Official UK procurement notice
Extra Care Housing Development - Edinburgh House
Authority: Portsmouth City Council (Local council)
What is being bought
Published requirement descriptionNB: The Councils' high level requirements are summarised below with further important details included within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
INTRODUCTION
Portsmouth City Council - the 'Council' - will require the appointed provider to develop approx. 60 new extra care housing units on a design, build, finance and operate (DBFO) basis at the site of the now demolished Edinburgh House Care Home.
The site is located in located within Sundridge Close, Cosham, Portsmouth, Hampshire, PO6 3JL and is wholly owned by the Council. The intention is for the Council to retain the freehold (disposal not precluded at this point) and offer a long lease arrangement, which will include 100% nomination rights to the Council on a 100% affordable rent basis.
Rent and service charge will be eligible for housing benefit should residents be eligible. Residents will only be eligible if they are being supported by the Council.
KEY OBJECTIVES
The aim of the project is to deliver affordable high-quality, sustainable accommodation that meets the needs of older people and vulnerable adults, promoting independence while ensuring access to care and support services as required.
In undertaking this project, the Council is targeting achievement of the following key objectives:
- To provide affordable, purpose-built extra care housing units that enable residents to live independently for as long as possible.
- To ensure the design and operation of the scheme adhere to best practice, regulatory standards, and local planning requirements.
- To deliver a financially sustainable model for both the provider and the local authority.
- To offer a supportive environment with access to care services, communal spaces, and facilities that enhance quality of life.
- To deliver a development that is as sustainable and efficient for both residents and the environment as possible.
CONTRACT TERM, KEY DATES & MILESTONES
The Council is targeting to have completed the procurement process and secured a preferred provider by the end of May 2027. The Council will enter into a agreement for lease with the secured provider on an initial 12-month term and subject to a 30 month long stop timescale. The provider must have submitted a planning application within 6 months of commencement of the agreement for lease.
Development must formally commence within 4 months of planning permission being clear of judicial review proceedings and must be completed within 24 months.
The Council will enter into a long lease arrangement with the Provider based upon the Heads of Terms set out within the following section. The length of the lease and extension options will be determined through the procurement process but will be no less than 40 years in minimum duration and no more than 250 years in respect of maximum duration including for any extension options.
The associated Nominations agreement will run co-terminus with the length of the lease or, if less than the duration of the lease, the operational life span of the developed affordable Extra Care properties including for major refurbishment / modernisation to extend lifespan.
COMMERCIAL ARRANGEMENTS & ESTIMATES
The Council is not seeking to make significant rental income from the long lease arrangement which will be offered on a peppercorn basis. The Council will also consider proposals which require a level of underwriting for void properties.
The Provider will be responsible for securing all, or at the least, the vast majority of development funding. The Council will consider bids which require a level of capital contribution from the Council if viability is dependent upon this.
Based upon benchmarked average regional rent & service charge levels (1 bed £226 per week, 2 bed £255 per week), applying an average occupancy level of 90%, multiplying by the 60 no. properties development target and multiplying by 52 weeks the Council estimates that revenue generated through could be approximately £640,000 per year.
With inflation applied at 2.5% estimate year on year compound basis, and also accounting for land value plus cost of enabling works already undertaken by the Council (total approx. £1.65M), the Council's business opportunity value estimate for a 40-year minimum lease term arrangement is approx. £45M.
Over a max lease term of 250 years the business opportunity grows exponentially to £12.2B when compound inflation is applied. Noting that the nominations agreement term will be linked to the operational lifespan of the developed properties, which even with significant modernisation is unlikely to exceed 80 - 100 years, the upper end value of the business opportunity is more likely to fall between £160M - £280M.
PLANNING & DEVELOPMENT STATUS
In 2023, the Edinburgh House site secured detailed planning approval for 50 extra care housing units and was designated with a C3 planning classification.
Although planning approval is in place for 50 units, a high-level massing study has been undertaken inhouse and it is believed that the site has capacity for at least 60 affordable units. The Council will be looking to maximise the efficiency of the site, but at the same time, retain the benefits of a compliant extra care housing setting, which will achieve standards as set out within HAPPI and Housing LIN. In addition, the Council will be looking for adherence to TAPPI standards to enhance the use of technology where possible.
The appointed partner will be expected to undertake a design review of the existing planning approval and amend accordingly to meet the Council's aspirations of securing at least 60 units. This will require a new Planning application.
The Council has cleared the Edinburgh House site and constructed a new access road with all the appropriate rights required to ensure legal passage. However, it should be noted that the appointed DBFO partner will be required to meet certain obligations in relation to the access road.
SUMMARY SCOPE
The appointed provider will be appointed on a DBFO basis and therefore will be required to design a building to accommodate at least 60 units, secure a new Planning approval consent with the required legal agreements, complete the detailed design, secure all or at least the very significant majority of necessary funding, construct the new setting and then operate landlord & housing management services for a period as set out in the future lease.
The DBFO provider will be required to design, construct and provide property management of the extra care housing in accordance with the Council's summary requirements defined within the Specification and associated documentation which will be issued at the next stage of the procurement process to the shortlisted providers. A summary of the providers specific Design, Build, Finance and Operate responsibilities are set out below:
DESIGN
- Develop architectural plans for the site, ensuring accessibility, safety, and comfort for residents.
- Include a mix of unit sizes to accommodate diverse needs and preferences. Expected split of units 95% 1 bed & 5% 2 bed.
- Incorporate communal areas, gardens, and activity spaces.
- Secure detailed Planning permission for the development.
- Ensure compliance with relevant building regulations, including fire safety and accessibility standards.
- Ensure compliance with HAPPI and TAPPI Standards.
- Consideration should be allowed for intergenerational living where possible.
- Ensure that the design complies with a reasonable level of sustainability (BREEAM Excellent/Good) and considers the wider resident efficiencies.
BUILD
- Construct the extra care housing scheme to the agreed design, using sustainable materials and building practices.
- Deliver all site infrastructure, landscaping, and ancillary works.
- Complete construction within agreed timescales and budget.
