Extra Care Housing Development - Edinburgh House
A practical guide to understanding what the buyer really wants and how to build a winning response.
Don't just build housing. Build a community.
When I see a tender like this, I focus on what the council truly values.
Yes, they're asking for a development.
But underneath that, they're looking for a partner to create a nurturing environment for older people and vulnerable adults.
It's not just about bricks and mortar.
It's about independence and quality of life.
The contract covers the development of around 60 new extra care housing units at the site of the former Edinburgh House Care Home in Portsmouth.
It's a design, build, finance and operate (DBFO) model, with the expectation of high-quality, sustainable accommodation.
Think about the people living there
If I were evaluating bids, I'd want to see a clear understanding of who will live in these homes.
Residents will be older people and vulnerable adults, supported by the council.
They deserve a place that promotes independence while offering access to necessary care and support services.
One thing to remember is that these units are intended to be affordable and accessible.
The council has 100% nomination rights and rent and service charges are eligible for housing benefit, provided residents meet certain criteria.
Pay attention to what they say
The council is clear about its priorities.
They're not looking for the cheapest bid.
They want a financially sustainable model that works for everyone involved.
Quality is crucial here.
They want purpose-built housing that adheres to best practices and regulatory standards.
This means your design needs to meet HAPPI and Housing LIN standards, with a focus on sustainability and efficiency.
Evidence always carries more weight than promises
From my experience, councils want proof that you can deliver on your promises.
Evidence always beats promises.
Showcase your track record with similar projects.
Provide case studies or testimonials from previous clients.
List the types of evidence that fit this sector:
- Successful delivery of extra care housing units
- Compliance with planning and regulatory standards
- Financial models that ensure long-term sustainability
- Positive outcomes for residents in previous projects
- Use of technology to enhance living conditions
Show how you'll make life easier for the council
Every contract creates work for the client.
But the best contractors find ways to reduce that workload.
Explain how your management processes will make life easier for the council.
How will you ensure smooth communication and cooperation?
How will you handle the nomination process and ensure full occupancy?
What systems will you have in place to manage the properties efficiently?
Plan for the long term
This isn't a short-term contract.
It could run for up to 250 years, although the operational lifespan of the developed properties is likely to be 80-100 years.
That means thinking about long-term sustainability and modernisation.
How will you maintain the quality and efficiency of the housing units over time?
What plans do you have for periodic upgrades or refurbishments?
How will you ensure that the development remains compliant with evolving standards?
One thing I'd keep reminding myself
I'd keep the residents at the forefront of my mind.
How will your development impact their daily lives?
Does it provide a supportive and accessible environment?
Will it stand the test of time?
Everything you propose should aim to enhance their independence and overall well-being.
Common mistakes
Avoid submissions that:
- Focus solely on construction without considering resident needs
- Ignore the importance of sustainability and efficiency
- Lack evidence of past success in similar projects
- Fail to demonstrate compliance with HAPPI and Housing LIN standards
- Overlook the council's requirement for a financially sustainable model
- Neglect to plan for long-term maintenance and modernisation
- Don't address the nomination rights and associated processes
- Propose unrealistic timelines or budgets
My Final Thoughts
What Portsmouth City Council is really looking for is a partner they can trust.
Someone who will not only build these homes but also create a thriving community for older people and vulnerable adults.
The contract value of £280 million and the long-term nature of the agreement reflect the scale and importance of this project.
Quality carries a significant weight here.
Your written submission needs to convincingly demonstrate how you will meet the council's objectives and provide a sustainable, high-quality living environment for the residents.
Thanks for reading.
I hope this guide has helped make public procurement feel a little less daunting. If it has, then it's done its job.
P.S. Got a question?
If you've got a question about anything you've read, or you're stuck on a tender, just send me an email.
Whether it's a quick question or you simply need pointing in the right direction, I'm always happy to help if I can.
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Our guides are written using publicly available procurement information, including contract notices and published tender documents where available. They are designed to help suppliers understand the buyer's likely priorities and think more strategically about their approach. They are not based on any bidder's confidential submission, bespoke bid strategy or non-public procurement information.