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52 No New Housing Units, Rosskeen, Ross Shire

HIGHLAND COUNCIL

This public procurement record has 1 release in its history.

Award

28 Jul 2026 at 00:00

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

The procurement process led by Highland Council, located in Inverness, involves the construction of "52 No New Housing Units" in Rosskeen, Ross Shire, within the industry category of works. This project is in the award stage as of 28th July 2026, having been granted to Capstone Construction Scotland Ltd. The procurement followed a limited method, not preceded by the publication of a call for competition, due to the specific ownership and development arrangements tied to Capstone Construction, who owns the site and has driven the project's design and planning stages to date. The final contract was signed on 22nd July 2026, with a total contract value of £13,846,869.91 GBP.

This tender potentially opens significant opportunities for construction businesses capable of engaging with large-scale housing projects, particularly those with expertise in executing design and build contracts. Although the specific contract has been awarded, firms with similar capabilities might benefit from monitoring such tailored development opportunities—or negotiating directly with landowners involved in similar projects. Areas for growth, in this case, could lie in providing complementary services or leveraging partnerships with landowners similar to Capstone Construction to offer integrated design and development solutions for future housing projects.

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=JUL561025
Current Stage
Award
All Stages
Award

Procurement Classification

Notice Type
OJEU - F15 - Voluntary Ex Ante Transparency 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
22 Jul 20262 weeks ago
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
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 Documents

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. 

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