ProcuraAxisBeta
Sign inCreate Free Account
Home / Opportunities / Opportunity
PROCUREMENT OPPORTUNITY

Extra Care Housing Development - Edinburgh House

Portsmouth City Council · Tender notice on Find a Tender

Tender information last checkedLast checked 13 Oct 2026, 22:21.

Opportunity overview

NB: The Councils' high level requirements are summarised below with further important details included within the Procurement Documents accessible via https://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.

Classification

  • CPV45111291 — Site-development work
  • CPV45112700 — Landscaping work
  • CPV45113000 — Siteworks
  • CPV45211200 — Sheltered housing construction work
  • CPV45211340 — Multi-dwelling buildings construction work
  • CPV45231000 — Construction work for pipelines, communication and power lines
  • CPV50230000 — Repair, maintenance and associated services related to roads and other equipment
  • CPV50700000 — Repair and maintenance services of building installations
  • CPV66122000 — Corporate finance and venture capital services
  • CPV66131100 — Pension investment services
  • CPV66190000 — Loan brokerage services
  • CPV70111000 — Development of residential real estate
  • CPV70210000 — Residential property renting or leasing services
  • CPV70311000 — Residential building rental or sale services
  • CPV70331000 — Residential property services
  • CPV70333000 — Housing services
  • CPV71220000 — Architectural design services
  • CPV71240000 — Architectural, engineering and planning services
  • CPV71410000 — Urban planning services
  • CPV71500000 — Construction-related services
  • CPV79993000 — Building and facilities management services

Lots

  • Lot 1£280m

Documents and notices

Published notice details

Additional information from the published procurement release. Fields appear only when supplied by the source; check the original notice and tender documents before acting.

Scope, procedure and submissions

Id
P00005241
Status
active
Procurement Method
selective
Procurement Method Details
Competitive flexible procedure
Main Procurement Category
services
Above Threshold
Yes
How to submit
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: https://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 procurement@portsmouthcc.gov.uk. 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.
Expression Of Interest Deadline
13 Nov 2026, 12:00
Published 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.

Legal basis

Id
2023/54
Scheme
UKPGA

Procedure

Features
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.

Special regime

concession

Covered By

GPA
CPTPP

Submission terms

Electronic Submission Policy
allowed

Languages

en

Enquiry period

Ends
4 Nov 2026, 17:00

Expected award period

Ends
17 May 2027, 23:59

Lots and requirements

Entry 1
Id
1
Status
active
Has Renewal
Yes

Value

Including VAT
336,000,000
Amount
280,000,000
Currency
GBP

Award criteria

Criteria

Criterion 1
Type
quality
Name
Outline Facility Design, Standards & Environmental
Description
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

Numbers

Entry 1
Number
15
Weight
percentageExact
Criterion 2
Type
quality
Name
Programme, Risk & Project Management

Numbers

Entry 1
Number
10
Weight
percentageExact
Criterion 3
Type
quality
Name
Delivery Model, Team & Work Package Management

Numbers

Entry 1
Number
10
Weight
percentageExact
Criterion 4
Type
quality
Name
Social Value

Numbers

Entry 1
Number
5
Weight
percentageExact
Criterion 5
Type
cost
Name
Commercial Model, Business Plan & NPV Assessment

Numbers

Entry 1
Number
20
Weight
percentageExact
Criterion 6
Type
cost
Name
Voids

Numbers

Entry 1
Number
10
Weight
percentageExact
Criterion 7
Type
cost
Name
Client Capital Contributions & Client Returns

Numbers

Entry 1
Number
10
Weight
percentageExact
Criterion 8
Type
cost
Name
Affordable Rent, Service Charge Setting & Management

Numbers

Entry 1
Number
20
Weight
percentageExact

Second Stage

Minimum Candidates
1
Maximum Candidates
4

Selection criteria

Criteria

Criterion 1
Type
economic
Description
As stated within the Procurement Documents accessible via https://supplier.in-tend.co.uk/portsmouthcc/home.
Criterion 2
Type
technical
Description
As stated within the Procurement Documents accessible via https://supplier.in-tend.co.uk/portsmouthcc/home.
Criterion 3
Description
NB: Summarised below. Full details are included for within the Procurement Documents accessible via https://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.
For Reduction
Yes

Suitability

Sme
Yes
Vcse
Yes

Contract period

Starts
1 Jun 2027, 00:00
Ends
31 May 2070, 00:59
Max Extent Date
31 May 2099, 00:59

Renewal

Description
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. NB: The date of 30th May 2099 has been entered above as this is longest date that can be inputted into the Tender Notice. If the Council entered into a lease that could last for a maximum of 250 years the estimated end date would actually be 2280.

