Official UK procurement notice
291 Harrow Road Pre-Construction Services, Enabling and Main Works
Authority: Westminster City Council (Local council)
What is being bought
Published requirement descriptionWestminster City Council is seeking to procure a Main Contractor for the 291 Harrow Road development. The Project will deliver 144 new homes in the centre of London. A total of 48 will be affordable homes, 24 will be Adult Social Care units at social rent and 72 homes will be available for private sale.
The Project will comprise three buildings at 15, 10 and five storeys in height and will aim for an ambitious carbon reduction through a passive design, a fabric first approach and the use of air source heat pumps and solar panels to maximise the use of renewable energy. The Authority’s aim is for the Project to achieve a 70% sitewide reduction over the baseline for the proposed development, far exceeding Greater London Authority’s target of 35%.
The successful supplier will undertake the preconstruction services prior to commencing enabling works and main works, following the successful approval of the Gateway 2 application. The values of the works are estimates based on tendered values and known provisional sums, with the final values to be confirmed during the PCSA period.
- How the procedure runs: Participation Stage – where Suppliers are required to submit a PSQ Response which the Authority Tender Stage – where those Suppliers which are shortlisted following the conclusion of the Participation Stage will be invited to submit a Tender. Negotiations – The Authority reserves the right to conduct a Negotiation Stage during the Tender Stage. Any negotiations will be on both technical and price elements and will be undertaken with all Suppliers shortlisted to the Tender Stage who are not rejected during the Tender Stage.
CPV: Construction work for houses
The lotProcurement structure
single lot · value publishedLot #1AwardedPublished value£80,000,000
- Economic & financial standing
- Suppliers must not be on the Debarment List
- Suppliers must have no unmitigated conflicts of interest
- Suppliers or their guarantors must demonstrate a mean average turnover of at least £250 million over the last two years
- Suppliers or their guarantors must have a Current Ratio of at least 1.0 calculated from the most recent financial accounts
- Suppliers must hold or be willing to hold Employer's Liability, Public Liability and Professional Indemnity Insurance of at least £20 million
- Suppliers must be willing to provide a parent company or performance bond to the value of 10% of the construction value
- Suppliers must have had no modern slavery, health and safety or environmental incidents in the last three years or must demonstrate policies and processes put in place as a result of such incidents
- Technical & professional ability
Technical ability: Three experience statements weighted 15% each (45%)
Technical ability: Building Safety Act approach weighted 15%
Technical ability: Design Development experience weighted 15%
Technical ability: Second stage cost certainty experience weighted 15%
Technical ability: Social value experience weighted 5%
Technical ability: Environmental sustainability examples weighted 5%
- Condition of participationshortlisting
Suppliers will be shortlisted based on the scores they achieve for their scored and weighted PSQ Response provided they submit a compliant PSQ response, pass all questions and are not otherwise disqualified or excluded.
The Authority intends to shortlist up to four Suppliers achieving the top scores, but reserves the right to shortlist less than four Suppliers where there is a clear distinction in scoring achieved between the leading Suppliers and the remaining Suppliers.
What it takes to wini
How this buyer will score bids.
The evaluation criteria and weights exactly as published on the notice, grouped by family (price, quality, social value and so on).
Evaluation split and conditions of participation as published; the tender pack may add morei
How this buyer will score bids.
The evaluation criteria and weights exactly as published on the notice, grouped by family (price, quality, social value and so on).
Published sub-criteria (19)
- Construction Methodology: 9%
- Programme management and BSA process: 6%
- Risk management: 4%
- Supply chain: 6%
- Contractor’s team resourcing: 5%
- Design team resourcing: 5%
- Design management: 7%
- Quality and defect management, handover and aftercare: 7%
- Responsible Procurement: 10%
- Cost Certainty: 6%
- Cost Plan: 2.5%
- PCSA Services fee: 6%
- Enabling works fixed cost: 4%
- Enabling works preliminaries: 3%
- Stage 4 design costs: 4%
- Main construction stage preliminaries: 4.5%
- Overhead and profit margin: 4.5%
- Construction risk rate: 4%
- Environmental sustainability: 2.5%
Published award criteria (19)
- Construction Methodology: Detailed approach for construction methodology.