- Please note the obligations for appointed partner in relation to the highway access to the site, which has been constructed, but has some liabilities for the DBFO partner.
- The DBFO provider should look to generate local labour policies during construction and consider linking to the social value element of the tender.
FINANCE
- Provide a robust financial model, including capital investment, operational costs, and rental income projections.
- Demonstrate capacity to secure and manage funding for both construction and ongoing operations.
- Ensure affordability for residents in line with local authority guidelines.
- Ensure sustainable and viable long-term delivery of the development and service.
OPERATE
- Manage the day-to-day running of the scheme, including maintenance, resident services, resident tenancies, and staffing.
- Ensure that residents costs are kept to a minimum and are deemed as affordable, including service charges.
- Monitor and report on service quality, resident wellbeing, and scheme performance.
- Self report against a set of high level KPI's as set by the Council which reflect those that Registered Providers are required to report to the Regulator of Social Housing (RSH)
CARE PROVISION
The provider will NOT be responsible for the provision of care and support to residents which will be procured separately. The Council's commissioning strategy is for the care & support to be delivered by a different provider to help preserve residents' independence and flexibility.
This approach will also enable the Council to make efficient use of existing commissioning models in respect of the provision of care services to vulnerable older persons and to align the care provided to the occupants of the extra care housing with that provided more widely.
As such, the successful provider for the development and property management of the extra care housing secured via this procurement process will be barred from bidding for the future associated care and support contract.
- Two-stage procedure: 1 to 4 candidates will be invited to tender.
- How the procedure runs: In respect of application of PA 2023, the Council's position is that the proposed contractual model falls under the definition of a concession contract as set out within Section 8 of PA 2023 and that therefore only the aspects of PA 2023 and Procurement Regulations 2024 that apply to 'special regime' contracts are of relevance to this procurement process and management of the resultant contractual arrangements. In line with the requirements set out within and flexibilities allowed for under the Procurement Act 23 - which came into force on 24th February 2025 - the process includes for the following requirements / features: • Requirement for suppliers to register and maintain company information on Central Digital Platform • Expanded exclusion grounds and introduction of debarment list checks which apply throughout procurement, award and contract delivery • Shortlisting at Stage 1 PSQ to 4 highest scoring Suppliers against published Conditions of Participation (COP) • Ability to develop bespoke muti-stage Competitive Flexible Procedure procurement process which best meets project objectives and market norms, subject to compliance with relevant PA 23 requirements • Issue of Contract Award Notice which identified successful and unsuccessful providers and which instigates start of 8 working day standstill period • Requirement to publish Contract Details Notice within 30 days of contract execution • Requirement to publish redacted contract within 90 days of execution • Requirement for identification & publication of known risks • Requirement to issue Contract Change notices as required • Development and refinement of award criteria, contractual terms, KPIs, commercial strategy, etc. over the course of the procurement process at each key milestone stage • Sub-contractor vetting against PA23 exclusion grounds and project specific relevant conditions of participation for key packages and / or where the contactor is relying on the sub-contractor to meet COPs / award criteria at all procurement stages, award and contract delivery The Council will run the procurement process to secure the Operator using the Competitive Flexible Procedure as defined within PA 23. The Council has designed a process that includes: • Initial Conditions of Participation & short-listing stage • Pre-tender submission dialogue • Site visits • Post submission interviews, presentations and negotiations • 1st stage tender award or down-selection options • 2nd stage best & final tender submission options • Refinement of award criteria specification, contractual / lease terms and commercial model / requirements at both 1st and 2nd stage tender • Post award pre-contract formalisation preferred bidder final negotiation stage This Procurement procedure has been selected as an appropriate, proportionate, and practical means for securing the Most Advantageous Tender, in consideration of the nature, complexity, and value of the contractual arrangements that are being procured. The summary procurement programme is set out below. In the event of any changes to the programme the Council will issue notification via its e-sourcing system In-tend and for more significant changes issue an amendment to the Tender Notice issued on Find a Tender Service (FTS). The procurement programme set out below is indicative and based upon the Council undertaking negotiation with multiple suppliers and undertaking a further round of competitive tendering (stage 3) to invite best & final tenders. As further detailed within the Procurement Documents, the Council also has the option following evaluation of stage 2 tenders to proceed directly to preferred bidder negotiation rather than undertake a further round of competitive best & final tendering. If this option was taken up it would likely bring forward award timescales by 3-5 weeks depending upon the extent of preferred negotiation required. Also, as further detailed within the Procurement Documents, the Council has included an option that if following assessment of stage 1 PSQ evaluation only 1 supplier is able to meet the pass/fail Conditions of Participation, the Council may proceed with the procurement process via single supplier negotiation. In the unlikely event that the Council proceeds on this basis this could bring the award timescales forward significantly by 6-8 weeks. Failure to meet the deadlines set out below may result in a Provider's Supplier's submission being disqualified and not considered further. • Tender Notice Issued to Find a Tender Service - 13th October 2026 • CFP Stage 1 PSQ Shortlisting Procurement Documents issued on In-tend - 13th October 2026 • CFP Stage 1 Clarification Deadline - 4th November 2026 - 17:00 • CFP Stage 1 Applications Deadline - 13th November 2026 - 12:00 • CFP Stage 1 Shortlisting Assessment Results Issued - 26th November 2026 • CFP Stage 2 Invitation to Tender Procurement Documents issued on In-tend - 2nd December 2026 • CFP Stage 2 Bidders Briefing - W/C 14th December 2026 • CFP Stage 2 Edinburgh House Site Visit - W/C 14th December 2026 • CFP Stage 2 Pre-submission 1-1 Dialogue Meetings - W/C 11th January 2027 • CFP Stage 2 Clarification Deadline - 22nd January 2027 -17:00 • CFP Stage 2 Tender Submission Deadline - 5th February 2027 12:00 • CFP Stage 3 Pre Invitation to Submit Best & Final Tenders 1-1 Negotiation Meetings - W/C 1st March 2027 • CFP Stage 3 Invitation to Submit Best & Final Tenders Procurement Documents issued on In-tend - 22nd March 2027 • CFP Stage 3 Clarification Deadline - 5th April 2027 17:00 • CFP Stage 3 Best & Final Tender Submission Deadline - 16th April 2027 12:00 • CFP Stage 3 Post Tender 1-1 Presentation & Interview Meetings - W/C 26th April 2027 • CFP Stage 3 Tender Evaluation Results & Assessment Summaries Issued - 17th May 2027 • Contract Award Notice Issued to Find a Tender Service - 17th May 2027 • *Statutory 8 Working Day Standstill Period - 18th - 27th May 2027 • Confirmation of Contract Award - 28th May 2027 • CFP Stage 4 Preferred Bidder Final Negotiation of Terms - From 28th May 2027 *The Council reserves the right to amend (extend) the Standstill Period if needed; if this right is exercised, the Contract Award Notice will be updated and affected suppliers will be notified accordingly. Further detailed information on the design of the Competitive Flexible Procedure is included within the Procurement Documents accessible via https://supplier.in-tend.co.uk/portsmouthcc/home.
