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Procurement of a master developer for the redevelopment of Land at Packmoor, Stoke-on-Trent

Stoke-on-Trent City Council

This public procurement record has 3 releases in its history.

Planning

28 Sep 2026 at 14:33

UK2 - Preliminary Market Engagement Notice
PlanningUpdate

23 Jun 2025 at 10:06

UK1 - Pipeline Notice
Planning

20 Jun 2025 at 09:05

UK1 - Pipeline Notice
Summary of the contracting process

Stoke-on-Trent City Council intends to appoint a master developer to lead the redevelopment of its land at Packmoor, north of Stoke-on-Trent, around four miles from Hanley city centre. The project is guided by the Council’s Packmoor Masterplan and could deliver up to 816 homes, including around 200 affordable rented homes, specialist accommodation for older people, a significant care facility and other local enhancements. The work covers property development and associated site development, construction, engineering, architectural and planning services. The Council declared the land surplus to its operational requirements in 2023 and has since considered future uses and options for improving the site. The planned development is a large, long-term regeneration scheme rather than a standalone construction contract.

The process is at planning: the Council is undertaking preliminary market engagement to gather views from the development industry, and there is no invitation to tender at this stage. Engagement feedback will inform the procurement strategy. The Council expects to issue a further notice on 1 February 2026; interested businesses were invited to contact the named engagement organisation by 13 October 2026 to take part in discussions. The planned contract period runs from 1 March 2027 to 1 March 2040. The estimated value is £172 million excluding VAT (£215 million including VAT). The procurement is planned as one lot, with a works category and a value above the relevant threshold. The Council approved progressing with its preferred development option at a Cabinet meeting on 14 July 2026.

This project is likely to suit established master developers and property development consortia able to shape and deliver a complex, multi-phase urban expansion. Relevant strengths include coordinating housing delivery with specialist later-life accommodation, care provision, site development, infrastructure and local improvements, as well as managing planning, design and construction partners over an extended programme. The scale and mix of development favour suppliers able to demonstrate financial resilience, delivery capacity and experience bringing forward large residential sites, including affordable homes. The Council is currently seeking industry views to help shape its procurement strategy, giving developers with relevant schemes and delivery models a chance to inform how the future competition is designed. The plan includes affordable rented housing and accommodation for older people, so experience working with housing and care providers may be commercially relevant.

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Notice Information

Notice Title

Procurement of a master developer for the redevelopment of Land at Packmoor, Stoke-on-Trent

Notice Description

Stoke-on-Trent City Council is seeking to appoint a master developer to bring forward the redevelopment of land at Packmoor in line with the Packmoor Masterplan. The land is owned by Stoke-on-Trent City Council, who in 2023 confirmed that the subject site is surplus to operational requirements. Work has since explored options for the future use and enhancement of the land, which has a development capacity of circa 800 new homes plus a significant care facility and other local enhancements. The site is located to the north of Stoke-on-Trent, approximately 4 miles from Hanley which is the City Centre. The M6 motorway connects Stoke-on-Trent to major cities including Manchester and Liverpool and connects south to the outskirts of Birmingham and Coventry. The Council has produced a detailed Masterplan which considered potential development options for the site and, at a meeting of the City Council's Cabinet on 14th July 2026, the Council approved to progress with an option which could deliver up to 816 new homes, including around 200 affordable rented homes, together with specialist accommodation for older people The Council now wishes to carry out a formal Preliminary Market Engagement (PME) process in order to seek views from the development industry regarding the redevelopment of the site. The feedback from the PME will be used to shape the procurement strategy for this project.

Planning Information

To be included in our discussions please contact: Jon Elmer Thomas Lister Limited Jon.elmer@thomaslister.com

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-055084
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/091479-2026
Current Stage
Planning
All Stages
Planning

Procurement Classification

Notice Type
UK2 - Preliminary Market Engagement Notice
Procurement Type
Standard
Procurement Category
Works
Procurement Method
Not Specified
Procurement Method Details
Not specified
Tender Suitability
Not specified
Awardee Scale
Not specified

Common Procurement Vocabulary (CPV)

CPV Divisions

45 - Construction work

70 - Real estate services

71 - Architectural, construction, engineering and inspection services

CPV Codes

45111291 - Site-development work

45200000 - Works for complete or part construction and civil engineering work

70110000 - Development services of real estate

71240000 - Architectural, engineering and planning services

Notice Value(s)

Tender Value
£172,000,000 £100M-£1B
Lots Value
Not specified
Awards Value
Not specified
Contracts Value
Not specified

Notice Dates

Publication Date
28 Sep 20262 weeks ago
Submission Deadline
Not specified
Future Notice Date
1 Feb 2026Expired
Award Date
Not specified
Contract Period
1 Mar 2027 - 1 Mar 2040 Over 5 years
Recurrence
Not specified

Notice Status

Tender Status
Planned
Lots Status
Planned
Awards Status
Not Specified
Contracts Status
Not Specified

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
Stoke-on-Trent City 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
STOKE-ON-TRENT
Postcode
ST4 1HH
Postcode Area
Stoke-on-Trent
Country
England
Major Region (ITL 1)
TLG West Midlands (England)
Basic Region (ITL 2)
TLG2 Shropshire and Staffordshire
Small Region (ITL 3)
TLG23 Stoke-on-Trent
Delivery Location
TLG23 Stoke-on-Trent
Local Authority
Stoke-on-Trent
Electoral Ward
Hartshill Park & Stoke
Westminster Constituency
Stoke-on-Trent Central

Further Information

Notice Documents

Open Contracting Data Standard (OCDS)

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