Class Ruling CR 2013/82
Date of effect: 1 July 2013

What this ruling is about: 1. This Ruling sets out the Commissioner's opinion on the way in which the relevant provision(s) identified below apply to the defined class of entities, who take part in the scheme to which this Ruling relates. Relevant provisions 2. The relevant provisions dealt with in this Ruling are: All legislative references in this Ruling are to the ITAA 1997 unless otherwise stated. Class of entities 3. The class of entities to which this Ruling applies are the holders of Stockland Group stapled securities (each stapled security consisting of a share in Stockland Corporation Limited (SCL) stapled to a unit in Stockland Trust (ST)) who: In this Ruling, an entity belonging to this class of entities is referred to as a securityholder. Qualifications 4. The Commissioner makes this Ruling based on the precise scheme identified in this Ruling. 5. The class of entities defined in this Ruling may rely on its contents provided the scheme actually carried out is carried out in accordance with the scheme described in paragraphs 8 to 18 of this Ruling. 6. If the scheme actually carried out is materially different from the scheme that is described in this Ruling, then:

Class of entities or scheme: 3. The class of entities to which this Ruling applies are the holders of Stockland Group stapled securities (each stapled security consisting of a share in Stockland Corporation Limited (SCL) stapled to a unit in Stockland Trust (ST)) who: In this Ruling, an entity belonging to this class of entities is referred to as a securityholder. | Qualifications: 4. The Commissioner makes this Ruling based on the precise scheme identified in this Ruling. 5. The class of entities defined in this Ruling may rely on its contents provided the scheme actually carried out is carried out in accordance with the scheme described in paragraphs 8 to 18 of this Ruling. 6. If the scheme actually carried out is materially different from the scheme that is described in this Ruling, then: 7. This Ruling applies from 1 July 2013 to 30 June 2014. The Ruling continues to apply after 30 June 2014 to all entities within the specified class who entered into the specified scheme during the term of the Ruling. However, this Ruling will not apply to taxpayers to the extent that it conflicts with the terms of a settlement of a dispute agreed to before the date of issue of this Ruling (see paragraphs 75 and 76 of Taxation Ruling TR 2006/10). 8. The following description of the scheme is based on information provided by PricewaterhouseCoopers in the following documents: Note: certain information has been provided on a commercial-in-confidence basis and will not be disclosed or released under Freedom of Information legislation. | Stockland Group: 9. Stockland Group is an Australian property group that specialises in developing and managing residential communities, retirement living villages and commercial properties, primarily in Australia. 10. The Stockland stapled security trades on the Australian Securities Exchange as a single stapled security and has been listed since 19 February 1987. SCL and ST each have 300 or more members. 11. Stockland Trust Management Limited is the Responsible Entity of ST. | The Capital Reallocation: 12. The Capital Reallocation announced by Press Release on 13 February 2013 will reallocate at least $500m from ST to SCL. This reallocation of capital seeks to address an imbalance in the existing capital structure of Stockland Group and is in line with the stated objective of having recurring assets and operating profit in the range of 70% to 80% and 60% to 70% respectively. 13. At the Annual General Meeting of Stockland Group held on 29 October 2013, securityholders were asked to approve, amongst other things, a Capital Reallocation which includes: 14. The capital return will be debited to the contributed equity of ST. 15. The capital contribution will be applied to existing shares in SCL. No new shares will be issued under the Capital Reallocation. 16. The capital contribution will be credited to Share Capital in SCL's accounts. 17. In respect of SCL no entity, or no entity and its associates between them, controls SCL or can exercise or can control the exercise of, at least 40% of the voting power in SCL or has the right to receive directly or indirectly at least 40% of any dividends or distributions of capital of SCL. 18. In respect of ST no entity, or no entity and its associates between them controls, or has the right to receive at least 40% of any distribution of trust income, or trust capital as unitholders of ST. | Non-assessable payment: 19. The ST distribution of trust capital $0.22 per unit will not be included in a securityholder's assessable income under section 6-5. | CGT event E4: 20. CGT Event E4 happens in respect of each ST unit when ST pays $0.22 per unit to a securityholder (section 104-70). The entire amount of $0.22 per ST unit is a non-assessable part. | Capital gain: 21. A securityholder will make a capital gain if the non-assessable amount of $0.22 per ST unit exceeds the cost base of the unit (subsection 104-70(4)). | Cost base reduction: 22. Where a securityholder makes a capital gain when CGT event E4 happens, the cost base and reduced cost base of the ST unit will be reduced to nil (subsection 104-70(5)). 