CPV: Architectural design services · Architectural, engineering and planning services · Building and facilities management services · Construction work for pipelines, communication and power lines · Construction-related services · Corporate finance and venture capital services · Development of residential real estate · Housing services · Landscaping work · Loan brokerage services · Multi-dwelling buildings construction work · Pension investment services · +9 more
The lotProcurement structure
single lot · value publishedLot #1RenewalPublished value£280,000,000
- Economic & financial standing
As stated within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
- Technical & professional ability
As stated within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
- Condition of participationshortlisting
NB: Summarised below. Full details are included for within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
At Stage 1 Suppliers are required to register their details with the Central Digital Platform - if they have not already done so - and complete and return the Procurement Specific Questionnaire plus associated documentation.
Suppliers must meet all pass/fail Conditions of Participation as detailed within the Conditions of Participation & Shortlisting section of this document and the Procurement Specific Questionnaire, and which in summary cover
- Mandatory & Discretionary Exclusion grounds - pass/fail
- Assessment of Supplier information (lead bidder / developer), Associated Persons information (other organisations that the Supplier is relying upon to address Conditions of Participation) and identified Intended Sub-contractor information - pass/fail
- Possession of or ability to obtain required insurance policies - Public Liability, Employees Liability, Professional Indemnity - pass/fail
- Financial Capacity - Business Risk Assessment & Turnover Requirements - pass/fail
- Data Protection - GDPR - pass/fail
- Secured Register Provider - RSH Consumer Regulation Grade - pass/fail
- Technical ability - Relevant case study experience (2-4 contract case studies) from similar schemes to the Council's - pass/fail & scored
- Health & Safety - Policy, Accreditation, Track Record - pass/fail
- Modern Slavery - Business & Supply Chain Risk Mitigation - pass/fail
Suppliers who meet all pass/fail elements will then have their applications scored in accordance with the criteria set out within the Conditions of Participation & Scored Assessment Criteria included within the Procurement Documents.
The scored criteria are applied to the 2-4 experience case studies submitted with a maximum of 24 points that can be achieved split across the following areas:
- Funding - max of 4 points
- Scale - max of 4 points
- Nominations - max of 4 points
- BREEAM - max of 4 points
- RSH Performance - max of 8 points
Suppliers will be required to provide client details for each case study and confirm if the client may be approached to provide a reference or propose alternative means of validation.
The highest ranking 4 Suppliers will proceed to Stage 2 Invitation to Tender and be invited to participate in dialogue & negotiation and submit bids.
In the event that more that Suppliers achieve tied scores with the result that more than 4 suppliers would be shortlisted a tie break assessment will be undertaken in respect of specific case study element scores as detailed within the Procurement Documents.
If scores are still tied after applying the tie break assessment, if possible without producing another tie break of more than 4 suppliers, the Council will only shortlist the 3 highest scoring suppliers.
In the event that less than 4 Suppliers submit applications, or less than 4 Suppliers that submit applications meet the pass/fail Conditions of Participation, the Council reserves the right to shortlist a lesser number of Suppliers and proceed with the next stage of the procurement process, or may opt to abandon the procurement process.
In the event that only 1 Supplier submits an application, or only 1 Supplier who submits an application meets all pass/fail Conditions of Participation, the Council reserves the right to conclude the procurement process via direct negotiation with that Supplier only, or may opt to abandon the procurement process.
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 (8)
- Programme, Risk & Project Management: 10%
- Delivery Model, Team & Work Package Management: 10%
- Commercial Model, Business Plan & NPV Assessment: 20%
- Voids: 10%
- Client Capital Contributions & Client Returns: 10%
- Affordable Rent, Service Charge Setting & Management: 20%
- Social Value: 5%
- Outline Facility Design, Standards & Environmental: 15%
Published award criteria (8)
- Outline Facility Design, Standards & Environmental: NB: The below statement reflects what is stated within the Procurement Documents accessible via https://supplier.in-tend.co.uk/portsmouthcc/home., and relates to all further Award Criteria elements summarised below. The Quality / Technical vs Cost / Commercial ratio and weightings that tenders will be assessed against will be fully defined within the Stage 2 ITT but is anticipated to be on the basis of 40% weighted on Quality / Technical and 60% weighted on Cost / Commercial. Due to the complexity of the commercial arrangements evaluation elements which fall within the Cost / Commercial section may be assessed on both a qualitative and quantitative assessment basis as appropriate - e.g. under element 5 'Commercial Model, Business Plan & NPV Assessment' - the NPV value may be assessed on a quantitative calculated basis but the accompanying business plan narrative may be assessed on a scored qualitative basis. The developed Award Criteria will be confirmed within the Stage 2 ITT and as allowed for under Section 24 of PA 23 may be refined and developed as follows: Adjustment of overall 40% weighting allocated to Quality / Technical and to Cost / Commercial by increase or decrease to a maximum of 10% - e.g. Quality / Technical could be increased to 50% with Cost / Commercial then reduced to 50% or Cost / Commercial could be increased to 70% with Quality / Technical then reduced to 30%. • Adjustment of individual thematic elements weightings by increase or decrease to a maximum of 5% for any element which has a current weighting of 7.5% or more - e.g. Element 2 (Programme, Risk & Project Management) could be adjusted up to a maximum of 15% or down to 5% as minimum with other elements adjusted accordingly to ensure that that the overall weightings sum to 100% • Adjustment of individual thematic elements weightings by increase or decrease to a maximum of 2.5% for any element which has a current weighting of 5% - e.g. Element 4 (Social Value) could be adjusted up to a maximum of 7.5% and a minimum of 2.5% • Breaking down high level thematic elements into sub-criteria - e.g. Element 2 - 'Programme, Risk & Project Management' could be refined into individual sub-criteria for Programme, Risk & Project Management separately with each sub-element being assigned a % weighting which sums to the overall thematic element % • Development and publication of qualitative and quantitative scoring criteria that will be used to assess submitted tender proposals at sub-criteria level
- Programme, Risk & Project Management
- Delivery Model, Team & Work Package Management
- Social Value
- Commercial Model, Business Plan & NPV Assessment
- Voids
- Client Capital Contributions & Client Returns
- Affordable Rent, Service Charge Setting & Management
- Economic & financial standing
As stated within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
- Technical & professional ability
As stated within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
- Condition of participationshortlisting
NB: Summarised below. Full details are included for within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
At Stage 1 Suppliers are required to register their details with the Central Digital Platform - if they have not already done so - and complete and return the Procurement Specific Questionnaire plus associated documentation.