- Programme management and BSA process: Methodology around programme management, alongside an initial programme for pre-construction services and works.
- Risk management: How risks will be managed on the project with clear ownership of the risks and response actions.
- Supply chain: How Suppliers will ensure that the right supply chain partners are selected for this project
- Cost Certainty: Methodology for ensuring cost certainty without compromising quality
- Cost Plan: Commentary on the rates contained within the initial Cost Plan and where possible prices for items which are currently unpriced. Further, identified areas where value engineering could take place for consideration during the PCSA period.
- Contractor’s team resourcing: Information on the proposed team across the pre-construction and construction stages
- Design team resourcing: Information on the proposed design team, demonstrating the experience and the added value the team bring to the scheme
- Design management: Effective design management, ensuring sustainability standards are met, considering the needs of specific customers, engaging with wider multidisciplinary team, ensuring seamless transition between pre-construction and construction stages, and consideration for BSA throughout
- Quality and defect management, handover and aftercare: Quality management, handover and aftercare approach.
- Environmental sustainability: As LETI standards already address core sustainability requirements, this additional question focuses on areas not fully covered. Suppliers will be expected to explain how they will deliver ecological net gain and biodiversity improvements, integrate urban greening measures, and enhance climate resilience. Responses will also be expected to outline commitments on site waste reduction, circular economy targets for reuse and adaptability, and measures to minimise pollution, including air quality, noise, and light.
- Responsible Procurement: Social value - Beyond s106 requirements, will be evaluated using the Authority’s Responsible Procurement Social Value Model, which aligns with local and resident priorities. Suppliers must propose their intended social value outcomes for both PCSA and construction stages, choosing from over 30 options that meets the minimum required points. Suppliers will also be required to explain in detail how these outcomes will be delivered, including partnerships with VCSEs, school engagement, initiatives to improve resident satisfaction, and strategies for creating lasting legacy impacts. Modern slavery - a two-part modern slavery question: Part one will assess how Suppliers manage labour supply chain risks, using a scenario-based question to test practical responses beyond policy. • Part two will focus on materials, asking Suppliers to identify high-risk items and explain how they trace sources, engage suppliers, and address issues. Strong evidence such as audits or ethical sourcing practices will be valued. Equality, Diversity and Inclusion - Suppliers will be asked to demonstrate strong Equality, Diversity and Inclusion (EDI) practices, including diverse leadership, inclusive recruitment, and robust supply chain diversity. Key areas include Disability Confident status, increasing women’s representation, and addressing pay gaps. Suppliers must set targets, report progress, and increase inclusion and engagement with underrepresented groups, SMEs, and VCSEs.
- PCSA Services fee
- Enabling works fixed cost
- Enabling works preliminaries
- Stage 4 design costs
- Main construction stage preliminaries
- Overhead and profit margin
- Construction risk rate
- Economic & financial standing
- Suppliers must not be on the Debarment List
- Suppliers must have no unmitigated conflicts of interest
- Suppliers or their guarantors must demonstrate a mean average turnover of at least £250 million over the last two years
- Suppliers or their guarantors must have a Current Ratio of at least 1.0 calculated from the most recent financial accounts
- Suppliers must hold or be willing to hold Employer's Liability, Public Liability and Professional Indemnity Insurance of at least £20 million
- Suppliers must be willing to provide a parent company or performance bond to the value of 10% of the construction value
- Suppliers must have had no modern slavery, health and safety or environmental incidents in the last three years or must demonstrate policies and processes put in place as a result of such incidents
- Technical & professional ability
Technical ability: Three experience statements weighted 15% each (45%)
Technical ability: Building Safety Act approach weighted 15%
Technical ability: Design Development experience weighted 15%
Technical ability: Second stage cost certainty experience weighted 15%
Technical ability: Social value experience weighted 5%
Technical ability: Environmental sustainability examples weighted 5%
- Condition of participationshortlisting
Suppliers will be shortlisted based on the scores they achieve for their scored and weighted PSQ Response provided they submit a compliant PSQ response, pass all questions and are not otherwise disqualified or excluded.
