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St James Depot - Procurement of a Development Partner

West Northamptonshire Council

This public procurement record has 4 releases in its history.

Award

05 Aug 2026 at 16:15

UK6 - Contract Award Notice
TenderUpdate

01 Aug 2025 at 11:07

UK4 - Tender Notice
Tender

14 Jul 2025 at 13:32

UK4 - Tender Notice
Planning

09 Jun 2025 at 14:15

UK2 - Preliminary Market Engagement Notice
Summary of the contracting process

West Northamptonshire Council appointed a development partner for the St James Depot site in Northampton. The requirement is a residential-led, high-quality development, covering demolition, site preparation, site development, siteworks, construction of houses and multi-dwelling buildings, and associated real estate, architectural, engineering, inspection, urban planning and landscape services. The selected partner is expected to help shape and deliver the scheme through a masterplan, delivery strategy and overall business plan. The work is classified primarily as construction and includes residential real estate development and urban development. The site is in West Northamptonshire, Northamptonshire. The intended commercial arrangement is a partnering structure, expected to be documented through a Development Agreement supported by agreed Heads of Terms.

The procurement is complete and Placefirst Ltd was selected on 5 August 2026 for the sole lot. The award is recorded as pending, with a standstill period ending on 14 August 2026 and contract signature scheduled for 31 October 2026. The awarded contract period is 31 October 2026 to 5 November 2028. The procurement used the Competitive Flexible Procedure under the concession regime, with participation, dialogue, final tender, preferred supplier and award stages. Eight bids were received, including two from SMEs. Evaluation was on the most advantageous tender, with price identified as a criterion. The estimated procurement value was £45 million excluding VAT, or £54 million including VAT. The award value is recorded as £0, while the lot value is recorded as AED45 million excluding VAT and AED54 million including VAT.

This requirement is relevant to established property developers and development partners able to provide the resources, experience and delivery capability for a complex residential-led regeneration scheme. Credible competitors would need to demonstrate high-quality housing delivery, masterplanning, site preparation and construction capability, together with access to architectural, engineering, planning and landscape expertise. The procurement also points to the importance of forming a collaborative partnering arrangement, developing a commercially viable business plan and delivery strategy, and allocating project risks clearly between the council and its partner. Experience of delivering comparable developments on constrained or distinctive sites, including schemes with heritage considerations, would strengthen a future proposition. Suppliers should also be prepared for structured dialogue and a final tender based on solutions developed with the council.

How relevant is this notice?

Notice Information

Notice Title

St James Depot - Procurement of a Development Partner

Notice Description

The Council is seeking a development partner with the relevant experience, capability and resources to deliver a high quality, residential-led development at the Site. The Council proposes to enter into a partnering arrangement with the successful Potential Supplier that aligns the parties' goals, apportions risk appropriately, and provides a clear and transparent mechanism for the delivery of the Project. It is currently envisaged that this arrangement will be structured as a Development Agreement, supported by Heads of Terms to be issued during the Dialogue Stage. The Development Agreement is expected to be conditional on the agreement of an overall Business Plan, to be derived from the Final Tender Submission, and supported by a detailed masterplan and delivery strategy. The Council will be undertaking this procurement process using the Competitive Flexible Procedure in accordance with the Procurement Act 2023, allowing for structured dialogue with shortlisted Potential Suppliers prior to the submission of Final Tenders. The Council is committed to a collaborative and transparent process that encourages innovation and quality within a commercially viable framework.

Planning Information

To inform and shape our delivery and procurement advice for the site, we have undertaken market engagement with a number of selected developers to gain views on the scheme proposals / aspirations, and developer sentiment regarding the most appropriate route to procuring a development partner to deliver the scheme. This engagement was by way of a live presentation to a number of developers over Microsoft Teams. Following a recommended sample of developers from C&W, and discussion with WNC, the following parties were invited to SMT meetings: 1. Placefirst 2. Keepmoat 3. Igloo 4. Muse 5. Henry Boot Developments (HBD) 6. Capital & Centric 7. Urban Splash 8. Places for People All parties were invited to attend a virtual SMT meeting with both WNC and C&W, with the meetings being held between 5 November and 15 November 2024. The presentation set out a list of question topics to provide a structure to the meetings: • Views on the overall opportunity. • Approach to masterplan layout, including mix of residential typologies and tenures, and the potential for delivery of a non-standard, high quality residential product. • Examples of other similar developments on-site, or recently delivered, including heritage aspects? • Partnering approach / delivery structure (i.e. development agreement). • Procurement approach (open, flexible procedure or use of framework) • Likely timescales associated with the procurement approaches. SMT was carried out with four of the eight developers invited, with HBD, Urban Splash and Places for People opting not to participate, and no response being received from Capital & Centric. Meetings were held on the following dates: 1. Placefirst - 5 November 2024 2. Keepmoat - 8 November 2024 3. Igloo Regeneration (Igloo) - 13 November 2024 4. Muse Places (Muse) – 15 November 2024

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-054552
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/074353-2026
Current Stage
Award
All Stages
Planning, Tender, Award

Procurement Classification

Notice Type
UK6 - Contract Award Notice
Procurement Type
Standard
Procurement Category
Works
Procurement Method
Open
Procurement Method Details
Competitive flexible procedure
Tender Suitability
Not specified
Awardee Scale
Large

Common Procurement Vocabulary (CPV)

CPV Divisions

45 - Construction work

70 - Real estate services

71 - Architectural, construction, engineering and inspection services

CPV Codes

45000000 - Construction work

45111000 - Demolition, site preparation and clearance work

45111291 - Site-development work

45113000 - Siteworks

45210000 - Building construction work

45211000 - Construction work for multi-dwelling buildings and individual houses

45211360 - Urban development construction work

70000000 - Real estate services

70111000 - Development of residential real estate

71000000 - Architectural, construction, engineering and inspection services

71400000 - Urban planning and landscape architectural services

Notice Value(s)

Tender Value
£45,000,000 £10M-£100M
Lots Value
£45,000,000 £10M-£100M
Awards Value
Not specified
Contracts Value
Not specified

Notice Dates

Publication Date
5 Aug 20263 weeks ago
Submission Deadline
25 Jul 2025Expired
Future Notice Date
24 Jun 2025Expired
Award Date
5 Aug 20263 weeks ago
Contract Period
31 Oct 2026 - 5 Nov 2028 2-3 years
Recurrence
Not specified

Notice Status

Tender Status
Complete
Lots Status
Complete
Awards Status
Pending
Contracts Status
Not Specified

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
West Northamptonshire Council
Contact Name
Available with D3 Tenders Premium →
Contact Email
Available with D3 Tenders Premium →
Contact Phone
Available with D3 Tenders Premium →

Buyer Location

Locality
NORTHAMPTON
Postcode
NN1 1ED
Postcode Area
Northampton
Country
England
Major Region (ITL 1)
TLF East Midlands (England)
Basic Region (ITL 2)
TLF2 Leicestershire, Rutland and Northamptonshire
Small Region (ITL 3)
TLF24 West Northamptonshire
Delivery Location
TLF24 West Northamptonshire
Local Authority
West Northamptonshire
Electoral Ward
Castle
Westminster Constituency
Northampton North

Supplier Information

Number of Suppliers
1
Supplier Name

Placefirst Ltd

Further Information

Notice Documents

Open Contracting Data Standard (OCDS)

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The Open Contracting Data Standard (OCDS) is a framework designed to increase transparency and access to public procurement data in the public sector. It is widely used by governments and organisations worldwide to report on procurement processes and contracts.

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