52 No New Housing Units, Rosskeen, Ross Shire

Notice Information

Get alerts for notices like these

Notice Title

52 No New Housing Units, Rosskeen, Ross Shire

Notice Description

The Project comprises a New Housing Development in Rosskeen, Invergordon and will provide (52) Nr housing units complete with all associated infrastructure works thereto. The 52 units comprising 22 Rent units, 12 Lift units & 18 MMR units.

Lot Information

Lot 1

Negotiated- Capstone Construction is the current owner of the site. Following initial discussions, the project proceeded on a negotiated basis, reflecting the landownership position and the contractor's established involvement in the early development of proposals.

Procurement Information

The contracting authority intends to directly award a Design and Build contract in connection with the delivery of 52 new housing units at Rosskeen, Invergordon. The proposed development is to be delivered on land which is owned and controlled by Capstone Construction, who has promoted the site and progressed the scheme to its current stage. This includes the advancement of site-specific design proposals, planning progression, and development of the technical and infrastructure approach. The authority considers that the proposed works are closely integrated with the land ownership and development position established to date, and that the delivery of the scheme is dependent upon that integrated arrangement. In particular: - the site is under the control of a single landowner and is not otherwise available to the market independently of the current development proposal. - the scheme has progressed to an advanced stage of design and technical development, reflecting site-specific constraints and requirements; and -the development approach, including infrastructure and layout, is intrinsically linked to the landowner's proposals and delivery model. The authority has considered whether the works contract could be procured separately through a competitive tendering exercise. However, it has concluded that doing so would be likely to: - result in significant duplication of design, technical and development work already undertaken; - require re-procurement of design and associated project development inputs; - introduce delay incompatible with programme and funding requirements; and - risk undermining the viability and deliverability of the scheme. On that basis, the authority considers that there is limited scope for effective competition in respect of the works contract when considered independently of the land and development arrangements. Accordingly, the authority considers that the use of the negotiated procedure without prior publication is justified on the basis that the contract can, in practice, only be delivered within the required parameters by the supplier in control of the site and the associated development arrangements.

Notice Details

Get alerts for notices like these

Publication & Lifecycle

Open Contracting ID: ocds-h6vhtk-06d501
Publication Source: Find A Tender Service
Latest Notice: https://www.find-tender.service.gov.uk/Notice/071115-2026
Current Stage: Award
All Stages: Award

Procurement Classification

Notice Type: Award Notice
Procurement Type: Standard
Procurement Category: Works
Procurement Method: Limited
Procurement Method Details: Award procedure without prior publication of a call for competition
Tender Suitability: Not specified
Awardee Scale: SME

Common Procurement Vocabulary (CPV)

CPV Divisions: 45 - Construction work
CPV Codes: 45000000 - Construction work

Notice Value(s)

Tender Value: Not specified
Lots Value: Not specified
Awards Value: Not specified
Contracts Value: £13,846,869 £10M-£100M

Notice Dates

Publication Date: 28 Jul 20261 weeks ago
Submission Deadline: Not specified
Future Notice Date: Not specified
Award Date: 21 Jul 20262 weeks ago
Contract Period: Not specified - Not specified
Recurrence: Not specified

Notice Status

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

Buyer & Supplier

Get alerts for notices like these

Contracting Authority (Buyer)

Main Buyer: HIGHLAND 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: INVERNESS
Postcode: IV3 5NX
Post Town: Inverness
Country: Scotland
Major Region (ITL 1): TLM Scotland
Basic Region (ITL 2): TLM2 Highlands and Islands
Small Region (ITL 3): TLM20 Highlands and Islands
Delivery Location: TLM6 Highlands and Islands
Local Authority: Highland
Electoral Ward: Inverness West
Westminster Constituency: Inverness, Skye and West Ross-shire

Supplier Information

Number of Suppliers: 1
Supplier Name: CAPSTONE CONSTRUCTION SCOTLAND

Further Information

Notice URLs

Open Contracting Data Standard (OCDS)

View full OCDS Record for this contracting process

JSON Markdown

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.

