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Affordable Housing Development, Junction Road, Woodhouse, Sheffield

GUINNESS DEVELOPMENTS LIMITED

This public procurement record has 1 release in its history.

Award

25 Sep 2026 at 13:55

Award Notice
Summary of the contracting process

Guinness Developments Limited is procuring an integrated land-and-build package for affordable housing at Junction Road, Woodhouse, Sheffield. The development comprises 16 apartments and 31 houses, with associated infrastructure works. Guinness Developments will act as employer for the building contract on behalf of its parent, The Guinness Partnership, which will own the homes when they are practically complete. The arrangement links acquisition of the site with construction: the land interest is transferred as part of the package, and Keepmoat Homes is responsible for delivering the residential development. The work is housing construction (CPV 45210000), rather than a standalone building project detached from the site transaction.

The procurement is complete and the contract was awarded to Keepmoat Homes Limited; the contract is active and was signed on 4 June 2026. Its stated value is £10,877,892. The contract covers the 16 apartments, 31 houses and associated infrastructure at Junction Road, Woodhouse, Sheffield. Guinness Developments used a negotiated procedure without prior publication of a competition, relying on the single-supplier technical-reasons justification under regulation 32(2)(b)(ii) of the Public Contracts Regulations 2015. The buyer cited the supplier’s linked land interest and construction arrangement, local unmet housing need and the lack of suitable available land within reasonable timescales. Price was the stated award criterion. The contract uses a JCT Build Contract; its end point is practical completion and completion of the defects liability period.

For a supplier assessing future work for Guinness Developments in Sheffield, this award indicates demand for complete affordable-housing schemes combining a site interest, residential construction and supporting infrastructure, rather than construction services alone. A credible competitor would need the ability to assemble or secure an appropriate development site and deliver both apartments and houses through to practical completion, with the capacity to manage the associated infrastructure and defects-liability obligations. The selected supplier, Keepmoat Homes, is a large housebuilder, and the buyer’s stated rationale depended on a land interest being tied to the development contract. That makes land control and an integrated delivery proposition commercially important characteristics for this specific requirement. The scheme also responds to documented local housing pressures, so suppliers should be equipped to deliver affordable homes in the Sheffield locality.

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Notice Information

Notice Title

Affordable Housing Development, Junction Road, Woodhouse, Sheffield

Notice Description

Land Build Package deal for the construction of 16 Nr. Apartments and 31 Nr Houses with associated infrastructure works for affordable homes provision.

Lot Information

Lot 1

Guinness Developments Limited (GDL) intends to enter into an agreement for the purchase of land and an associated build contract with Keepmoat Homes. This is a traditional land and build package deal for the construction of 16 Nr. Apartments and 31 Nr Houses with associated infrastructure works for affordable homes provision. The proposed acquisition forms part of a single, integrated land and development package. The supplier MCI Developments Ltd (a Keepmoat Homes Company) has secured a contractual interest in the site and will transfer that interest to The Guinness Partnership Ltd (GDL's parent company) upon completion of the land acquisition as an exempt transaction under the Public Contracts Regulations 2015. As a condition of the transaction, the residential development is to be constructed and delivered by Keepmoat Homes, with Guinness Developments Ltd acting as Employer on behalf of The Guinness Partnership Ltd under the building contract, which is the subject of this notice. The land transfer and construction arrangements are commercially and contractually linked, and the supplier is not prepared to transfer its interest independently of the development arrangements. Ownership of the homes will be with The Guinness Partnership Ltd upon practical completion of the homes. Additional information: Scoping and initial negotiations on this package deal commenced in July 2021 and were substantially underway prior to the implementation of the Procurement Act 2023. Guinness' view is therefore that this award is covered by the transition provisions built into PA23, and that this contract award is subject to PCR2015, which is why a VEAT notice is being issued.

Options: The contract will take the form of a JCT Build Contract and therefore the end date of the contract will be on Practical Completion and completion of the defects liability period.

Procurement Information

Guinness Developments Limited (GDL) considers that in this case the use of the negotiated procedure without prior publication is justified on the basis of: Regulation 32(b)(ii) of the Public Contract Regulations 2015 - single supplier - technical reasons. The direct award without prior publication justification applies because: (a) the Supplier is prepared to transfer its interest in the land as part of a wider arrangement under which it is also appointed as the development contractor. (b) GDL and Sheffield City Council have significant unmet housing need in the locality of the development, evidenced through long housing waiting lists. As of October 2025, Sheffield Council's housing register comprised approximately 29,131 households with around 19,467 households actively seeking accommodation through the allocations system. In addition under the National Planning Policy Framework, Sheffield Council are unable to demonstrate a 5 year housing land supply, with the published position identifying only a 3.07 year supply. (c) There is no known land on the open market within the locality which is available for affordable or social housing development within reasonable timeframes to address the unmet housing need.

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-077aa4
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/091023-2026
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
Large

Common Procurement Vocabulary (CPV)

CPV Divisions

45 - Construction work

CPV Codes

45210000 - Building construction work

Notice Value(s)

Tender Value
Not specified
Lots Value
Not specified
Awards Value
Not specified
Contracts Value
£10,877,892 £10M-£100M

Notice Dates

Publication Date
25 Sep 20261 weeks ago
Submission Deadline
Not specified
Future Notice Date
Not specified
Award Date
Not specified
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

Contracting Authority (Buyer)

Main Buyer
GUINNESS DEVELOPMENTS LIMITED
Contact Name
Available with D3 Tenders Premium →
Contact Email
Available with D3 Tenders Premium →
Contact Phone
Available with D3 Tenders Premium →

Buyer Location

Locality
LONDON
Postcode
NW1 3AX
Postcode Area
North West London
Country
England
Major Region (ITL 1)
TLI London
Basic Region (ITL 2)
TLI3 Inner London - West
Small Region (ITL 3)
TLI36 Camden
Delivery Location
TLE32 Sheffield
Local Authority
Camden
Electoral Ward
Regent's Park
Westminster Constituency
Holborn and St Pancras

Supplier Information

Number of Suppliers
1
Supplier Name

Keepmoat Homes Limited

Further Information

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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