RBWM Imperial Road Development Project: pending award to HBV CITYHEART LIMITED

Tender information last checkedLast checked 13 Oct 2026, 18:16.

Opportunity overview

RBWM is considering the re-development of a site at Imperial Road. The site is owned by RBWM and currently houses two day centre buildings which will be relocated. The existing buildings have a gross external footprint of 821.5m2 and sit within a 4649m2 plot. RBWM intends to lease the site at low to nil consideration for 250 years. In return for this lease, the partner would be required to secure capital funding to fund the redevelopment of the site into housing (independent living) for people with a learning disability. RBWM wishes to procure a partner who can redevelop the site by demolishing the existing buildings and building two new schemes. It is anticipated that each scheme will be for 11 people with learning disabilities who have medium to high needs (total of 22 units). The current proposed configuration is for each building to have a six-unit shared home, with staff and communal facilities and five self-contained single person flats above. RBWM intends that one scheme will be targeted at young people with learning disabilities aged 18-25 who will live together as their permanent home. RBWM intends that the second scheme will be for 25+ age group. Both schemes will provide lifetime homes. RBWM is however open to alternative proposals that could meet its requirements. This partner (or their sub-contractor) must be able to provide a full housing management service to the tenants (to address repairs and maintenance issues, for example) of each scheme and work in partnership with the identified care provider. The Authority will be awarding a lease under this procurement process (250 years) and is not relying, at this juncture, on the exemptions carved out in the Procurement Act 2023 (specifically Schedule 2, Part 2, Section (8)(1)). The case law pertaining to development projects - especially in scenarios where the Authority benefits economically - is complex. The Authority therefore ran a process under the Act for the avoidance of doubt.

Awarded to

Amounts belong to published awards or contracts. Where several suppliers share one value, it is labelled as shared and is not a supplier-specific allocation.

HBV CITYHEART LIMITED

Matched by number

Published award value: £150m
Awarded: 12 Oct 2026
Award ID: 1
Status: pending
Identifier: GB-COH 12256823
Location: Knutsford, UKD62, WA16 6DW, United Kingdom

Classification

No classification was supplied.

Lots

Lot 1Value not stated

Documents and notices

Contract award notice on Find a TenderOpen source ↗

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: ocds-h6vhtk-05d63d
Status: complete
Procurement Method: open
Procurement Method Details: Open procedure

Legal basis

Id: 2023/54
Scheme: UKPGA
Uri: https://www.legislation.gov.uk/ukpga/2023/54/contents ↗

Lots and requirements

Entry 1

Id: 1
Status: complete

Buyer, suppliers and contacts

Organisation 1

Name: Royal Borough of Windsor & Maidenhead
Id: GB-PPON-PJQM-1124-QDHW

Identifier

Scheme: GB-PPON
Id: PJQM-1124-QDHW

Address

Street Address: St Ives Road
Locality: Maidenhead
Postal Code: SL6 1RF
Country: GB
Country Name: United Kingdom
Region: UKJ11

Contact

Email: procurement@rbwm.gov.uk

Roles

buyer

Details

Classifications

Entry 1

Scheme: UK_CA_TYPE
Id: publicAuthoritySubCentralGovernment
Description: Public authority - sub-central government

Organisation 2

Name: HBV CITYHEART LIMITED
Id: GB-COH-12256823

Identifier

Scheme: GB-COH
Id: 12256823

Additional Identifiers

Entry 1

Scheme: GB-PPON
Id: PDZN-1652-TZXM

Address

Street Address: Suite 1, 25 King Street
Locality: Knutsford
Postal Code: WA16 6DW
Country: GB
Country Name: United Kingdom
Region: UKD62

Contact

Email: daniel@hbvillages.co.uk

Roles

supplier

tenderer

Details

Scale: large
Vcse: No
Public Service Mission Organization: No
Sheltered Workshop: No

Award information

Award 1

Id: 1
Title: RBWM Imperial Road Development Project
Status: pending
Date: 13 Oct 2026, 00:00
Main Procurement Category: works
Above Threshold: Yes
Has Options: Yes
Assessment Summaries Date Sent: 13 Oct 2026, 00:00

