Contract Award: Construction Package Deal at Station Road
Summary
Guinness Developments Limited has awarded a contract for a construction package deal at Station Road, Oakley, MK47 7RB. The contract, valued at £8,942,493.13 excluding VAT, is for the construction of 40 affordable homes. Snowdon Homes Ltd is the awarded contractor.
What changed
Guinness Developments Limited has issued a contract award notice for a construction package deal at Station Road, Oakley, MK47 7RB. The contract, with a total value of £8,942,493.13 (excluding VAT), is for the construction of 40 affordable homes, comprising approximately 19 rented and 21 shared ownership properties. Snowdon Homes Ltd has been awarded the contract for this works package, which includes obtaining full planning permission and carrying out the construction.
This notice signifies the final award of a contract following a VEAT notice. While this is a contract award and not a regulatory rule, entities involved in public procurement in the UK housing and construction sectors should note the details of this award. The notice provides the contracting authority's details, the scope of the procurement, and the value of the contract. No specific compliance actions are required for external parties based on this award notice, as it pertains to a specific procurement event.
Source document (simplified)
Contract
Construction Package Deal at Station Road, Oakley, MK47 7RB
- GUINNESS DEVELOPMENTS LIMITED F03: Contract award notice
Notice identifier: 2026/S 000-025955
Procurement identifier (OCID): ocds-h6vhtk-05d6ae
Published 20 March 2026, 4:26pm
Watch this notice
Contents
one. Contracting authority Press escape key to exit two. Object four. Procedure five. Award of contract six. Complementary information
Download
Share this notice
- Copy link Print this notice Report concerns about this procurement ## Section one: Contracting authority
one.1) Name and addresses
GUINNESS DEVELOPMENTS LIMITED
7th Floor 350 Euston Road
London
NW13AX
Country
United Kingdom
Region code
UKI31 - Camden and City of London
Charity Commission (England and Wales)
04175094
Internet address(es)
Main address
one.4) Type of the contracting authority
Body governed by public law
one.5) Main activity
Housing and community amenities
Section two: Object
two.1) Scope of the procurement
two.1.1) Title
Construction Package Deal at Station Road, Oakley, MK47 7RB
two.1.2) Main CPV code
Building construction work
two.1.3) Type of contract
Works
two.1.4) Short description
Traditional land and build "package deal" for the construction of 40 affordable homes on land off Station Road, Oakley, Bedford.
two.1.6) Information about lots
This contract is divided into lots: No
two.1.7) Total value of the procurement (excluding VAT)
Value excluding VAT: £8,942,493.13
two.2) Description
two.2.3) Place of performance
NUTS codes
- UKH24 - Bedford
Main site or place of performance
Station Road, Oakley, MK47 7RB
two.2.4) Description of the procurement
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 £8,942,493 (ex VAT) represents the expected total value of the construction contract with Snowdon Homes. The total expected package cost including the land purchase (£3.6M), is £12,542,493, 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.
two.2.5) Award criteria
Price
two.2.11) Information about options
Options: No
Section four. Procedure
four.1) Description
four.1.1) Type of procedure
Award of a contract without prior publication of a call for competition in the cases listed below
- The services can be provided only by a particular economic operator for the following reason:
- absence of competition for technical reasons Explanation:
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.
four.1.8) Information about the Government Procurement Agreement (GPA)
The procurement is covered by the Government Procurement Agreement: No
four.2) Administrative information
four.2.1) Previous publication concerning this procedure
Notice number: 2025/S 000-069555
Section five. Award of contract
A contract/lot is awarded: Yes
five.2) Award of contract
five.2.1) Date of conclusion of the contract
19 November 2025
five.2.2) Information about tenders
Number of tenders received: 1
The contract has been awarded to a group of economic operators: No
five.2.3) Name and address of the contractor
SNOWDON HOMES LTD
Milton Keynes
Country
United Kingdom
NUTS code
- UKJ12 - Milton Keynes
Companies House
08983239
The contractor is an SME
No
five.2.4) Information on value of contract/lot (excluding VAT)
Initial estimated total value of the contract/lot: £8,942,493.13
Total value of the contract/lot: £8,942,493.13
Section six. Complementary information
six.4) Procedures for review
six.4.1) Review body
The Guinness Partnership Ltd.
London
NW1 3AX
Country
United Kingdom
Named provisions
Related changes
Source
Classification
Who this affects
Taxonomy
Browse Categories
Get Trade & Sanctions alerts
Weekly digest. AI-summarized, no noise.
Free. Unsubscribe anytime.
Get alerts for this source
We'll email you when Find a Tender - Latest Notices publishes new changes.