Suppliers must meet all pass/fail Conditions of Participation as detailed within the Conditions of Participation & Shortlisting section of this document and the Procurement Specific Questionnaire, and which in summary cover
- Mandatory & Discretionary Exclusion grounds - pass/fail
- Assessment of Supplier information (lead bidder / developer), Associated Persons information (other organisations that the Supplier is relying upon to address Conditions of Participation) and identified Intended Sub-contractor information - pass/fail
- Possession of or ability to obtain required insurance policies - Public Liability, Employees Liability, Professional Indemnity - pass/fail
- Financial Capacity - Business Risk Assessment & Turnover Requirements - pass/fail
- Data Protection - GDPR - pass/fail
- Secured Register Provider - RSH Consumer Regulation Grade - pass/fail
- Technical ability - Relevant case study experience (2-4 contract case studies) from similar schemes to the Council's - pass/fail & scored
- Health & Safety - Policy, Accreditation, Track Record - pass/fail
- Modern Slavery - Business & Supply Chain Risk…
- Price carries 60 of 100 points: a 10% discount moves about 6 points. This one is won on the number: sharpen the price before polishing the prose.
Price arithmetic assumes straight proportional scoring; the tender pack may use another formula.
Competition analysis · published record, not a forecast of who will bid
How Portsmouth City Council buys Building construction work (CPV 4521), and who usually turns up
Portsmouth City Council’s own published record, next to the published market for the same work. Frameworks and DPS are kept out: they attract a different number of bids. Whole-market view: Building construction work (CPV 4521) →
How the contest usually goes
Winner shares use published awards; bid and price charts use contested lots.
i
How often small and medium firms win.
Share of awards where the winner’s size is known.
The counts under this question show how many awards have a known supplier size.
Small firms have won here. Neither number says whether you qualify; it describes who has been winning.
i
How often local firms win similar work.
Winners with a registered address in the delivery region, out of awards with a known address.
Here, local means registered in South East England.
A local branch does not count if the registered address is elsewhere.
Most of this buyer’s recorded winners are registered in South East England.
i
How long buyers here take to decide after bids close.
Middle value in days from the deadline to the first award notice, on competitions that published both dates.
Only decided tenders count, so slow ones still waiting are not in.
Half of these awards were announced within 46 days of the bid deadline.
i
How often work is awarded with no recorded rival.
Direct awards and tenders where every published lot count shows one bid.
The market share is a minimum: some awards have no bid count.
Thin markets produce this too; it is not proof of a tailored specification.
Awards are recorded, but published direct routes and bid counts do not establish this buyer’s share.
How many bids did past lots attract?
i
How many bids past lots received.
Each colour is a bid-count range. Only competed lots with a published count are included.
Past bids do not predict this tender.
1 bid23% / 14%
2–341% / 32%
4–627% / 29%
7+9% / 25%
How did awards compare with estimates?
i
Where winning prices landed against estimates.
Each colour shows awards below, close to or above the published estimate, one lot at a time.
Past prices are a guide, not a bid price.
Below estimate33% / 37%
Within ±2%67% / 22%
Above estimate0% / 41%
Assess each lot i
What past awards tell you about each lot.
See the forecast, this buyer’s earlier suppliers and firms with relevant wins.
No supplier is confirmed as a bidder.
i
What past awards tell you about each lot.
See the forecast, this buyer’s earlier suppliers and firms with relevant wins.
No supplier is confirmed as a bidder.
Open a lot for its forecast, this buyer’s previous supplier and possible competitors, from published award history, not a bid list
Lot #1CPV 4521Published estimate£280m
i
How many bids this lot may attract.
The forecast uses similar past competitions. The bar shows either that forecast or past bid counts; the line below says which.
Each lot shows its own forecast based on its own category; forecasts for different lots of the same notice are not comparative.
A forecast, not a list of bidders.
1 bid6%
2–364%
4–629%
7+2%
i
Where the award price may land.
The forecast uses similar awards and the buyer’s estimate. The band covers the middle half of likely prices.
Based on 45 comparable awards. Each lot reflects its own category; forecasts for different lots of the same notice are not comparative.
A statistical guide from past awards, not a price to bid.
Middle 50%£269m–£280m
Estimate£280m
Who has supplied this buyer on similar work? i
Who has done similar work for this buyer.
Past contracts are matched by buyer, title and type of work.
A past supplier may not bid again.
i
Who has done similar work for this buyer.
Past contracts are matched by buyer, title and type of work.
