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52 No New Housing Units, Rosskeen, Ross Shire

The Highland Council

This public procurement record has 2 releases in its history.

Award

24 Aug 2026 at 01:00

OJEU - F3 - Contract Award Notice
Award

28 Jul 2026 at 01:00

OJEU - F15 - Voluntary Ex Ante Transparency Notice
Summary of the contracting process

Highland Council procured a design-and-build housing development at Rosskeen, Invergordon, in Ross-shire. The works comprise 52 new housing units with all associated infrastructure, including 22 rent units, 12 units described as lift units and 18 mid-market-rent units. This is a construction and infrastructure opportunity, classified under CPV 45000000. The development is on land owned and controlled by Capstone Construction Scotland Ltd, whose proposals had progressed through site-specific design, planning and the technical and infrastructure approach. Highland Council is the buying organisation. The requirement therefore covers a complete housing development rather than a standalone building trade package, and would suit businesses able to deliver residential construction together with the related site infrastructure and design-and-build obligations in Invergordon.

The procurement is complete and the contract has been awarded to Capstone Construction Scotland Ltd. It used a limited negotiated procedure without prior publication of a call for competition, because the council considered the works closely integrated with the supplier’s land ownership, established development proposals and advanced site-specific design. There was one lot, evaluated on price, and one bid was recorded. The contract is active, valued at £13,846,869.91, and was signed on 22 July 2026. The process was treated as outside the scope of the relevant directive and covered by the Government Procurement Agreement. The requirement is recorded as a single design-and-build contract for the full 52-unit development and associated infrastructure, rather than separately competed works packages.

For a supplier that did not win this contract, the opportunity demonstrates Highland Council’s demand for substantial, integrated residential development in Ross-shire. A credible future competitor would need to deliver design and build services for a complete housing scheme, including site infrastructure, layout and technical development, rather than only construction activities on an already-designed site. Relevant capability includes progressing planning, developing site-specific technical proposals, managing infrastructure interfaces and delivering mixed-tenure housing at substantial scale. Experience of working with complex landownership and development arrangements would also be important, as would the capacity to take responsibility for the full project solution. The recorded evaluation basis indicates that a competitive supplier would need to present a strong, clearly priced offer for the complete works.

How relevant is this notice?

Notice Information

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

Publication & Lifecycle

Open Contracting ID
ocds-r6ebe6-0000838450
Publication Source
Public Contracts Scotland
Latest Notice
https://www.publiccontractsscotland.gov.uk/search/show/search_view.aspx?ID=AUG562920
Current Stage
Award
All Stages
Award

Procurement Classification

Notice Type
OJEU - F3 - Contract 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
24 Aug 20261 months 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
Complete
Awards Status
Not Specified
Contracts Status
Active

Buyer & Supplier

Contracting Authority (Buyer)

Main Buyer
The 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
Postcode Area
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

William Gray Construction Limited

Further Information

Notice Documents

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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