Items and delivery

Item 1
Id
1
Related Lot
1

Additional Classifications

Entry 1
Scheme
CPV
Id
45111291
Description
Site-development work
Entry 2
Scheme
CPV
Id
45112700
Description
Landscaping work
Entry 3
Scheme
CPV
Id
45113000
Description
Siteworks
Entry 4
Scheme
CPV
Id
45211200
Description
Sheltered housing construction work
Entry 5
Scheme
CPV
Id
45211340
Description
Multi-dwelling buildings construction work
Entry 6
Scheme
CPV
Id
45231000
Description
Construction work for pipelines, communication and power lines
Entry 7
Scheme
CPV
Id
50230000
Description
Repair, maintenance and associated services related to roads and other equipment
Entry 8
Scheme
CPV
Id
50700000
Description
Repair and maintenance services of building installations
Entry 9
Scheme
CPV
Id
66122000
Description
Corporate finance and venture capital services
Entry 10
Scheme
CPV
Id
66131100
Description
Pension investment services
Entry 11
Scheme
CPV
Id
66190000
Description
Loan brokerage services
Entry 12
Scheme
CPV
Id
70111000
Description
Development of residential real estate
Entry 13
Scheme
CPV
Id
70210000
Description
Residential property renting or leasing services
Entry 14
Scheme
CPV
Id
70311000
Description
Residential building rental or sale services
Entry 15
Scheme
CPV
Id
70331000
Description
Residential property services
Entry 16
Scheme
CPV
Id
70333000
Description
Housing services
Entry 17
Scheme
CPV
Id
71220000
Description
Architectural design services
Entry 18
Scheme
CPV
Id
71240000
Description
Architectural, engineering and planning services
Entry 19
Scheme
CPV
Id
71410000
Description
Urban planning services
Entry 20
Scheme
CPV
Id
71500000
Description
Construction-related services
Entry 21
Scheme
CPV
Id
79993000
Description
Building and facilities management services

Delivery locations

Entry 1
Region
UKJ31
Country
GB
Country Name
United Kingdom

Published documents

Entry 1
Id
conflictOfInterest
Document Type
conflictOfInterest
Description
Not published
Entry 2
Id
future
Document Type
biddingDocuments
Access Details
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
Entry 3
Id
096755-2026
Document Type
tenderNotice
Notice Type
UK4
Description
Tender notice on Find a Tender
Published
13 Oct 2026, 21:11
Format
text/html

Buyer, suppliers and contacts

Organisation 1
Name
Portsmouth City Council
Id
GB-PPON-PCNL-5714-PRZV

Identifier

Scheme
GB-PPON
Id
PCNL-5714-PRZV

Address

Street Address
Civic Offices, Guildhall Square
Locality
Portsmouth
Postal Code
PO1 2AL
Country
GB
Country Name
United Kingdom
Region
UKJ31

Contact

Roles

buyer

Details

Classifications

Entry 1
Scheme
UK_CA_TYPE
Id
publicAuthoritySubCentralGovernment
Description
Public authority - sub-central government

Recorded locations

  • Buyer location · Portsmouth · UKJ31 · PO1 2AL · United Kingdom
  • Delivery location · UKJ31 · United Kingdom

Notice and amendment history

2 published notice versions reviewed by ProcuraAxis.

2 VERSIONS
  1. ocds-h6vhtk-0552df-2025-06-24T16:53:30+01:00Preliminary market engagement notice on Find a Tender ·
  2. 096755-2026Tender notice on Find a Tender ·

PROCURAAXIS ANALYSIS

ProcuraAxis Analysis

Our approved analysis of the opportunity appears below the official tender information.

ANALYSIS PREVIEW

Opportunity intelligence at a glance

Portsmouth City Council is seeking a DBFO partner to redesign, finance, build and operate at least 60 affordable extra-care homes at the former Edinburgh House site in Cosham, Portsmouth. The partner will secure revised planning permission, deliver the build and provide landlord and housing-management services; care and support are excluded.

Who this may suit

Best suited to housing developers, registered providers and DBFO consortia with extra-care development, long-term property-management, planning and funding capability.

Key points identified

  • Delivery modelDesign, build, finance and operate (DBFO) at least 60 affordable extra-care housing units.Evidence: The provider is required to design, secure planning, fund, construct and operate the development.
  • PlanningUndertake a design review and submit a new planning application to support at least 60 units.Evidence: Existing approval is for 50 units; the appointed partner is expected to amend it and secure a new planning consent.
  • Design standardsComply with HAPPI and TAPPI standards; consider BREEAM Excellent/Good sustainability performance.Evidence: The design requirements expressly reference HAPPI, TAPPI and “BREEAM Excellent/Good”.
95% approved-analysis confidence10 supplier criteria identified6 risks or unknowns

SOURCE AND FRESHNESS

Traceable procurement data

Source
Find a Tender
Notice reference
096755-2026
OCID
ocds-h6vhtk-0552df
First published
24 Jun 2025
Last checked
13 Oct 2026, 22:21
Notice versions reviewed
2
View Find a Tender notice ↗

HOW THIS WAS PREPARED

Approved, evidence-bound analysis

ProcuraAxis structures information found in published procurement records, checks the result for consistency and publishes only approved analysis. Confidence describes the completeness and consistency of the available source information; it is not a guarantee of eligibility or contract award.

Analysis status
Approved for publication
Analysed
13 Oct 2026
Read the analysis methodology →