{
    "tag": [
        "compiled"
    ],
    "id": "ocds-h6vhtk-06d501-2026-07-28T11:16:37+01:00",
    "date": "2026-07-28T11:16:37+01:00",
    "ocid": "ocds-h6vhtk-06d501",
    "description": "NOTE: To register your interest in this notice and obtain any additional information please visit the Public Contracts Scotland Web Site at https://www.publiccontractsscotland.gov.uk/Search/Search_Switch.aspx?ID=838450. (SC Ref:838450)",
    "initiationType": "tender",
    "tender": {
        "id": "DIHD24017",
        "legalBasis": {
            "id": "32014L0024",
            "scheme": "CELEX"
        },
        "title": "52 No New Housing Units, Rosskeen, Ross Shire",
        "status": "complete",
        "classification": {
            "scheme": "CPV",
            "id": "45000000",
            "description": "Construction work"
        },
        "mainProcurementCategory": "works",
        "description": "The Project comprises a New Housing Development in Rosskeen, Invergordon and will provide (52) Nr housing units complete with all associated infrastructure works thereto. The 52 units comprising 22 Rent units, 12 Lift units & 18 MMR units.",
        "lots": [
            {
                "id": "1",
                "description": "Negotiated- Capstone Construction is the current owner of the site. Following initial discussions, the project proceeded on a negotiated basis, reflecting the landownership position and the contractor's established involvement in the early development of proposals.",
                "hasOptions": false
            }
        ],
        "items": [
            {
                "id": "1",
                "additionalClassifications": [
                    {
                        "scheme": "CPV",
                        "id": "45000000",
                        "description": "Construction work"
                    }
                ],
                "deliveryAddresses": [
                    {
                        "region": "UKM6"
                    }
                ],
                "relatedLot": "1"
            }
        ],
        "procurementMethod": "limited",
        "procurementMethodDetails": "Award procedure without prior publication of a call for competition",
        "coveredBy": [
            "GPA"
        ],
        "procurementMethodRationaleClassifications": [
            {
                "id": "D_OUTSIDE_SCOPE",
                "scheme": "TED_PT_AWARD_CONTRACT_WITHOUT_CALL",
                "description": "The procurement falls outside the scope of application of the directive"
            }
        ],
        "procurementMethodRationale": "The contracting authority intends to directly award a Design and Build contract in connection with the delivery of 52 new housing units at Rosskeen, Invergordon. The proposed development is to be delivered on land which is owned and controlled by Capstone Construction, who has promoted the site and progressed the scheme to its current stage. This includes the advancement of site-specific design proposals, planning progression, and development of the technical and infrastructure approach. The authority considers that the proposed works are closely integrated with the land ownership and development position established to date, and that the delivery of the scheme is dependent upon that integrated arrangement. In particular: - the site is under the control of a single landowner and is not otherwise available to the market independently of the current development proposal. - the scheme has progressed to an advanced stage of design and technical development, reflecting site-specific constraints and requirements; and -the development approach, including infrastructure and layout, is intrinsically linked to the landowner's proposals and delivery model. The authority has considered whether the works contract could be procured separately through a competitive tendering exercise. However, it has concluded that doing so would be likely to: - result in significant duplication of design, technical and development work already undertaken; - require re-procurement of design and associated project development inputs; - introduce delay incompatible with programme and funding requirements; and - risk undermining the viability and deliverability of the scheme. On that basis, the authority considers that there is limited scope for effective competition in respect of the works contract when considered independently of the land and development arrangements. Accordingly, the authority considers that the use of the negotiated procedure without prior publication is justified on the basis that the contract can, in practice, only be delivered within the required parameters by the supplier in control of the site and the associated development arrangements."
    },
    "awards": [
        {
            "id": "071115-2026-DIHD24017-1",
            "relatedLots": [
                "1"
            ],
            "status": "active",
            "suppliers": [
                {
                    "id": "GB-FTS-185285",
                    "name": "Capstone Construction Scotland Ltd"
                }
            ]
        }
    ],
    "parties": [
        {
            "id": "GB-FTS-180469",
            "name": "Highland Council",
            "identifier": {
                "legalName": "Highland Council"
            },
            "address": {
                "streetAddress": "Glenurquhart Road",
                "locality": "Inverness",
                "region": "UKM6",
                "postalCode": "IV3 5NX",
                "countryName": "United Kingdom"
            },
            "contactPoint": {
                "email": "contracts.team@highland.gov.uk"
            },
            "roles": [
                "buyer"
            ],
            "details": {
                "url": "https://www.highland.gov.uk",
                "buyerProfile": "https://www.publiccontractsscotland.gov.uk/search/Search_AuthProfile.aspx?ID=AA00045",
                "classifications": [
                    {
                        "id": "REGIONAL_AUTHORITY",
                        "scheme": "TED_CA_TYPE",
                        "description": "Regional or local authority"
                    },
                    {
                        "id": "01",
                        "scheme": "COFOG",
                        "description": "General public services"
                    }
                ]
            }
        },
        {
            "id": "GB-FTS-185285",
            "name": "Capstone Construction Scotland Ltd",
            "identifier": {
                "legalName": "Capstone Construction Scotland Ltd"
            },
            "address": {
                "streetAddress": "11-13 Henderson Drive",
                "locality": "Inverness",
                "region": "UK",
                "postalCode": "IV1 1TR",
                "countryName": "United Kingdom"
            },
            "roles": [
                "supplier"
            ],
            "details": {
                "scale": "sme"
            }
        },
        {
            "id": "GB-FTS-128469",
            "name": "The Sheriff Officer",
            "identifier": {
                "legalName": "The Sheriff Officer"
            },
            "address": {
                "streetAddress": "Justice Centre, Longman Road",
                "locality": "Inverness",
                "countryName": "United Kingdom"
            },
            "roles": [
                "reviewBody"
            ]
        }
    ],
    "buyer": {
        "id": "GB-FTS-180469",
        "name": "Highland Council"
    },
    "contracts": [
        {
            "id": "071115-2026-DIHD24017-1",
            "awardID": "071115-2026-DIHD24017-1",
            "status": "active",
            "value": {
                "amount": 13846869.91,
                "currency": "GBP"
            },
            "dateSigned": "2026-07-22T00:00:00+01:00"
        }
    ],
    "links": [
        {
            "rel": "canonical",
            "href": "https://api.publiccontractsscotland.gov.uk/v1/Notice?id=ocds-r6ebe6-0000838450"
        }
    ],
    "language": "en"
}