Items

Item 1

Id: 1
Related Lot: 1

Additional Classifications

Entry 1

Scheme: CPV
Id: 45000000
Description: Construction work

Delivery locations

Entry 1

Region: UKJ
Country: GB
Country Name: United Kingdom

Value

Including VAT: 180,000,000
Amount: 150,000,000
Currency: GBP

Suppliers

Supplier 1

Id: GB-COH-12256823
Name: HBV CITYHEART LIMITED

Standstill Period

Ends: 22 Oct 2026, 23:59

Contract period

Starts: 9 Nov 2026, 00:00
Ends: 8 Nov 2030, 23:59

Options

Description: For the purposes of advertising this opportunity in a compliant manner, the Authority has determined this requirement does not satisfy the criteria under s.8 of the Procurement Act; specifically, that there is a 'real operating risk' (s.8(1)(b)). The Authority's commitment to fulfil financially any void rooms precludes any meaningful risk. The Authority deems this a 'works' contract, therefore. It estimates that, subject to the Preferred Bidder's submission and the Authority accepting that submission, that the Preferred Bidder will be able to yield a gross income of between £300,000 and £600,000 per annum (£600,000 multiplied by 250 is equal to £150,000,000 - the advertised anticipated maximum value). Nevertheless, this will be contingent on the particulars of the Preferred Bidder's delivery model and funding arrangement and therefore income may be less or more than this amount over the term of the lease. Though the Authority has no financial envelope set aside for this requirement, and the Bidder is required to fund the requirement themselves, the Authority makes the following statements in the event of the Procurement Act 2023's application: The Authority reserves the right to introduce funding that is required to compensate for any disparity between the amount claimed and received in respect of housing benefit applications. However, the Authority does not anticipate this being routinely utilised as the Authority, including its revenues and benefits team, will be a key stakeholder in the design process. The Authority may, from time to time, be in receipt of funding, external (e.g. grant funding) or internal, that could be used to enhance the building or ongoing Services provided by the Bidder. The Authority reserves the right to utilise this funding to benefit the Services (including pre- and post-construction of the building). Without prejudice to the Authority's broader rights under the Procurement Act 2023, the Authority makes the above statements in reliance on s.74 and Sch.8(1) of the Procurement Act 2023.

Related lots

Documents

Entry 1

Id: 096727-2026
Document Type: awardNotice
Notice Type: UK6
Description: Contract award notice on Find a Tender
Url: https://www.find-tender.service.gov.uk/Notice/096727-2026 ↗
Published: 13 Oct 2026, 16:53
Format: text/html

Milestones

Entry 1

Id: 1
Type: futureSignatureDate
Due: 8 Nov 2026, 23:59
Status: scheduled

Recorded locations

Buyer location · Maidenhead · UKJ11 · SL6 1RF · United Kingdom

Notice and amendment history

2 published notice versions reviewed by ProcuraAxis.

2 VERSIONS

ocds-h6vhtk-05d63d-2025-11-03T11:16:09ZPreliminary market engagement notice on Find a Tender · 3 Nov 2025, 11:16
096727-2026Contract award notice on Find a Tender · 13 Oct 2026, 16:53

PROCURAAXIS AWARD ANALYSIS

Award outcome intelligence

Evidence-bound analysis of the published award appears below the official tender and award information.

ANALYSIS PREVIEW

Award intelligence at a glance

Royal Borough of Windsor & Maidenhead has published a pending award to HBV CITYHEART LIMITED for the Imperial Road Development Project. The proposed arrangement concerns redevelopment of a council-owned site for independent-living housing for people with learning disabilities, alongside housing-management services. The notice does not evidence a signed or active contract.

Published outcome signals

Published notice typeContract award notice on Find a TenderEvidence: Award document 096727-2026 is described as a Contract award notice on Find a Tender and was published on 13 October 2026.
Award statusPendingEvidence: Award 1 is explicitly marked "pending".
Standstill end22 October 2026, 23:59:59 (+01:00)Evidence: Award 1 states a standstillPeriod endDate of 2026-10-22T23:59:59+01:00.

95% approved-analysis confidence1 supplier record analysed4 source limitations

SOURCE AND FRESHNESS

Traceable procurement data

Source: Find a Tender
Notice reference: 096727-2026
OCID: ocds-h6vhtk-05d63d
First published: 3 Nov 2025
Last checked: 13 Oct 2026, 18:16
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 →

AWARD OUTCOME

What happened

Published outcome

Pending award to HBV CITYHEART LIMITED, subject to the stated standstill and future-signature milestones.

Market significance

This is a long-term development and housing-management opportunity structured around a proposed 250-year low- or nil-consideration lease. The advertised £150 million value is an estimated maximum based on potential lease-term gross income, not a stated buyer funding envelope.

