--- title: "Construction Package Deal at Station Road, Oakley, MK47 7RB" ocid: "ocds-h6vhtk-05d6ae" canonical_url: "https://d3tenders.com/contract/?ocid=ocds-h6vhtk-05d6ae" markdown_url: "https://d3tenders.com/contract/ocds-h6vhtk-05d6ae.md" json_url: "https://d3tenders.com/contract/ocds-h6vhtk-05d6ae.json" source: "Find A Tender Service" current_stage: "Award" buyer: "GUINNESS DEVELOPMENTS LIMITED" published: "2026-03-20" --- # Construction Package Deal at Station Road, Oakley, MK47 7RB Buyer: GUINNESS DEVELOPMENTS LIMITED Current stage: Award OCID: ocds-h6vhtk-05d6ae [View canonical contract page](https://d3tenders.com/contract/?ocid=ocds-h6vhtk-05d6ae) [Download OCDS JSON](https://d3tenders.com/contract/ocds-h6vhtk-05d6ae.json) ## Summary The procurement process involves a completed contract for the construction of 40 affordable homes on Station Road, Oakley, Bedford, MK47 7RB. Led by Guinness Developments Limited (GDL), a subsidiary of The Guinness Partnership Ltd., the tender is classified under the works category with the CPV code 45210000 representing building construction work. The construction endeavour is arranged through a traditional land and build "package deal", directed by the negotiation procedure without prior publication due to technical reasons. The primary agent involved is Snowdon Homes Ltd, a large-scale supplier based in Milton Keynes, with the associated contract signed on 19th November 2025. The total expected value of the package is £12,542,493 excluding VAT, encompassing both land acquisition and construction costs. This tender provides significant growth opportunities for businesses involved in housing development, particularly those adept in negotiating complex contract deals involving land purchase and construction services. Firms with expertise in affordable housing projects and established operations within the UK construction industry may find this project beneficial for strategic expansion. The location in Bedford with substantial unmet housing needs presents an advantageous scenario for developers, especially those experienced in delivering large-scale residential projects. Consequently, businesses like Snowdon Homes Ltd, with a proven track record and large-scale capabilities, are well-suited to compete in such ventures. The absence of competition due to precise technicalities further underscores the benefits for technically proficient suppliers to participate in similar engagements. ## Notice Traditional land and build "package deal" for the construction of 40 affordable homes on land off Station Road, Oakley, Bedford. ### Lot Information Lot 1 Following the issue of a VEAT notice, Guinness Developments Limited ("GDL") has entered into an agreement for the purchase of land and an associated build contract. This is a traditional land and build "package deal" brought to GDL by land agent MTP Developments Limited, for the construction of new homes by Snowdon Homes Ltd. The scheme will result in the construction of 40 affordable homes on land off Station Road, Oakley, Bedford. It will comprise circa 19 rented and 21 shared ownership properties. MTP Developments purchased the site from a private vendor and the site benefitted from outline planning permission. The package deal was comprised of GDL simultaneously purchasing the land from MTP Developments (an exempt transaction under the Public Contract Regulations 2015), and entering into a JCT Design & Build contract with Snowdon Homes Ltd (which is the subject of this notice) for the services required to obtain full planning permission and then to carry out the construction of new homes on the land. The award of contract to Snowdon was a condition of the deal, and was required by MTP Developments in order for it to proceed. The contracting authority for the purposes of the Procurement Regulations is GDL. GDL is a subsidiary of The Guinness Partnership Ltd. (TGPL) but is a contracting authority in its own right. Ownership of the properties will be transferred from GDL to TGPL upon practical completion. Interested parties should note that the transaction for the purchase of land has been directly between MTP Developments and GDL. As this is an exempt transaction under PCR2015, no additional details have been provided in respect of the land transaction. The sum of PS8,942,493 (ex VAT) represents the expected total value of the construction contract with Snowdon Homes. The total expected package cost including the land purchase (PS3.6M), is PS12,542,493, exclusive of any VAT payable. Note:- Scoping and initial negotiations on this package deal commenced in October 2024 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 therefore that this contract award is subject to PCR2015 rather than PA23. Options: The contract may be extended as required, if necessary to facilitate the successful completion of the construction scheme. ### Procurement Information Guinness Developments Limited ("GDL") considers that in this case the use of the negotiated procedure without prior publication was 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 was prepared to sell the land only as part of arrangements that also include the construction of the new homes by Snowdon Homes Ltd. (b) GDL and the Bedford Borough Council have significant unmet need in the locality of the development, evidenced through long housing waiting lists. (c) There was no other land on the market which is available for social housing development within reasonable timeframes local to the unmet need for development. ## Key Details | Field | Value | | --- | --- | | Publication source | Find A Tender Service | | Latest notice | https://www.find-tender.service.gov.uk/Notice/025955-2026 | | 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 | | All stages | Award | ## Dates | Field | Value | | --- | --- | | Publication date | 20 Mar 2026 | | Submission deadline | Not specified | | Future notice date | Not specified | | Award date | 2 Jul 2025 | | Contract period | Not specified | | Recurrence | Not specified | ## Values | Field | Value | | --- | --- | | Tender value | Not specified | | Lots value | Not specified | | Awards value | Not specified | | Contracts value | £17,863,618 | ## Status | Field | Value | | --- | --- | | Tender status | Complete | | Lots status | Cancelled | | Awards status | Active | | Contracts status | Active | ## Buyer | Field | Value | | --- | --- | | Main buyer | GUINNESS DEVELOPMENTS LIMITED | | Locality | LONDON | | Post town | North West London | | Postcode | NW1 3AX | | Country | England | | ITL 1 | TLI London | | ITL 2 | TLI3 Inner London - West | | ITL 3 | TLI36 Camden | | Local authority | Camden | | Electoral ward | Regent's Park | | Westminster constituency | Holborn and St Pancras | | Delivery location | TLH24 Bedford | ## Supplier | Field | Value | | --- | --- | | Number of suppliers | 1 | | Supplier names | SNOWDON HOMES | ## CPV Codes ### Divisions - 45 - Construction work ### Codes - 45210000 - Building construction work ## Release History - 20 Mar 2026 at 16:26 - Award - Award Notice - https://www.find-tender.service.gov.uk/Notice/025955-2026 - 29 Oct 2025 at 17:20 - Award - Award Notice - https://www.find-tender.service.gov.uk/Notice/069555-2025 ## Notice URLs - http://www.guinness.org.uk ## Provenance This Markdown file is an alternate public rendering of the D3 Tenders contract record. The canonical page is https://d3tenders.com/contract/?ocid=ocds-h6vhtk-05d6ae. The underlying structured data is available as OCDS JSON at https://d3tenders.com/contract/ocds-h6vhtk-05d6ae.json.