A past supplier may not bid again.
| Supplier | This buyer’s earlier contract | Lot | Award value | Why listed |
|---|---|---|---|---|
| Alliance Leisure ServicesWorked for this buyer | Design & Construction of Community Sports & Leisure Centre - Portsmouthnotice published Sept 2021 | — | — | Similar wording and category |
Who could compete for this lot? i
Who could compete for this lot?
Firms with relevant past wins. On a framework, we show firms on that agreement.
None is confirmed as a bidder.
i
Who could compete for this lot?
Firms with relevant past wins. On a framework, we show firms on that agreement.
None is confirmed as a bidder.
| Supplier | Won in this category | Live contracts | Award vs estimate |
|---|---|---|---|
| £142m26 awards in 36m · last 1 months ago | 2 live · £72k iPublic contracts this supplier still holds. Its awards whose published end date is still in the future, with their values. Many contracts publish no end date, so this is a floor, not the whole book. Unexpired says nothing about spare capacity. | 11% below n=2 | |
BELL GROUP LTDLarge | £79m108 awards in 36m · last 1 months ago | 11 live · £28m iPublic contracts this supplier still holds. Its awards whose published end date is still in the future, with their values. Many contracts publish no end date, so this is a floor, not the whole book. Unexpired says nothing about spare capacity. | at estimate n=30 |
| £83m8 awards in 36m · last 4 months ago | 4 live · £1.9bn iPublic contracts this supplier still holds. Its awards whose published end date is still in the future, with their values. Many contracts publish no end date, so this is a floor, not the whole book. Unexpired says nothing about spare capacity. | 4% below n=5 | |
| £6.3m13 awards in 36m · last 2 months ago | 3 live · £2.0bn iPublic contracts this supplier still holds. Its awards whose published end date is still in the future, with their values. Many contracts publish no end date, so this is a floor, not the whole book. Unexpired says nothing about spare capacity. | no comparable pairs | |
| £53m4 awards in 36m · last 3 months ago | None on file | at estimate n=4 |
About this data
- Source. Official UK public procurement notices (Find a Tender), reused under the Open Government Licence v3.0. New notices arrive through the day; the figures are rebuilt nightly.
- Two views, kept apart. The authority’s own track record and the wider market for the same kind of work sit side by side and are never mixed. Where the local picture is too thin, a figure widens to a broader market and says which one it used.
- Forecasts are labelled. The price forecast and its range, possible competitors and the earlier-work matches are our estimates from past awards: not published facts, not win chances and not price advice. Official notices do not say who is bidding.
- Every figure shows what it rests on. Not every notice publishes a bid count, a value or a delivery region, so each figure carries the number of records behind it, and one built on few records is marked as such. The on a figure explains it; the counting rules are in the methodology. Spotted something wrong? Tell us.
Procedure terms & legal framework
From the official record- Procedure method
- Competitive flexible procedure
- Legal basis
- UKPGA · 2023/54 Procurement Act 2023
- Procurement category
- Services
- Notice status
- Requests to participate open
- Procurement threshold
- Above threshold (FTS publication)
- Regulatory regime
- Concession
- Commercial structure
- Stand-alone contract (no framework)
- Competition type
- Competitive procedure
- GPA / WTO covered
- Yes (GPA, CPTPP)
- Recurring procurement
- Unspecified in notice
- First published
- 24 Jun 2025, 16:53 BST
- Last source update
- 13 Oct 2026, 21:11 BST
- Award evaluation window
- Submission end – 17 May 2027
- Authority reference
P00005241- FTS notice number
2026/S 000-096755- Latest notice
- Tender notice (UK4)
- Classification (CPV)
- Delivery area
- Official registry OCID
ocds-h6vhtk-0552dfFind a Tender
- How it runs
In respect of application of PA 2023, the Council's position is that the proposed contractual model falls under the definition of a concession contract as set out within Section 8 of PA 2023 and that therefore only the aspects of PA 2023 and Procurement Regulations 2024 that apply to 'special regime' contracts are of relevance to this procurement process and management of the resultant contractual arrangements.
In line with the requirements set out within and flexibilities allowed for under the Procurement Act 23 - which came into force on 24th February 2025 - the process includes for the following requirements / features:
- Requirement for suppliers to register and maintain company information on Central Digital Platform
- Expanded exclusion grounds and introduction of debarment list checks which apply throughout procurement, award and contract delivery
- Shortlisting at Stage 1 PSQ to 4 highest scoring Suppliers against published Conditions of Participation (COP)
- Ability to develop bespoke muti-stage Competitive Flexible Procedure procurement process which best meets project objectives and market norms, subject to compliance with relevant PA 23 requirements
- Issue of Contract Award Notice which identified successful and unsuccessful providers and which instigates start of 8 working day standstill period
- Requirement to publish Contract Details Notice within 30 days of contract execution
- Requirement to publish redacted contract within 90 days of execution
- Requirement for identification & publication of known risks
- Requirement to issue Contract Change notices as required
- Development and refinement of award criteria, contractual terms, KPIs, commercial strategy, etc. over the course of the procurement process at each key milestone stage
- Sub-contractor vetting against PA23 exclusion grounds and project specific relevant conditions of participation for key packages and / or where the contactor is relying on the sub-contractor to meet COPs / award criteria at all procurement stages, award and contract delivery
The Council will run the procurement process to secure the Operator using the Competitive Flexible Procedure as defined within PA 23. The Council has designed a process that includes:
- Initial Conditions of Participation & short-listing stage
- Pre-tender submission dialogue
- Site visits
- Post submission interviews, presentations and negotiations
- 1st stage tender award or down-selection options
- 2nd stage best & final tender submission options
- Refinement of award criteria specification, contractual / lease terms and commercial model / requirements at both 1st and 2nd stage tender
- Post award pre-contract formalisation preferred bidder final negotiation stage
This Procurement procedure has been selected as an appropriate, proportionate, and practical means for securing the Most Advantageous Tender, in consideration of the nature, complexity, and value of the contractual arrangements that are being procured.
The summary procurement programme is set out below. In the event of any changes to the programme the Council will issue notification via its e-sourcing system In-tend and for more significant changes issue an amendment to the Tender Notice issued on Find a Tender Service (FTS).