AWARDED SUPPLIERS AND LOTS

1 supplier record analysed

HBV CITYHEART LIMITED

98% confidence

Award 1 · Lots 1 · £150,000,000 advertised anticipated maximum value; not allocated as an individual supplier payment GBP · Pending award

View supporting evidence

Award 1 names HBV CITYHEART LIMITED as supplier and has status pending. The award value is £150,000,000, while the notice explains this is an advertised anticipated maximum based on estimated gross income over a 250-year lease.

LIFECYCLE

Award or contract stage

Published notice type

99% confidence

Contract award notice on Find a Tender

View supporting evidence

Award document 096727-2026 is described as a Contract award notice on Find a Tender and was published on 13 October 2026.

Award status

99% confidence

Pending

View supporting evidence

Award 1 is explicitly marked "pending".

Standstill end

98% confidence

22 October 2026, 23:59:59 (+01:00)

View supporting evidence

Award 1 states a standstillPeriod endDate of 2026-10-22T23:59:59+01:00.

Future signature milestone

98% confidence

Scheduled for 8 November 2026

View supporting evidence

Award milestone type futureSignatureDate is scheduled for 2026-11-08T23:59:59Z.

Contract conclusion

99% confidence

Not evidenced

View supporting evidence

The award remains pending and the source records a future signature date rather than a concluded contract.

VALUES

Published values explained

Award value

99% confidence

£150,000,000 net; £180,000,000 gross

View supporting evidence

Award 1 value records amount £150,000,000 and amountGross £180,000,000 in GBP.

Value basis

96% confidence

Advertised anticipated maximum lease-term gross income estimate

View supporting evidence

The options text estimates possible gross income of £300,000 to £600,000 annually and states £600,000 multiplied by 250 equals the advertised anticipated maximum value of £150,000,000; income may be lower or higher.

Buyer funding envelope

97% confidence

No financial envelope stated

View supporting evidence

The notice states that the Authority has no financial envelope set aside and that the bidder is required to fund the requirement.

TIMELINE

Procurement timeline

Award decision date

99% confidence

13 October 2026

View supporting evidence

Award 1 date is 2026-10-13.

Assessment summaries sent

98% confidence

13 October 2026

View supporting evidence

Award 1 assessmentSummariesDateSent is 2026-10-13.

Stated contract period

98% confidence

9 November 2026 to 8 November 2030

View supporting evidence

Award 1 contractPeriod specifies startDate 2026-11-09 and endDate 2030-11-08.

SCOPE

What was awarded

Development requirement

96% confidence

Redevelop the Imperial Road site by demolishing existing day-centre buildings and delivering two new schemes.

View supporting evidence

The description states the partner is to demolish existing buildings and build two new schemes.

Intended accommodation

96% confidence

Anticipated 22 places for people with learning disabilities with medium to high needs.

View supporting evidence

The description anticipates two schemes of 11 people each, totalling 22 units.

Indicative configuration

95% confidence

Each building proposed as a six-unit shared home with staff and communal facilities plus five self-contained flats.

View supporting evidence

This configuration is described as the current proposed arrangement; alternative proposals are expressly open for consideration.

Operational services

97% confidence

Housing management, including repairs and maintenance, and partnership working with an identified care provider.

View supporting evidence

The description requires the partner or subcontractor to provide housing management and work with the identified care provider.

Classification

99% confidence

Construction work (CPV 45000000)

View supporting evidence

Award item 1 lists CPV 45000000, Construction work.

PROCEDURE

Procedure and competition

Procedure

99% confidence

Open procedure

View supporting evidence

Tender procurementMethod is open and procurementMethodDetails is Open procedure.

Legal basis

99% confidence

Procurement Act 2023

View supporting evidence

Tender legal basis is recorded as 2023/54 under the UKPGA scheme.

Competition data

99% confidence

Number of tenders and evaluation results not supplied

View supporting evidence

No bid count, scores, ranking, or award rationale is included in the supplied notice data.

CONTRACT TERMS

Published contract terms

Proposed lease arrangement

96% confidence

250-year lease at low to nil consideration

View supporting evidence

The procurement description states RBWM intends to lease the site at low to nil consideration for 250 years.

Options and contingent funding

94% confidence

Options are recorded; possible Authority funding support is reserved but not stated as routine.

View supporting evidence

Award 1 hasOptions is true. The options text reserves rights to address housing-benefit disparities and use available external or internal funding, while stating routine use is not anticipated.

Operating-risk position

93% confidence

Authority states it considered there was no meaningful real operating risk because of its commitment regarding void rooms.

View supporting evidence

The options text says the Authority determined the requirement did not satisfy the relevant section 8 criterion and cites its commitment to fulfil financially void rooms.