23. If the non-assessable amount of $0.22 per ST unit is less than or equal to the cost base of the ST unit, the cost base and reduced cost base of the ST unit are reduced by that amount (subsection 104-70(6)). | Time of acquisition: 24. The capital reallocation will not alter the time that a securityholder acquired its units in ST or shares in SCL under Division 109. | Foreign resident securityholders: 25. A foreign resident securityholder who is paid the non-assessable amount of $0.22 per ST unit includes any capital gain made from CGT event E4 if their ST unit constitutes 'taxable Australian property' (section 855-10). | Capital contribution and cost base: 26. The fourth element of the cost base (subsection 110-25(5)) and reduced cost base (subsection 110-55(2)) of a SCL share will increase by $0.22 per share, which is the further share capital contribution in respect of each existing share in SCL. | Value shifting: 27. There will be no consequences for a securityholder under Divisions 725 and 727. Commissioner of Taxation 6 November 2013 | Non-assessable payment: 28. Subsection 6-5(1) provides that a taxpayer's assessable income includes income according to ordinary concepts (ordinary income). In Scott v. Federal Commissioner of Taxation (1966) 117 CLR 514; (1966) 10 AITR 367; (1966) 14 ATD 286, Windeyer J stated: 29. The ST distribution of trust capital of $0.22 per unit will be a distribution of trust capital for the year ending 30 June 2014 (being a payment of corpus) and does not have the quality of income in the hands of the securityholders and is not ordinary income under section 6-5. | CGT event E4: 30. Under section 104-70, CGT event E4 happens if the trustee of a trust makes a payment to a unitholder in respect of their unit in the trust and some or all of the payment is not included in the unitholder's assessable income (a non-assessable payment). 31. CGT event E4 happens in respect of each ST unit when ST pays $0.22 per unit to a securityholder (section 104-70). For the purposes of section 104-70, the entire amount of $0.22 per ST unit is a non-assessable part. | Capital gain: 32. If CGT event E4 happens during an income year, a unitholder will make a capital gain if the total value of the non-assessable payments made by the trustee during the income year in respect of their unit exceeds its cost base (subsection 104-70(4)). A unitholder cannot make a capital loss when CGT event E4 happens. 33. A securityholder will make a capital gain if the non-assessable amount of $0.22 per unit exceeds the cost base of the unit (subsection 104-70(4)). | Cost base reduction: 34. When a unitholder makes a capital gain from CGT event E4 happening, the cost base and reduced cost base of the unit are reduced to nil (subsection 104-70(5)). 35. If the non-assessable amount of $0.22 per ST unit is less than or equal to the cost base of the unit, the cost base and reduced cost base of the ST unit is reduced by that amount (subsection 104-70(6)). | Foreign resident securityholders: 36. Under subsection 855-10(1), an entity disregards a capital gain or capital loss made from a CGT event if they are a foreign resident, or the trustee of a foreign trust for CGT purposes, just before the CGT event happens in relation to a CGT asset that is not 'taxable Australian property'. 37. The term 'taxable Australian property' is defined in the table in section 855-15. The table sets out these five categories of CGT assets: 38. However, a foreign resident, or the trustee of a foreign trust for CGT purposes, just before CGT event E4 happens, cannot disregard under subsection 855-10(1) a capital gain from CGT event E4 happening if: 39. A foreign resident securityholder will have an 'indirect Australian real property interest' if it holds a membership interest in ST, and the interest passes the 'non-portfolio interest test' (section 960-195) and the 'principal asset test' (section 855-30). | Capital contribution and cost base: 40. The ST distribution of trust capital of $0.22 per unit will be applied to each SCL share as a contribution of share capital. This contribution of share capital represents capital expenditure incurred by a securityholder for the purpose of increasing or preserving the value of their SCL share. 41. The fourth element of the cost base and reduced cost base of each SCL share includes the amount of the share capital contribution that is referable to that share (subsections 110-25(5) and 110-55(2)). | Value shifting: 42. There is a direct value shift under a scheme involving equity or loan interests in an entity where there is a decrease in the market value of some equity or loan interest and an increase or issue at a discount of other equity or loan interests (section 725-145). 43. There is an indirect value shift where there is an unequal exchange of economic benefits between two entities - the losing entity and gaining entity (subsection 727-150(3)). 44. There can only be consequences for a direct value shift if there is an entity that controls the target entity for value shifting purposes at some time during the scheme period as defined in section 725-55 (paragraph 725-50(b)). Section 727-355 sets out the relevant tests as to when an entity controls a company for value shifting purposes. Section 727-360 sets out the relevant tests for whether an entity controls a fixed trust for value shifting purposes. 