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Firepool Regeneration Project - Development Agreement - Taunton, Somerset

Somerset County Council

This public procurement record has 1 release in its history.

Planning

16 Oct 2026 at 11:25

UK2 - Preliminary Market Engagement Notice
Summary of the contracting process

Somerset Council intends to bring forward a development partnership for the Firepool site, a major brownfield regeneration site in central Taunton, between the railway station and the River Tone. The project is expected to deliver a high-quality mixed-use scheme, combining housing with complementary commercial, leisure and community uses, alongside public open space and improved movement through the site. The Council’s objectives include connecting the town centre and station with the river, supporting sustainable travel and a zero-carbon vision, strengthening the town’s economy, generating social value and contributing to wider local regeneration. The work is property development and construction, including residential and non-residential development. Delivery is in Taunton, Somerset. The Council is considering market feedback on potential uses while progressing a development-agreement approach.

This is at planning stage: Somerset Council is undertaking preliminary market engagement before launching a procurement it expects in early 2027. It seeks written responses on questions in its Firepool soft market testing brief and may request clarification through written exchanges or meetings. Participation is voluntary. Earlier informal engagement took place in November 2025 with 20 developers; the Council met 11 organisations. Feedback is being used to shape how the future opportunity is presented, not to set binding requirements. A development agreement is the expected route, with likely key conditions covering programme, phasing and quality. The anticipated contract period runs from January 2028 to December 2037. The published planning information gives no estimated contract value or budget. The project is presented as a single site-wide development, with no lot divisions indicated.

The project is likely to suit property developers, regeneration specialists and construction partners able to deliver a substantial brownfield, mixed-use scheme in a town-centre setting. Relevant experience may include residential and commercial development, leisure or community uses, complex site phasing, place-making and public-realm delivery. The Council is interested in market views on viable uses, development models, delivery structures, procurement options, investment and funding needs, and factors that would encourage participation. Earlier discussions indicated interest in a development-agreement model and potential residential uses alongside complementary commercial, leisure and community activity; these were market views, not agreed specifications. The Council will seek a commercially viable balance of public-sector risk and reward, with attention to delivery pace, quality, programme and phasing. Its strategic aims also point to capability in sustainable transport, low-carbon design, social value and economic regeneration. No specific accreditations or minimum capacity requirements are set out at this planning stage.

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Notice Information

Notice Title

Firepool Regeneration Project - Development Agreement - Taunton, Somerset

Notice Description

The Firepool site is a major brownfield regeneration opportunity located in the heart of Taunton, Somerset's County Town. The site is strategically positioned between Taunton Railway Station and the River Tone and within the town centre. This location offers excellent transport connectivity and the potential to act as a catalyst for the wider regeneration of Taunton. The Council will consider market feedback on uses; however it has established a set of strategic objectives for the Firepool project, and any future development must align with these: * Deliver a high-quality mixed-use scheme which supports the design principles in the Masterplan and Garden Town themes, particularly: - Placemaking to support Taunton Garden Town, including turning to face the river and connecting the town centre and station. Respond to place and context. - Retaining a focus on public open spaces, public realm and movement through the site and promoting sustainable forms of travel. - Promoting a zero-carbon vision for the site. * Optimise housing outcomes from the site. * Support Taunton's economic resilience by delivering a mixed-use scheme that is complementary to the town centre and drives economic improvement. * Promote social value contribution from the activities and uses delivered on site. * Support wider regeneration in the local area by ensuring development on site commences at a rapid pace. * Deliver a commercially viable scheme that balances Council risk and reward. The Council is progressing a Development Agreement route for the development of the Firepool site with likely key conditions focused on programme, phasing and quality.

Planning Information

The Council is inviting organisations to participate in this preliminary market engagement exercise relating to the development of the Firepool site. A key part of the PME is for the Council to understand, ahead of launching the procurement in early 2027, the potential for the site and the appetite for a development partnership with the Council. The Council is seeking written responses from the market on key matters - see Questions 1 to 10 in Section 5 of the document titled “Firepool – Soft Market Testing Brief 2026”. The Council may, at its discretion, seek clarification of any aspect of any response received from organisations. Such clarifications may be undertaken in writing, through meetings held in person, or via virtual meeting platforms (including Microsoft Teams). The Council reserves the right not to seek clarification and shall be under no obligation to clarify any response or engage in discussions with any organisation. The Council will consider the input and responses received as part of this PME exercise to help shape how the opportunity is presented to the market. Any resulting procurement process will not reflect any one type of bidding entity or any one organisation's preferred or recommended approaches, and the Council will ensure equal treatment of all tenderers for any procurement exercise(s). Previous informal market engagement During November 2025, the Council issued a soft market testing brief to 20 developer organisations representing a range of development models and sectors, including organisations with experience of similar projects and those that had previously expressed interest in the Firepool site. Meetings were held with 11 organisations, and potential partners and stakeholders were also identified for discussion. Discussions explored the masterplan, the proposed mix of uses, viability, development phasing, delivery structures, procurement options and the factors that would influence a decision to participate in any future procurement process. Feedback highlighted the importance of flexibility in both uses and phasing, clarity regarding the Council's requirements, and a streamlined procurement process. Discussions indicated interest in a Development Agreement approach and explored a range of residential uses, complementary commercial, leisure and community uses, potential anchor occupiers, and funding and investment requirements. These views do not represent the Council’s agreed requirements or commitments. Further engagement The Council welcomes views from all interested organisations, including those that did not participate in the earlier engagement exercise. Interested organisations can access the PME documents through https://supplierlive.proactisp2p.com/Account/Login under ref EPRO1000621/ERFX1003590 Participation is voluntary. The Council will take appropriate steps to ensure that participation does not amount to any unfair advantages on any organisation or otherwise distort competition.

Notice Details

Publication & Lifecycle

Open Contracting ID
ocds-h6vhtk-07894b
Publication Source
Find A Tender Service
Latest Notice
https://www.find-tender.service.gov.uk/Notice/097835-2026
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

CPV Codes

45000000 - Construction work

70111000 - Development of residential real estate

70112000 - Development of non-residential real estate

Notice Value(s)

Tender Value
Not specified
Lots Value
Not specified
Awards Value
Not specified
Contracts Value
Not specified

Notice Dates

Publication Date
16 Oct 20261 weeks ago
Submission Deadline
Not specified
Future Notice Date
6 Jan 20273 months to go
Award Date
Not specified
Contract Period
1 Jan 2028 - 31 Dec 2037 Over 5 years
Recurrence
Not specified

Notice Status

Tender Status
Planning
Lots Status
Planning
Awards Status
Not Specified
Contracts Status
Not Specified

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
Somerset County 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
TAUNTON
Postcode
TA1 4DY
Postcode Area
Taunton
Country
England
Major Region (ITL 1)
TLK South West (England)
Basic Region (ITL 2)
TLK6 North Somerset, Somerset and Dorset
Small Region (ITL 3)
TLK62 Somerset
Delivery Location
TLK23 Somerset CC
Local Authority
Somerset
Electoral Ward
Bishop's Hull & Taunton West
Westminster Constituency
Taunton and Wellington

Further Information

Notice Documents

Open Contracting Data Standard (OCDS)

View full OCDS Record for this contracting process

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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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