COMMERCIAL VIEW

Commercial observations

Commercial model

95% confidence

Developer-led and bidder-funded delivery model

View supporting evidence

The notice says the bidder is required to fund the requirement and describes potential income as contingent on the delivery model and funding arrangement.

Demand and revenue sensitivity

96% confidence

Potential income is explicitly uncertain and may be lower or higher than the advertised estimate.

View supporting evidence

The options text states income may be less or more over the lease term depending on the preferred bidder's delivery model and funding arrangement.

ANALYSIS QUALITY

95%overall confidence

Confidence reflects the completeness and consistency of the published award data.

Reference: ocds-h6vhtk-05d63d
Analysed: 13 Oct 2026

APPROVED AWARD ANALYSIS

BUYER CONTEXT

Buyer context

Buyer

99% confidence

Royal Borough of Windsor & Maidenhead

View supporting evidence

The buyer party is Royal Borough of Windsor & Maidenhead, identified as a sub-central government public authority.

Site context

94% confidence

Imperial Road site owned by RBWM; stated plot size 4,649m² and existing building footprint 821.5m².

View supporting evidence

These site dimensions and ownership are stated in the procurement description.

SUPPLIER CONTEXT

Supplier context

Supplier identity

99% confidence

HBV CITYHEART LIMITED (company number 12256823)

View supporting evidence

Supplier verification identifies an active company matched by company number 12256823; the award names HBV CITYHEART LIMITED.

Supplier classification

96% confidence

Large enterprise; not VCSE

View supporting evidence

Supplier party details record scale as large and vcse as false.

RENEWAL OUTLOOK

Renewal outlook

97% confidence

No renewal forecast available

View supporting evidence

The supplied notice contains no extension or renewal terms. Although a 250-year lease is described, the award record separately states a contract period ending in November 2030.

DATA QUALITY

Gaps and source limitations

Pending rather than concluded award

99% confidence

The notice supports a pending award only; it does not demonstrate a signed, started, or active contract.

View supporting evidence

Award status is pending and a future signature milestone is scheduled for 8 November 2026.

Term inconsistency requiring caution

98% confidence

The description refers to a proposed 250-year lease, while the award record gives a contract period from November 2026 to November 2030. The supplied data does not explain how these periods relate.

View supporting evidence

Procurement description and award contractPeriod provide the differing terms.

Information not supplied in the published notice

99% confidence

Lot title, individual lot value, tender count, evaluation details, pricing breakdown, and detailed extension or renewal terms are not supplied.

View supporting evidence

Lot 1 has no title or value, and no such competition or pricing fields are present in the supplied data.

Date-record anomaly

98% confidence

The process-level published_at field is 3 November 2025, whereas the supplied award notice document was published on 13 October 2026.

View supporting evidence

Process metadata and document datePublished contain these different dates.

SOURCE DATA LIMITATIONS

Information not supplied in the published notice

The award is pending; a concluded or signed contract is not evidenced.
The supplied records contain unexplained differences between the proposed 250-year lease term and the stated 2026-2030 contract period.
The published notice does not provide tender counts, scoring, award rationale, lot-level value allocation, or detailed pricing.
The £150 million figure is a contingent anticipated maximum income estimate and should not be read as confirmed buyer expenditure.

MARKET THEMES

Relevant award themes

COMMON QUESTIONS

About this award

Who is named in the pending award?

HBV CITYHEART LIMITED, verified by company number 12256823.

Is the contract signed?

No. The supplied award record is pending and includes a future signature milestone.

What does the £150 million value represent?

The notice describes it as an advertised anticipated maximum based on possible gross income across a proposed 250-year lease term.

ProcuraAxis award analysis supplements, but does not replace, the official award notice, contract data or procurement documents. “Awarded” does not by itself prove that a contract has been signed.

RBWM Imperial Road Development Project

Opportunity overview

Awarded to

HBV CITYHEART LIMITED

Classification

Lots

Documents and notices

Published notice details

Scope, procedure and submissions

Legal basis

Lots and requirements

Buyer, suppliers and contacts

Identifier

Address

Contact

Roles

Details

Classifications

Identifier

Additional Identifiers

Address

Contact

Roles

Details

Award information

Items

Additional Classifications

Delivery locations

Value

Suppliers

Standstill Period

Contract period

Options

Related lots

Documents

Milestones

Recorded locations

Notice and amendment history

Award intelligence at a glance

Published outcome signals

Traceable procurement data

Approved, evidence-bound analysis

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