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Extra Care Housing Development - Edinburgh House

Portsmouth City Council

This public procurement record has 2 releases in its history.

Tender

13 Oct 2026 at 21:11

UK4 - Tender Notice
Planning

24 Jun 2025 at 16:53

UK2 - Preliminary Market Engagement Notice
Summary of the contracting process

Portsmouth City Council is seeking a provider to design, build, finance and operate at least 60 affordable extra-care homes for older people and vulnerable adults at the former Edinburgh House Care Home site in Sundridge Close, Cosham, Portsmouth. The scheme is intended to support independent living, with communal areas and access to care and support; care itself will be commissioned separately. The provider will secure planning permission and funding, construct the development, and manage the homes, tenancies, maintenance and resident services. The Council owns the site and intends to retain the freehold and grant a long lease, with nomination rights to all homes. The site already has planning approval for 50 homes, but the selected provider must review the design and seek approval for the larger scheme.

The Council has invited offers through a competitive flexible procedure with shortlisting, dialogue and negotiation, followed by tendering. The first-stage application deadline was 13 November 2026 at 12:00, and the clarification deadline was 4 November 2026 at 17:00. The planned second-stage tender deadline is 5 February 2027 at 12:00; the best and final tender deadline is 16 April 2027 at 12:00. The Council expects to select a preferred provider by the end of May 2027. The lease is expected to last between 40 and 250 years, including extensions. The estimated opportunity value is £280 million excluding VAT (£336 million including VAT). Assessment is expected to balance quality and technical factors against commercial cost, with criteria including design, project delivery, social value, financial model, voids, Council contributions and affordable rents; weightings may be refined.

This suits a developer or consortium able to take an integrated design, build, finance and operate role for an affordable extra-care housing scheme, rather than a care provider: the successful development and property-management provider cannot bid for the separately commissioned care contract. Suppliers need to demonstrate financial strength and the ability to secure and manage most development funding, alongside relevant experience delivering comparable residential or extra-care schemes. The Council requires architectural and planning capability, construction delivery, long-term housing and property management, and partnership working with care operators and public bodies. Bidders must meet insurance, data-protection, health and safety, modern-slavery and Registered Provider regulatory requirements, and provide case studies covering funding, scale, nominations, BREEAM and regulatory performance. Design must address HAPPI and TAPPI standards, accessibility, fire safety and sustainability, with BREEAM Excellent or Good sought.

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Notice Information

Notice Title

Extra Care Housing Development - Edinburgh House

Notice Description

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 PS226 per week, 2 bed PS255 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 PS640,000 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. PS1.65M), the Council's business opportunity value estimate for a 40-year minimum lease term arrangement is approx. PS45M. Over a max lease term of 250 years the business opportunity grows exponentially to PS12.2B 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 PS160M - PS280M. 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.

Lot Information

Lot 1

Renewal: 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.

Planning Information

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: https://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.

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-0552df
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/096755-2026
Current Stage
Tender
All Stages
Planning, Tender

Procurement Classification

Notice Type
UK4 - Tender Notice
Procurement Type
Standard
Procurement Category
Services
Procurement Method
Selective
Procurement Method Details
Competitive flexible procedure
Tender Suitability
SME, VCSE
Awardee Scale
Not specified

Common Procurement Vocabulary (CPV)

CPV Divisions

45 - Construction work

50 - Repair and maintenance services

66 - Financial and insurance services

70 - Real estate services

71 - Architectural, construction, engineering and inspection services

79 - Business services: law, marketing, consulting, recruitment, printing and security

CPV Codes

45111291 - Site-development work

45112700 - Landscaping work

45113000 - Siteworks

45211200 - Sheltered housing construction work

45211340 - Multi-dwelling buildings construction work

45231000 - Construction work for pipelines, communication and power lines

50230000 - Repair, maintenance and associated services related to roads and other equipment

50700000 - Repair and maintenance services of building installations

66122000 - Corporate finance and venture capital services

66131100 - Pension investment services

66190000 - Loan brokerage services

70111000 - Development of residential real estate

70210000 - Residential property renting or leasing services

70311000 - Residential building rental or sale services

70331000 - Residential property services

70333000 - Housing services

71220000 - Architectural design services

71240000 - Architectural, engineering and planning services

71410000 - Urban planning services

71500000 - Construction-related services

79993000 - Building and facilities management services

Notice Value(s)

Tender Value
£280,000,000 £100M-£1B
Lots Value
£280,000,000 £100M-£1B
Awards Value
Not specified
Contracts Value
Not specified

Notice Dates

Publication Date
13 Oct 20261 weeks ago
Submission Deadline
Not specified
Future Notice Date
19 Jan 2026Expired
Award Date
Not specified
Contract Period
1 Jun 2027 - 31 May 2070 Over 5 years
Recurrence
Not specified

Notice Status

Tender Status
Active
Lots Status
Active
Awards Status
Not Specified
Contracts Status
Not Specified

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
Portsmouth 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
PORTSMOUTH
Postcode
PO1 2AL
Postcode Area
Portsmouth
Country
England
Major Region (ITL 1)
TLJ South East (England)
Basic Region (ITL 2)
TLJ3 Hampshire and Isle of Wight
Small Region (ITL 3)
TLJ31 Portsmouth
Delivery Location
TLJ31 Portsmouth
Local Authority
Portsmouth
Electoral Ward
Charles Dickens
Westminster Constituency
Portsmouth South

Further Information

Notice Documents

Open Contracting Data Standard (OCDS)

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