The procurement programme set out below is indicative and based upon the Council undertaking negotiation with multiple suppliers and undertaking a further round of competitive tendering (stage 3) to invite best & final tenders.
As further detailed within the Procurement Documents, the Council also has the option following evaluation of stage 2 tenders to proceed directly to preferred bidder negotiation rather than undertake a further round of competitive best & final tendering. If this option was taken up it would likely bring forward award timescales by 3-5 weeks depending upon the extent of preferred negotiation required.
Also, as further detailed within the Procurement Documents, the Council has included an option that if following assessment of stage 1 PSQ evaluation only 1 supplier is able to meet the pass/fail Conditions of Participation, the Council may proceed with the procurement process via single supplier negotiation. In the unlikely event that the Council proceeds on this basis this could bring the award timescales forward significantly by 6-8 weeks.
Failure to meet the deadlines set out below may result in a Provider's Supplier's submission being disqualified and not considered further.
- Tender Notice Issued to Find a Tender Service - 13th October 2026
- CFP Stage 1 PSQ Shortlisting Procurement Documents issued on In-tend - 13th October 2026
- CFP Stage 1 Clarification Deadline - 4th November 2026 - 17:00
- CFP Stage 1 Applications Deadline - 13th November 2026 - 12:00
- CFP Stage 1 Shortlisting Assessment Results Issued - 26th November 2026
- CFP Stage 2 Invitation to Tender Procurement Documents issued on In-tend - 2nd December 2026
- CFP Stage 2 Bidders Briefing - W/C 14th December 2026
- CFP Stage 2 Edinburgh House Site Visit - W/C 14th December 2026
- CFP Stage 2 Pre-submission 1-1 Dialogue Meetings - W/C 11th January 2027
- CFP Stage 2 Clarification Deadline - 22nd January 2027 -17:00
- CFP Stage 2 Tender Submission Deadline - 5th February 2027 12:00
- CFP Stage 3 Pre Invitation to Submit Best & Final Tenders 1-1 Negotiation Meetings - W/C 1st March 2027
- CFP Stage 3 Invitation to Submit Best & Final Tenders Procurement Documents issued on In-tend - 22nd March 2027
- CFP Stage 3 Clarification Deadline - 5th April 2027 17:00
- CFP Stage 3 Best & Final Tender Submission Deadline - 16th April 2027 12:00
- CFP Stage 3 Post Tender 1-1 Presentation & Interview Meetings - W/C 26th April 2027
- CFP Stage 3 Tender Evaluation Results & Assessment Summaries Issued - 17th May 2027
- Contract Award Notice Issued to Find a Tender Service - 17th May 2027
- *Statutory 8 Working Day Standstill Period - 18th - 27th May 2027
- Confirmation of Contract Award - 28th May 2027
- CFP Stage 4 Preferred Bidder Final Negotiation of Terms - From 28th May 2027
*The Council reserves the right to amend (extend) the Standstill Period if needed; if this right is exercised, the Contract Award Notice will be updated and affected suppliers will be notified accordingly.
Further detailed information on the design of the Competitive Flexible Procedure is included within the Procurement Documents accessible via supplier.in-tend.co.uk/portsmouthcc/home ↗.
- Risks
The Council has identified the following known risks and opportunities that may occur during the duration of the contractual arrangements and may positively or negatively impact financial values, delivery timescales, design development, etc. which will be addressed through variation and change control mechanisms included for within the contractual arrangements:
- Impact of delays to gaining planning approval or discharging planning conditions, including securing Biodiversity Net Gain and environmental mitigation (nutrient neutrality, air quality mitigation and carbon offsetting etc), upon the development programme, construction period and operational commencement.
- A third-party challenge to the planning approval or process.
- Changes to relevant design standards - e.g. HAPPI/TAPPI, BREEAM, etc.
- Impact of inflation on development and operation costs plus associated subsequent impact upon affordable rent levels.
- Abnormal ground conditions such as previously unidentified contamination, archaeological discoveries, UXO risks, invasive species, underground obstructions and groundwater issues.
- Location of services or utility reinforcement requirements (including constraints from third party utility network providers to secure electricity network reinforcement or to secure suitable waste, surface or water supply / discharge necessary to service the development).
- Delays, approvals, consents, connection programmes, diversion works or other statutory undertaker dependencies.
- Access road adoption and third party access rights.
- Third party actions relating to title matters or other third party rights or covenants.
- Insolvency, withdrawal or replacement of key members of the development professional team.
- Availability of Council capital funding.
- Building Safety Act or Fire Safety Act compliance - significant changes to regulatory standards or delays in securing relevant approvals from Building Safety Regulator where applicable.
The Council has identified following known risks associated with the delivery and operation of the proposed extra care housing scheme, in respect of which the Council reserves the right to modify the contractual arrangements in accordance with Section 74 and Schedule 8 of PA 2023, without initiating a new procurement procedure, should any of these risks materialise during the term of the contractual arrangements:
- Changes in funding markets and interest rates including Government housing related grant funding, such as Homes England funding, and taxation.
- Changes in relevant legislation, standards and best practice relating to extra care housing development, Supported Housing Regulatory Framework, resident support and, facilities management and building maintenance.
- Changes in legislation relating to tenure and property arrangements.
- Changes to Building Regulations, fire safety and accessibility requirements.
- Changes in relevant UK Government strategies and policy.
- Changes in the UK Rent Standards.
- Changes in relevant Council strategies and policy, including for policy on assessment of affordable rent levels.
- Changes in relevant Registered Social Housing regulatory requirements and processes.
- Changes in recognised best practice, care delivery models, operational requirements or regulatory expectations affecting the suitability, design or operation of the Extra Care housing model.
- Changes to UK Government policy and legislation associated with Housing Benefit and Universal Credit plus any successor schemes.
- Changes to National Living Wage, National Insurance and other relevant legislation or policy associated with employment rights & protection.
- Changes to housing allocations policies, nominations arrangements, adult social care responsibilities, care commissioning arrangements, eligibility criteria or assessment processes affecting the demand for, allocation of or operation of the extra care housing scheme.