45. There can only be consequences for an indirect value shift if the entities between which the value is shifted (the losing entity and the gaining entity) satisfy an ultimate controller tests and/or a common ownership nexus test at some time during the indirect value shift period defined in subsection 727-150(7) (paragraph 727-100(c) and sections 727-105 and 727-110). 46. On the basis of the information provided, there was no entity that controlled SCL or ST for value shifting purposes or that met, together with SCL or ST, the ultimate controller test and/or the common ownership nexus test as described above. As a result, there are no consequences under Divisions 725 and 727 for any direct value shift or indirect value shift that occurs under the Capital Reallocation. 47. The following is a detailed contents list for this Ruling: © AUSTRALIAN TAXATION OFFICE FOR THE COMMONWEALTH OF AUSTRALIA You are free to copy, adapt, modify, transmit and distribute this material as you wish (but not in any way that suggests the ATO or the Commonwealth endorses you or any of your services or products). Not previously issued as a draft

Ruling: Non-assessable payment: 19. The ST distribution of trust capital $0.22 per unit will not be included in a securityholder's assessable income under section 6-5. | CGT event E4: 20. CGT Event E4 happens in respect of each ST unit when ST pays $0.22 per unit to a securityholder (section 104-70). The entire amount of $0.22 per ST unit is a non-assessable part. | Capital gain: 21. A securityholder will make a capital gain if the non-assessable amount of $0.22 per ST unit exceeds the cost base of the unit (subsection 104-70(4)). | Cost base reduction: 22. Where a securityholder makes a capital gain when CGT event E4 happens, the cost base and reduced cost base of the ST unit will be reduced to nil (subsection 104-70(5)). 23. If the non-assessable amount of $0.22 per ST unit is less than or equal to the cost base of the ST unit, the cost base and reduced cost base of the ST unit are reduced by that amount (subsection 104-70(6)). | Time of acquisition: 24. The capital reallocation will not alter the time that a securityholder acquired its units in ST or shares in SCL under Division 109. | Foreign resident securityholders: 25. A foreign resident securityholder who is paid the non-assessable amount of $0.22 per ST unit includes any capital gain made from CGT event E4 if their ST unit constitutes 'taxable Australian property' (section 855-10). | Capital contribution and cost base: 26. The fourth element of the cost base (subsection 110-25(5)) and reduced cost base (subsection 110-55(2)) of a SCL share will increase by $0.22 per share, which is the further share capital contribution in respect of each existing share in SCL. | Value shifting: 27. There will be no consequences for a securityholder under Divisions 725 and 727. Commissioner of Taxation 6 November 2013


Appendix: Non-assessable payment: 28. Subsection 6-5(1) provides that a taxpayer's assessable income includes income according to ordinary concepts (ordinary income). In Scott v. Federal Commissioner of Taxation (1966) 117 CLR 514; (1966) 10 AITR 367; (1966) 14 ATD 286, Windeyer J stated: 29. The ST distribution of trust capital of $0.22 per unit will be a distribution of trust capital for the year ending 30 June 2014 (being a payment of corpus) and does not have the quality of income in the hands of the securityholders and is not ordinary income under section 6-5. | CGT event E4: 30. Under section 104-70, CGT event E4 happens if the trustee of a trust makes a payment to a unitholder in respect of their unit in the trust and some or all of the payment is not included in the unitholder's assessable income (a non-assessable payment). 31. CGT event E4 happens in respect of each ST unit when ST pays $0.22 per unit to a securityholder (section 104-70). For the purposes of section 104-70, the entire amount of $0.22 per ST unit is a non-assessable part. | Capital gain: 32. If CGT event E4 happens during an income year, a unitholder will make a capital gain if the total value of the non-assessable payments made by the trustee during the income year in respect of their unit exceeds its cost base (subsection 104-70(4)). A unitholder cannot make a capital loss when CGT event E4 happens. 33. A securityholder will make a capital gain if the non-assessable amount of $0.22 per unit exceeds the cost base of the unit (subsection 104-70(4)). | Cost base reduction: 34. When a unitholder makes a capital gain from CGT event E4 happening, the cost base and reduced cost base of the unit are reduced to nil (subsection 104-70(5)). 35. If the non-assessable amount of $0.22 per ST unit is less than or equal to the cost base of the unit, the cost base and reduced cost base of the ST unit is reduced by that amount (subsection 104-70(6)). | Foreign resident securityholders: 36. Under subsection 855-10(1), an entity disregards a capital gain or capital loss made from a CGT event if they are a foreign resident, or the trustee of a foreign trust for CGT purposes, just before the CGT event happens in relation to a CGT asset that is not 'taxable Australian property'. 