the additional parcels were subsequently purchased by AGA on 21 December 2004.
73 On 18 February 2005, ASIC wrote to the directors of City Pacific expressing concerns about the liquidity of the Fund. The letter enclosed a written notice issued under s 912C(1) of the Act that required City Pacific to give ASIC information about its financial services to assist ASIC in forming a view about the liquidity of the Fund.
74 On about 24 February 2005 City Pacific, as the responsible entity of the Fund, offered to provide a total facility to AGA of $8.8 million secured by registered mortgages over the Saddleback land already owned by AGA, and also over a further property, which was to be acquired by AGA. The offer was accepted by AGA on 25 February 2005 and the additional property was subsequently acquired.
75 On about 28 April 2005, PRP, under instructions from City Pacific, provided a valuation of the Saddleback land that had been acquired by AGA on a current market value basis. PRP expressed the opinion that the current market value of the land (comprising approximately 694 hectares) was $19.075 million, on the basis that its highest and best use was for "rural pursuits as a holding proposition pending future subdivision approval".
76 In May 2005, following correspondence between ASIC and City Pacific, ASIC advised City Pacific in May 2005 that it had two options available to it. It could either immediately follow the "Non-Liquid Scheme redemption process", or it could engage external experts to review "firstly the loan book and underlying mortgages in the scheme and secondly the liquidity of the scheme".
77 Also in May 2005, the AGA facility was increased to $10.6 million and in June 2005, the facility was increased to $13.35 million. Based on the April 2005 valuation, these facility limits represented an LVR of 52.8% in May 2005 and 61.1% in June 2005.
78 On 20 June 2005, City Pacific engaged SVP to conduct the review required by ASIC, including a review of the Fund's loan book. The review of the loan book was to involve, for every mortgage loan made by the Fund, an assessment of whether City Pacific had complied with the valuation and security requirements of the Constitution, the Compliance Plan and the Lending Manual. The directors of City Pacific approved the terms of SVP's engagement.
79 On 21 June 2005, ASIC notified City Pacific that its Australian Financial Services Licence ("AFSL") had been varied to add a condition that City Pacific must engage an external expert, approved by ASIC, to, amongst other things, "comprehensively review the assets of [the Fund]" and provide a report that included "any specific or general recommendations or comments that the [e]xpert may have in relation to the findings of the review". At [73], the trial judge found:
That development was undoubtedly a most serious issue for City Pacific. City Pacific was required by s 912A(1)(b) of the Corporations Act to comply with the conditions of its AFSL. ASIC had the power under s 915C(1)(a) of the Corporations Act to suspend or cancel City Pacific's AFSL if it did not comply with its obligations under s 912A. The holding of an AFSL was a prerequisite under s 601FA of the Corporations Act for City Pacific to be the responsible entity of the Fund.
80 On 28 September 2005, SVP furnished its report ("SVP report") to both City Pacific and ASIC. Each of the appellants was provided with, or saw, a copy of the SVP report on or shortly after 28 September 2005. At [76], the trial judge found:
The report contained a number of general recommendations, but only one loan-specific recommendation which related to a loan that did not comply with the Constitution and the Compliance Plan. That loan was the AGA facility. The SVP report included the following findings and recommendations concerning the AGA facility:
SVP has identified a loan where [City Pacific] has approved lending to 60% of the valuation but where SVP considers the loan is outside all current policy areas.
i. SVP's analysis is again based on use of the loan funds, this time for rural land banking at Canungra prior to rezoning of lands from Rural - Regional Landscape & Rural Protection to (the attempted) inclusion in the urban footprint of the recently released South East Queensland Regional Plan. Under asset / non-conforming loans rural properties of not more than 10 hectares are considered acceptable as security. The properties (the [Fund's] security) now total 832.5 hectares.
ii. The loan is to Atkinson Gore Agricultural Pty Ltd (Craig Gore / John Atkinson) and approved to $13.35 million (with interest capitalised from date of initial draw down).
Recommendation
The loan be repaid (refinanced) if it is not confirmed in writing from the relevant government planning authority that the land can be included under the urban footprint of the recently released South East Queensland Regional Plan by 31 December 2005. At the December review SVP also recommends obtaining another valuation from a different valuer to check the analysis of land values in the Canungra area based on permitted uses. This valuation must also be satisfactory for the loan to remain as part of the portfolio.
(Emphasis in original.)
81 SVP also noted that the Compliance Plan provided that the lending manager must certify to the Credit Committee that the valuation is acceptable before approval. SVP found, in effect, that this requirement was not being complied with. The SVP report stated:
As the lending manager signed off each lending proposal, SVP is advised that the members of the lending committee considered this to indicate the valuation was acceptable; but SVP sighted no specific evidence on file of separate certification.
SVP are advised that new processes being introduced will incorporate a specific certification.
82 At [80], the trial judge found that the "new processes" that SVP was advised were being introduced were in fact later implemented by City Pacific. On 27 October 2005, each of the appellants and Mr McCormick were advised that City Pacific had adopted and implemented a new practice note in relation to valuations. That practice note included a new form of credit proposal that was to be completed by the Lending Manager. The new proposal was required to include the following:
VALUATION CERTIFICATION
In recommending this proposal, the Lending Manager certifies that the accompanying valuation is acceptable, subject to any qualification listed above.
83 On 30 September 2005, PRP provided a valuation of approximately 832 hectares of land, apparently comprising the land the subject of the April 2005 valuation and six additional lots ("September 2005 Saddleback Land"). The valuation valued the September 2005 Saddleback Land at $24.975 million, again on the basis that the highest and best use was for rural pursuits as a holding proposition pending future subdivision approval.