- Changes in local government structures, devolution arrangements, statutory responsibilities or funding arrangements affecting the provision, commissioning or operation of extra care housing and related care services.
In accordance with Schedule 8 of the Procurement Act 23, the Council reserves the right to modify the contract without initiating a new procurement procedure should any of these risks materialise during the delivery of the contract.
Any changes in relation to materialisation of identified risks will be subject to no particular resultant modification requirement exceeding 50% of the latest value of the contract, issue of a Contract Change Notice and publication of the modified redacted contract within 90 days of the modification.
Any such modification will be limited to addressing the consequences of the known risk and will not alter the overall nature of the contract.
How to participate & submission route
Official notice Submit via In-tend- Requests to participate (first stage)
- 13 Nov 2026, 12:00 GMT
- Tender submission deadline
- 13 Nov 2026, 12:00 GMT
- Clarification deadline
- 4 Nov 2026, 17:00 GMT
- Submission channel
- Official e-sourcing portal
- Electronic submission
- Allowed
- Accepted languages
- en
- Shortlist
- 1–4 candidates invited to tender
PROCUREMENT ADMINISTRATION - IN-TEND
The Council will administrate this procurement process using it's e-sourcing solution In-tend which is accessible free of charge via:
in-tendhost.co.uk/portsmouthcc/aspx/Home ↗
The system will be used to administrate the procurement process, including for:
- Access to and issue of procurement information & documentation
- Pre application / tender submission clarification requests and response
- Application / tender submission
- Application / tender opening & access to responses
- Post application / tender submission clarification requests and response
- Issue of evaluation, shortlisting and award decision notifications
- Publication of summary contract register information in accordance with Local Government Transparency Code (2015) requirements
Suppliers who are not already registered on the In-tend system will need to register their details in order to access the procurement documentation, raise clarification requests and return tender submissions.
Upon completing the simple registration process access to the system is automatically approved allowing for immediate access to the procurement information and documentation.
Information on registration and subsequent operation of the In-tend system is included for with the Supplier Guidance document access via the Help area of the In-tend system and is also included for within the procurement documents for subsequent ease of reference.
Should Suppliers have any issues with registering or subsequently operating the In-tend system this should be raised directly with In-tend using the contact information provided within the Help area of the system.
Suppliers should maintain an auditable record of any issues and correspondence with In-tend and should inform the Council of the issues promptly via In-tend correspondence if possible or if not possible via email to [email protected].
CENTRAL DIGITAL PLATFORM
In advance of submitting applications Suppliers are required to register on the Central Digital Platform, and upload and/or check that their core Supplier information on the Central Digital Platform relating to their company information, Mandatory and Discretionary Exclusions, Connected Persons, and economic and financial standing is all up to date and accurate at the point of submitting their application. Where relevant, Suppliers will also need to provide information concerning Associated Persons and intended Sub-contractors.
Suppliers who are not currently registered with Central Digital Platform are strongly encouraged to register without delay, well in advance of the application deadline and ideally ahead of the request for clarification deadline as well.
Should there be any inconsistency between this information and the information as submitted in response to this Procurement, the Supplier will need to provide evidence as to the accuracy of their submission and failure to do so could result in the Supplier being excluded for Improper Behaviour.
Guidance on accessing the Central Digital Platform can be found by entering the following into an internet browser -
Suppliers: How to register your organisation and first administrator on Find a Tender in three easy steps (HTML) - GOV.UK
Access to the platform is free and it has been designed to:
- Feature a simple registration and identification for both Suppliers and buyers.
- Store Suppliers' core business details that can be used for multiple bids.
- Enable easy management and updating of core information quickly, and shared easily between Suppliers, eSenders and buyers
- Make public procurement opportunities visible making it easier to search at no cost and set up alerts for tenders of interest for Suppliers.
- Allow for procurement noticing throughout the procurement lifecycle.
- Capture procurement data and eventually allow creation of dashboards to analyse that data.
Timeline
24 Jun 2025 → 1 Jun 2027 · 8 dates- Planning notice published24 Jun 2025, 16:53 BST
- Market engagement24 Jul 2025, 23:59 BST
Prior to undertaking the formal procurement process, which is currently targeted for commencement in early 2026, the Council is seeking to undertake preliminary market engagement discussions with suitably experienced providers to review in summary:
- Design standards
- Commercial Arrangement Options and Financing
- Wider Partnership Approaches for multiple Extra Care Housing Sites
- Procurement Process and Programme
The Council will run an on-line briefing via TEAMS on Thursday 3rd July 2025 between 10:00 and 11:00 where further information will be shared in relation to the existing design and planning approval of the extra care housing setting, opportunity analysis, provider specification, contractual terms, etc.
Following the briefing, the Council will then undertake 1-1 discussions with suitably experienced providers who can evidence current or recent experience acting as a lead organisation in the design, development and management of extra care or similar facilities between 14th July - 23rd July 2025. The Council has 6 slots available in total which will be allocated on a first come first served basis to providers.
All 1-1 meetings will be held remotely via Teams. The Council has made the following 1-1 meeting slots available. Providers are to state which they can attend and state their order of preference. Meeting slots will be allocated on a first come first served basis and will be confirmed to Providers at least 2 working days before the earliest meeting slot.
Following confirmation by both parties the Council will issue a Teams link to the Provider's attendees / delegates at least 1 hour before the 1-1 meeting.
- Monday 14th July, 9.30pm - 10.45pm
- Tuesday 15th July, 14.00pm - 15.15am
- Friday 18th July, 9.30am - 10.15pm
- Monday 21st July, 13.00pm - 14.15pm
- Wednesday 23rd July, 13.30pm - 14.45pm
- Friday 25th July, 10.00am - 11.15am
Providers who are interested in attending a 1-1 meeting must complete and return an Expression of Interest, Conflict of Interest Statement and Non-Disclosure Agreement by no later than Thursday 10th July 2025 17:00 via the Council's In-Tend e-sourcing system. However, as slots will be allocated to suitably experienced providers on a first come first served basis interested providers are encouraged to submit in advance of this deadline.