The Authority intends to shortlist up to four Suppliers achieving the top scores, but reserves the right to shortlist less than four Suppliers where there is a clear distinction in scoring achieved between the leading Suppliers and the remaining Suppliers.
- Price carries 38.5 of 100 points: a 10% discount moves about 3.9 points. The method statement decides this lot, not the discount.
Price arithmetic assumes straight proportional scoring; the tender pack may use another formula.
Procedure terms & legal framework
From the official record- Procedure method
- Competitive flexible procedure
- Legal basis
- UKPGA · 2023/54 Procurement Act 2023
- Procurement category
- Works
- Notice status
- Awarded
- Procurement threshold
- Above threshold (FTS publication)
- Regulatory regime
- Standard
- Commercial structure
- Stand-alone contract (no framework)
- Competition type
- Competitive procedure
- GPA / WTO covered
- Unspecified in notice
- Recurring procurement
- Unspecified in notice
- First published
- 19 May 2025, 14:01 BST
- Last source update
- 1 Sept 2026, 15:08 BST
- Award evaluation window
- Submission end – 4 Feb 2026
- Authority reference
PRJ_30629- FTS notice number
2025/S 000-055564- Latest notice
- Contract details notice (UK7)
- Classification (CPV)
- Delivery area
- Official registry OCID
ocds-h6vhtk-0516f3Find a Tender
- How it runs
Participation Stage – where Suppliers are required to submit a PSQ Response which the Authority
Tender Stage – where those Suppliers which are shortlisted following the conclusion of the Participation Stage will be invited to submit a Tender.
Negotiations – The Authority reserves the right to conduct a Negotiation Stage during the Tender Stage. Any negotiations will be on both technical and price elements and will be undertaken with all Suppliers shortlisted to the Tender Stage who are not rejected during the Tender Stage.
How it was run
Official notice- Requests to participate (first stage)
- 7 Oct 2025, 12:00 BST
- Submission deadline
- 7 Oct 2025, 12:00 BST
- Clarification deadline
- 26 Sept 2025, 12:00 BST
- Submission channel
- Official e-sourcing portal
- Electronic submission
- Allowed
- Accepted languages
- en
Timeline
19 May 2025 → 1 Sept 2026 · 11 dates- Planning notice published19 May 2025, 14:01 BST
- Market engagement6 Jun 2025, 23:59 BST
We would like organisations the contractors to respond to this soft market test by agreeing to attend an interview whilst the Soft Market Testing is live for one hour either in person or via Microsoft Teams with the project group, which will comprise representatives of the Council’s Development Team, Procurement Team and its Professional Advisors.
It should be noted that responses from the soft market testing will not be scored and will have no bearing on any procurement bid responses and will solely be used by the panel to refine WCC sourcing strategy requirements. The exercise will not include or preclude any organisation from participating in any future procurement exercise that might subsequently be undertaken. Please submit your responses via our Jaggaer sourcing portal wcc.ukp.app.jaggaer.com ↗ which all correspondence relating to this soft market testing engagement exercise will be undertaken.