84 On 6 October 2005, City Pacific wrote to AGA with an offer to increase the facility to $17.89 million. The offer, signed by Mr Sullivan and Mr McCormick, specified that the loan facility of $17.89 million was to be secured by registered mortgages over the September 2005 Saddleback Land, together with Lot 2 RP 78799 and a Deed of Cross-Collateralisation. AGA accepted that offer on the same day.
85 The trial judge found that the offer to increase the facility to $17.89 million was supported by an approval of the Credit Committee. That proposition was uncontested at the trial but the appellants sought to challenge it on the appeal.
86 On 5 October 2005, Mr Sullivan and Mr McCormick were sent a draft "matrix", prepared by City Pacific's lawyers, which summarised SVP's recommendations. The draft matrix included SVP's specific recommendation in relation to the AGA facility. The draft matrix also included a column into which was to be inserted the action City Pacific proposed to take in relation to each recommendation and the person or persons at City Pacific who bore the responsibility for taking that action ("the action plan").
87 The draft matrix, including the action plan, was reviewed by Mr Sullivan and others. It was finalised and sent to ASIC on 11 October 2005. Copies of the final version of the matrix and action plan were sent to Mr Swan and Mr Donaldson on 11 October 2005.
88 At [82], the trial judge found, in effect, that each of the appellants was well aware of the SVP recommendations concerning the AGA facility and City Pacific's action plan in relation to those recommendations from at least that time.
89 Between about September 2005 and January 2006, AGA made unsuccessful efforts to achieve the rezoning of the Saddleback land.
90 As at 31 December 2005, nothing had been done to implement SVP's recommendations concerning the AGA facility. As at 31 December 2005, City Pacific had not obtained written confirmation that Saddleback had been included in the Urban Footprint area under the South East Queensland Regional Plan. Nor had it required the AGA facility to be repaid, or obtained a fresh valuation from a different valuer based on permitted uses.
91 On 27 January 2006, ASIC wrote to Mr Sullivan to request a report on the progress of City Pacific's implementation of the SVP recommendations.
92 On 8 February 2006, Mr Sullivan sent ASIC a letter enclosing a "full progress report". The letter had two attachments, a schedule (numbered at the trial "ITB213") and a table described as a "matrix" (numbered "ITB214"). The letter and attachments were subsequently sent to Mr Swan and Mr Donaldson.
93 In his Honour's reasons, the trial judge referred to the two attachments as a single "report". The trial judge made the following findings about the report (at [93] to [95]):
[93] In relation to the AGA facility, a table in the enclosed report stated that "[o]n receipt of zoning gazettal and finalised valuation, both imminent, we will review [the] facility". The basis of the statement that a zoning gazettal and finalised valuation were "imminent" is, at best, unclear. Given that the Council had refused AGA's application to have the 1989 or 1992 rezoning applications gazetted, there would appear to have been no basis for the statement that gazettal was "imminent".
[94] Perhaps more significantly, the progress report stated as follows in relation to the AGA facility:
A Draft valuation prepared by a different valuer (on panel), has been sighted at a substantially higher value. Legal opinion is held from an eminent QC that the 1989 rezoning to 'Special Facilities' is valid for this property. On receipt of zoning gazettal and finalised valuation we will review the facility. Advice that we have received is that the gazettal is now a formality and is imminent.
[95] That statement was unquestionably misleading, if not completely false. No valuation by a different valuer had been commissioned, let alone sighted by City Pacific. City Pacific did not hold an opinion from an eminent QC that the 1989 rezoning was "valid". Nor did it hold any advice that gazettal was "a formality and … imminent". Indeed, as already indicated, the Council had already refused AGA's request relating to the approval and gazettal of the 1989 and 1992 rezoning approvals.
94 On the appeal, the appellants complained about the trial judge's findings that Mr Sullivan misled ASIC in this letter. The issue was whether Mr Sullivan had acted dishonestly or otherwise wrongfully in sending the letter to ASIC: it was not suggested that the trial judge erred in finding that the letter itself was misleading in the manner that his Honour identified.
95 On 15 February 2006, AGA sent a report to Mr Sullivan and Mr McCormick which summarised the steps AGA had taken to pursue development approvals in relation to the Saddleback land. The report noted that the Council had refused AGA's request to recommend to the Minister that rezoning approvals in 1989 and 1992 be gazetted and that the refusal was the subject of an appeal in the Planning and Environment Court of Queensland.
96 On 7 March 2006, City Pacific as the responsible entity of the Fund instructed PRP to prepare a valuation of the land valued in September 2005 together with an additional lot. It instructed PRP to value the land on the following basis:
Site Value AS IS (with current development approval if applicable). The valuation is to reflect the 1989/1992 'Special Facilities' rezoning approval over the Original Saddleback lands. It is to also take into consideration the Canungra Development Control Plan which exists over part of the subject lands.
97 At [101], the trial judge noted that the instructions required an assumption that the 1989/1992 rezoning approval by the Council had been gazetted and was legally effective, despite the fact that the rezoning approval had never been gazetted, was legally ineffective and the Council had made it plain to AGA that it refused to revisit or gazette the earlier approvals.
98 On 20 March 2006, PRP provided a valuation report for the relevant land, together with two additional lots, totalling approximately 887 hectares. The report expressed the opinion that the current market value of the land was $64.1 million. There was no real dispute that this valuation report was provided to Mr Sullivan. The trial judge found ([at [547]) that this valuation was not worth the paper it was written on.