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1 Invitation to Tender in a Mini Competition Invitation to tender in a mini competition Panel Name: Multidisciplinary Panel Project Name: Sandymoor South, Runcorn, Cheshire Date 23/07/2013 Deadline – email submissions by cop, 9th August 2013 To: 5 Shortlisted members of Multi-disciplinary Panel From: , Area Manager Cheshire & Warrington 1. Summary The HCA is issuing this invitation to tender (ITT) in relation to a mini competition to select a multi- disciplinary consultant team to provide planning, technical and cost consultancy services to support the disposal of residential land at Sandymoor South, Runcorn. Consultants are required to bring forward a planning strategy for Sandymoor South and to obtain planning consent. The HCA seeks expert advice to determine the best course of action, either a S73 application to amend conditions as part of the current outline planning consent or to submit a revised outline application. Key objectives are as follows: 1. To provide general planning advice to determine a suitable planning strategy for the Sandymoor South site. The planning strategy will determine whether to submit a Section 73 application to vary extant conditions, or whether to submit a new outline planning application for the site; 2. To prepare, submit and secure viable outline planning permission for the Sandymoor South site, working with local stakeholders; 3. Review site opportunity to determine suitable disposal parameters, to include site area and quantity of highway infrastructure to be developed, having regard to costs and viability; 4. Feed into the marketing/ tender information pack to support site disposal; 5. Deliver the above tasks swiftly to enable disposal of the site in early 2014/15, and to enable the developer to start on site no later than March 2015. 5 consultants have been shortlisted and invited to tender for this commission. 2. Background The HCA is the majority land-owner for land at Sandymoor, Runcorn, having responsibility for 49.85 hectares/ 123.18 acres. Sandymoor is a key strategic site in Runcorn, Cheshire and sits within the Liverpool City Region LEP area. A masterplan is in place for the Sandymoor area which has been formally adopted in July 2008 by Halton Borough Council through the Sandymoor Supplementary Planning Document (SPD). Sandymoor sits within the East Runcorn Key Area of Change within Halton’s adopted Core Strategy (April 2013), adjacent to the Daresbury Enterprise Zone, which is allocated as a Strategic Site. Sandymoor has the capacity to deliver up to 1,200 housing units across the masterplan area and a local centre providing retail, leisure and community uses, and land allocated for a future primary school. In addition a planning application has been submitted to deliver a new 900 pupil secondary/ Free School for Sandymoor, which is expected to be determined in early August 2013. The Agency is underway with marketing for Sandymoor North Phase 1, a 9.04 hectare site which is adjacent to existing housing at Sandymoor. The Agency anticipates that a preferred developer for the North site will be appointed in November 2013 with a formal start on site in July 2014. The Agency is seeking to bring forward additional housing land within the southern part of the masterplan 1 in line with the Agency objectives (‘Sandymoor South’). A proposed development site has been identified (Tranche F) 12.60 ha for the next disposal, and there is an indicative infrastructure scheme which bidders will have to construct to support the Sandymoor masterplan. This includes the construction of The Avenue loop road and construction of part of the Village Street, although the quantity of infrastructure required will be subject to a viability assessment. The HCA currently has outline planning for up to 469 dwellings on the wider Sandymoor South site (Tranche F and G). The appointed consultant team will be required to review the existing consent and conditions to determine an appropriate planning strategy for the site. The options are to amend the existing conditions through a Section 73 application, or to submit a revised outline application. The HCA is also seeking to appoint a consultant team who can advise on the suitability of this tranche for disposal, in terms of the site area and the volume of infrastructure that the HCA can expect to be delivered by the selected developer to ensure the scheme remains viable, and that there is sufficient demand for the site opportunity. 