- Next notice expected4 Jul 2025, 23:59 BST
- Tender notice published10 Sept 2025, 16:43 BST
- Clarification questions by389 days ago26 Sept 2025, 12:00 BST
- Submission deadline378 days ago7 Oct 2025, 12:00 BST
- Award decision expected by257 days ago4 Feb 2026, 23:59 GMT
- Contract starts232 days ago2 Mar 2026
- Assessment summaries sent204 days ago30 Mar 2026, 00:00 BST
- Standstill ends189 days ago13 Apr 2026, 23:59 BST
- Latest notice published49 days ago1 Sept 2026, 15:08 BST
Notice history
10 events · 4 releases on Find a Tender · since 19 May 2025- Preliminary market engagement notice published19 May 2025, 14:01 BSTUK2
- Tender notice published10 Sept 2025, 16:43 BSTUK4
- Status changed to active10 Sept 2025, 16:43 BST
- Procurement method changed10 Sept 2025, 16:43 BST
- Contract award notice published31 Mar 2026, 09:56 BSTUK6
- Status changed to complete31 Mar 2026, 09:56 BST
- Contract signature expected14 Apr 2026, 23:59 BSTscheduled
- Contract details notice published1 Sept 2026, 15:08 BSTUK7
- Contract signature expected1 Dec 2026, 23:59 GMTscheduled
- Contract signature expected1 Jun 2027, 23:59 BSTscheduled
Routine re-releases (4)
- 2025-05: 1 release · 19 May 2025
Commercial outcome & contract awards
Published awards, contracts and bid statistics, not a forecast| Awarded to | Value | Date | Status |
|---|---|---|---|
| WATES CONSTRUCTION LIMITED291 Harrow Road Pre-Construction Services15 Apr 2026 – 30 Jun 2027Options: Option to enter into main works contract following successful completion of the PCSA. | £3,219,645 | 26 Mar 2026standstill to 13 Apr 2026 | Standstill |
| WATES CONSTRUCTION LIMITED291 Harrow Road Main Works1 Jun 2027 – 31 Dec 2031 | £84,682,689 | 26 Mar 2026standstill to 13 Apr 2026 | Standstill |
| WATES CONSTRUCTION LIMITED291 Harrow Road Enabling Works1 Jan 2027 – 1 Dec 2027 | £705,000 | 26 Mar 2026standstill to 13 Apr 2026 | Standstill |
| WATES CONSTRUCTION LIMITED | £2,542,020 † | — | Awarded |
Contracts
Contract 4 · WATES CONSTRUCTION LIMITED
- Signed
- 15 Jul 2026
- Value
- £2,542,020
- Period
- 15 Jul 2026 – 30 Jun 2027
- Status
- active
1 agreed KPI: Project Delivery & Schedule Performance
- Project Delivery & Schedule Performance, Milestone Completion Rate and On time Delivery Percentage
Bid statistics published by the authority
| Bids | SME | VCSE | Valid bid range |
|---|---|---|---|
| 4final-stage tenders | 0 | 0 | — |
Who bid
- did not winHill Partnerships Ltd · East of England
- did not winMcLaren Construction Limited · Greater London
- did not winWillmott Dixon Construction Limited · East of England
- wonWates Construction Limited · South East England
Bidders as named on the Procurement Act 2023 award notice. “Won” means the bidder holds an award on this notice.
Contracting authority & participating public bodies
Bidders & participating suppliers
4 commercial parties on the notice · 1 awarded- Hill Partnerships LtdBidder / tenderer
- McLaren Construction LimitedBidder / tenderer
- Wates Construction LimitedAwarded supplier
- Willmott Dixon Construction LimitedBidder / tenderer
Official documents & specifications (7)
Official links; attachments are not copiedTender pack and attachments
- Bidding documents and specificationsAccess: Further detailed designs will be shared with the shortlisted Suppliers. Draft contracts will be issued during the Participation Stage.
Notices published for this procedure
- Contract details notice Contract details notice on Find a Tender
- Contract award notice Contract award notice on Find a Tender
- Contract award notice Contract award notice on Find a Tender
- Contract award notice Contract award notice on Find a Tender
- Tender notice Tender notice on Find a Tender
- Preliminary market engagement notice Preliminary market engagement notice on Find a Tender