37. The term 'taxable Australian property' is defined in the table in section 855-15. The table sets out these five categories of CGT assets: 38. However, a foreign resident, or the trustee of a foreign trust for CGT purposes, just before CGT event E4 happens, cannot disregard under subsection 855-10(1) a capital gain from CGT event E4 happening if: 39. A foreign resident securityholder will have an 'indirect Australian real property interest' if it holds a membership interest in ST, and the interest passes the 'non-portfolio interest test' (section 960-195) and the 'principal asset test' (section 855-30). | Capital contribution and cost base: 40. The ST distribution of trust capital of $0.22 per unit will be applied to each SCL share as a contribution of share capital. This contribution of share capital represents capital expenditure incurred by a securityholder for the purpose of increasing or preserving the value of their SCL share. 41. The fourth element of the cost base and reduced cost base of each SCL share includes the amount of the share capital contribution that is referable to that share (subsections 110-25(5) and 110-55(2)). | Value shifting: 42. There is a direct value shift under a scheme involving equity or loan interests in an entity where there is a decrease in the market value of some equity or loan interest and an increase or issue at a discount of other equity or loan interests (section 725-145). 43. There is an indirect value shift where there is an unequal exchange of economic benefits between two entities - the losing entity and gaining entity (subsection 727-150(3)). 44. There can only be consequences for a direct value shift if there is an entity that controls the target entity for value shifting purposes at some time during the scheme period as defined in section 725-55 (paragraph 725-50(b)). Section 727-355 sets out the relevant tests as to when an entity controls a company for value shifting purposes. Section 727-360 sets out the relevant tests for whether an entity controls a fixed trust for value shifting purposes. 45. There can only be consequences for an indirect value shift if the entities between which the value is shifted (the losing entity and the gaining entity) satisfy an ultimate controller tests and/or a common ownership nexus test at some time during the indirect value shift period defined in subsection 727-150(7) (paragraph 727-100(c) and sections 727-105 and 727-110). 46. On the basis of the information provided, there was no entity that controlled SCL or ST for value shifting purposes or that met, together with SCL or ST, the ultimate controller test and/or the common ownership nexus test as described above. As a result, there are no consequences under Divisions 725 and 727 for any direct value shift or indirect value shift that occurs under the Capital Reallocation.


What this Ruling is about | NOT LEGALLY BINDING SECTION: | A public ruling is an expression of the Commissioner's opinion about the way in which a relevant provision applies, or would apply, to entities generally or to a class of entities in relation to a particular scheme or a class of schemes. | If you rely on this ruling, the Commissioner must apply the law to you in the way set out in the ruling (unless the Commissioner is satisfied that the ruling is incorrect and disadvantages you, in which case the law may be applied to you in a way that is more favourable for you - provided the Commissioner is not prevented from doing so by a time limit imposed by the law). You will be protected from having to pay any underpaid tax, penalty or interest in respect of the matters covered by this ruling if it turns out that it does not correctly state how the relevant provision applies to you. | Whether or not a particular receipt is income depends upon its quality in the hands of the recipient. | taxable Australian real property; | an indirect Australian real property interest not covered by item 5; | a CGT asset used at any time in carrying on a business through a permanent establishment in Australia and which is not covered by item 1, 2, or 5; | an option or right to acquire a CGT asset covered by item 1, 2 or 3; and | a CGT asset that is covered by subsection 104-165(3) (choosing to disregard a gain or loss on ceasing to be an Australian resident). | Appendix 2 - Detailed contents list


Related rulings: TR 2006/10
Legislative references: ITAA 1997 6-5 ITAA 1997 6-5(1) ITAA 1997 104-70 ITAA 1997 104-70(4) ITAA 1997 104-70(5) ITAA 1997 104-70(6) ITAA 1997 104-165(3) ITAA 1997 110-25(5) ITAA 1997 110-55(2) ITAA 1997 Div 725 ITAA 1997 725-50(b) ITAA 1997 725-55 ITAA 1997 725-145 ITAA 1997 Div 727 ITAA 1997 727-100(c) ITAA 1997 727-105 ITAA 1997 727-110 ITAA 1997 727-150(3) ITAA 1997 727-150(7) ITAA 1997 727-355 ITAA 1997 727-360 ITAA 1997 855-10 ITAA 1997 855-10(1) ITAA 1997 855-15 ITAA 1997 855-30 ITAA 1997 960-195 TAA 1953 Copyright Act 1968
Case references: Scott v. Federal Commissioner of Taxation (1966) 117 CLR 514 (1966) 10 AITR 367 (1966) 14 ATD 286
Subject references: capital gains Capital Gains Tax CGT assets CGT cost base CGT events CGT reduced cost base trusts value shifting - entity interests direct value shifting rules value shifting - entity interests indirect value shifting rules