3. Planning Context The development site at Sandymoor South is allocated for residential land and is covered by the Sandymoor adopted SPD/ Masterplan which was adopted in July 2008. English Partnerships (now HCA) and Halton Borough Council entered into a Section 106 agreement for the whole of the Sandymoor Masterplan in 2005. This agreement sets out an indexed linked payment per property, which currently stands at per unit, to deliver community uses and highway improvements to support the wider development. Outline planning consent is in place for the wider Sandymoor South development for the construction of up to 469 dwellings (09/00129/OUT). The consent has a number of conditions (Conditions 7,28,30,31,32,33) which currently restrict construction access and there is a limit on the number of units which can be constructed, after which access roads have to be brought up to adoptable standard. There are known access issues for the site and as such the HCA is seeking for these conditions to be varied through a Section 73 application, or a revised outline planning application. There is an ‘in principle’ agreement with Halton Borough Council that access for construction traffic can be varied and be shifted from Windmill Hill to Walsingham Drive, an adopted highway which currently serves existing residential properties. However this would remain subject to a formal Section 73 application and the local community would need to be consulted on the proposed changes. The HCA is seeking to appoint a planning consultant to advise on these planning matters and to support HCA to develop a planning strategy for the site. This could include the submission of a Section 73 application or a revised outline planning consent. 4. Disposal Timescales The HCA has to achieve a formal commencement on site on Sandymoor South no later than March 2015, and for no less than 149 units. The HCA’s preference is to secure the disposal of a larger development area, and thus the commencement on site of an increased number of units, although this is restricted by the conditions of the outline planning consent. The Agency is keen to resolve the current planning and access constraints on the site and compile detailed tender information to support the commencement of formal marketing in December 2013, although there is a recognition that planning and marketing may need to be ‘twin tracked’. The suggested timescale, and key tasks for the consultant team to consider are set out below. Bidders are requested to review the proposed milestones and confirm whether these are achievable, and where not, to suggest alternative dates. 2 Milestone Date Appointment of consultant 16th August 2013 Project Handover/ inception meeting with HCA w/c 19th August 2013 Provide planning strategy report, recommending w/c 16th September 2013 preferred option Submission of outline planning application November 2013 (earlier is preferred if feasible) /Section 73 Approval of planning application February 2014 Commencement of marketing for Sandymoor December 2013 South Phase 1 (EoI stage) Final tender stage – marketing February 2014 Developer selection May 2014 Start on site – Sandymoor South March 2015 5. Scope of Work The commission requires consultants to provide a full range of technical services to secure a Section 73 application or a revised outline planning permission for the site. The disciplines required will include all technical and planning, urban design and landscape services related to the production of a robust planning application. The permission secured needs to be immediately deliverable as the HCA has to dispose of the site quickly and ensure a start on site by March 2015. A critical aspect of the commission will be to understand the history of the site and take this work forward, and to refine the current outline planning application through a revised submission or S.73 application. The appointed consultant team will need to include a range of professional disciplines (with accompanying reports), and areas of work including: • EIA (to be determined); • Project management of team and co-ordination of reports; • Public and stakeholder engagement; • Masterplanning & Urban Design (including design review); • Planning; • Services engineering; • Landscape Assessment; • Environmental services (including flood risk, noise, air quality, site investigation & contamination, archaeology etc); • Transportation assessment; • Details of access arrangements • Detailed review of existing ecological studies previously undertaken by TEP1; • Post submission technical work & advice on conditions, Section 38 & Section 278 works. • Infrastructure and viability review of proposed development site The list above provides a range of work likely to be required, however, the final list will be subject to negotiation with HCA and statutory consultees. The following services will be procured separately by the HCA from other panels and are not part of this competition: • Legal; • Property, Valuation and Marketing advice; 1 Up to date ecology studies are already in place for the site. Consultants do not need to account for ecology reports within their bid, although this information will need to be reviewed as part of the planning application submission. 3 A significant amount of work has already been undertaken for the tender documentation, although this will now need to be reviewed to take into account the changing objectives for the Agency. The original procurement route was to be Competitive Dialogue but this will now be run through the Delivery Partner Panel to streamline the procurement timescales. A full list of documentation is attached to this mini- competition pack for bidders to review.
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