Providers will only be invited to attend the 1-1 meetings where no conflicts are declared which cannot be mitigated, where the Non-Disclosure Agreement has been appropriately signed without any material amendments and where the Expression of Interest form has been fully completed including for self-certification of meeting all stated minimum experience requirements. These requirements are detailed in the PME Brief document available via In-tend and includes for experience of:
- Responsibility for or key involvement in pre-construction activities for similar size, scale, extra care or similar residential schemes (e.g. supported living), including for architectural design, surveys, planning, programming, project management, etc.
- Responsibility for or key involvement in facilitating / obtaining significant development funding, which may include on or off-balance sheet funding
- Responsibility for or key involvement in construction of similar size, scale, extra care or similar residential schemes
- Responsibility for or key involvement in FM, servicing and property maintenance of similar size, scale, extra care or similar residential schemes
- Responsibility for or key involvement in housing management for similar size, scale, extra care or similar residential schemes
- Partnership working with care providers and other key operational stakeholders
- Partnership working with public sector body client
Providers are required to state which meeting slots they are able to attend and state order of preference for the dates and times available within their completed Expression of Interest form. Providers will be allocated their preferred slots wherever possible, but priority will be given on a first come first served basis. Should more than 6 compliant applications be received by the deadline stated above the 6 slots will be allocated to providers in order of receipt from earliest first.
Where Providers have any questions in respect of the participation requirements, process or any other matters these must be addressed to the Council via it's e-sourcing system In-tend using the correspondence function.
The Council is keen to discuss and seek views from operators on a range of topic areas / questions detailed within the PME Brief through the 1-1 meetings. The list of areas / questions is non-exhaustive and will be developed within the 1-1 meetings through open collaborative dialogue.
Providers are encouraged to put forward their own items for discussion at the meeting, ideally providing this in advance either in their expression of interest form or subsequently via In-tend correspondence.
Providers have the option of providing a brief presentation at the 1-1 meeting and supporting summary report, although this is not a mandatory requirement and providers who do not wish to provide information in these formats will not be disadvantaged in respect of the Preliminary Market Engagement and subsequent formal procurement processes.
Similarly, providers should note that there is no obligation to take part in this preliminary market engagement exercise and that if they do not take part, it will not preclude them from the subsequent related procurement process. Engaging providers will not receive preferential treatment in any procurement tender process, and this is in no way an indication of the selection of any organisation or a guarantee of future work.
Following completion of the Preliminary Market Engagement process the Council will compile a summary report in accordance with Procurement Act 23 requirements which, without breaching commercial confidentiality for all parties, outlines participants, meeting dates, summary agendas and high-level findings.
The Council will also compile provider specific summary reports which include detailed information, and which will be kept strictly confidential. This will include all detailed discussions in respect of commercial arrangements, costs, demand projections, etc. The Council will issue the high-level summary report to all providers who take part in this process and share the provider specific detailed reports with the relevant individual providers during August 2025. Providers will be given the opportunity to review the content of the reports and provide any comments / required amendments before they are finalised.
To ensure compliance with fair and equal treatment principles set out within the Procurement Act 23, and not creating advantage or disadvantage that cannot be effectively mitigated, the high-level summary report is likely to be included within the procurement documents issued as part of the subsequent formal procurement process. The provider specific detailed reports will not be shared.
Further details in respect of the briefing session, detailed agenda, booking instructions, date and time slots, Council team, In-Tend e-sourcing system access & operation, clarification protocols, key 1-1 agenda points / questions, etc. can be found within the PME Brief document available via In-tend.
The Council will administrate the preliminary market engagement process using its e-sourcing system In-Tend which will be used for:
- Access to and issue of information and documentation
- Clarification requests and response
- Expression of interest submission
- Allocation of 1-1 meeting slots
- Issue of Preliminary Market Engagement High Level Summary and Operator Specific summaries for review and agreement
Accordingly, there will be no hard copy documents issued to providers and all communications, outside of the 1-1 meetings, with the Council, must be conducted via In-Tend using the correspondence function which can be accessed for free using the following link:
in-tendhost.co.uk/portsmouthcc/aspx/Home ↗
Any queries or requests for clarification about this Preliminary Market Engagement Process must be submitted via the 'correspondence' function on In-Tend. It is the responsibility of Providers to monitor the system, which will issue automated email notifications to registered emails, for clarification responses, meeting slot allocations, issue of further documents, etc.
- Next notice expected273 days ago19 Jan 2026, 23:59 GMT
- Tender notice published6 days ago13 Oct 2026, 21:11 BST
- Today20 Oct 2026
- Clarification questions byin 16 days4 Nov 2026, 17:00 GMT
- Submission deadlinein 24 days13 Nov 2026, 12:00 GMT
- Award decision expected byin 210 days17 May 2027, 23:59 BST
- Contract startsin 224 days1 Jun 2027, 00:00 BST
Notice history
5 events · 2 releases on Find a Tender · since 24 Jun 2025- Preliminary market engagement notice published24 Jun 2025, 16:53 BSTUK2
- Tender notice published13 Oct 2026, 21:11 BSTUK4
- Published value published: £280,000,00013 Oct 2026, 21:11 BST
- Status changed to active13 Oct 2026, 21:11 BST
- Procurement method changed13 Oct 2026, 21:11 BST
Commercial outcome & contract awards
Nothing awarded yet- Awards (0)
- No award published
- Contracts (0)
- No contract published
- Bid statistics
- No aggregate bid statistics published
Contracting authority & participating public bodies
Official documents & specifications (3)
Official links; attachments are not copiedTender pack and attachments
- Bidding documents and specificationsAccess: Any further documentation issued in response to Supplier requests for clarification will be via the Council's e-sourcing solution In-tend which is accessible via the following address: https://supplier.in-tend.co.uk/portsmouthcc/home
Notices published for this procedure
- Tender notice Tender notice on Find a Tender
- Preliminary market engagement notice Preliminary market engagement notice on Find a Tender