A Carbon Challenge site Development opportunity Bickershaw Colliery, Leigh, near Wigan
The challenge to build quality sustainable homes
On the instructions of:
The Opportunity This Memorandum of Information (MOI) is intended to be read in conjunction with the Contract Notice and the Pre-Qualification Questionnaire associated with selecting a shortlist of prospective development partners through a competitive dialogue process.
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A Carbon Challenge site The Vision
The Carbon Challenge
The Northwest Regional Development Agency is seeking to appoint a development partner who will deliver an innovative residential-led/ mixed-use development of the highest quality and design standards at Bickershaw Colliery. It is intended that the project will be at the cutting edge of environmental performance achieving Level 6 of the Government’s new Code for Sustainable Homes, and is set to become a showcase development for Leigh, Greater Manchester and the North West.
The Carbon Challenge initiative is being delivered by English Partnerships on behalf of Communities and Local Government.
Adjoining the Leeds-Liverpool canal, the site offers unparalleled access to over 500 ha of leisure facilities including Leigh Sports Village, Pennington Flash Country Park and an adjacent Activity Park which will be newly created by Wigan Council commencing in 2008. An innovative and creative development partner/consortium is sought to share the ambitious objectives of the Partners to deliver an exemplar, mixed-use development, which achieves a step change in design, innovation and sustainability. It is intended that the development will become a benchmark for the delivery of future projects, particularly in the field of sustainability.
The Carbon Challenge aims to support the house building industry to acquire the skills and technologies needed to deliver the Government’s target that all new homes will meet Level 6 of the Code for Sustainable Homes by 2016. To ensure that environmental performance does not compromise design quality or affordability, the Carbon Challenge incorporates a range of demanding standards and external accreditations designed to ensure quality of design, liveability and an overall improvement in housing standards. The project will also need to meet English Partnerships’ Quality Standards (2007). A small number of Carbon Challenge developments have been selected in a range of locations and markets, to gather evidence and experience to assist developers to roll out Code Level 6 across their mainstream programmes.
The successful developer will be required to work with the Partners to: • deliver high quality design combined with exceptional environmental performance; • deliver innovative housing to Level 6 of the Code for Sustainable Homes, BREEAM ‘Excellent’ for commercial and community buildings, and CEEQUAL “Excellent” for civil engineering works; • encourage residents to embrace a healthy and sustainable lifestyle which reflects the ethos of the scheme and advantage of its location; • agree to share the lessons learnt with the wider house building and construction industry; and • work on an open book basis and commit to an evaluation and monitoring protocol.
The place Location The site is located approximately 1.5 miles to the west of Leigh Town Centre giving access to a large and popular market plus a wide variety of multiple and independent retailers within shopping facilities such as the Spinning Gate Shopping Centre and the Parsonage Retail Park. The town centre has benefited from regeneration initiatives in recent years, including widespread pedestrianisation, a new outside market and a town centre management initiative.
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Cover images Main image: Aerial view of Bickershaw site Top image: Views from the top of the spoil heap in the proposed Activity Park Bottom image: Plank Lane bridge on the Leeds/Liverpool canal
1. Cyclist on top of an existing spoil heap 2. Bickershaw Colliery legacy
Current levels of public and private investment in Leigh demonstrate the continued business confidence in the town. The Carbon Challenge will play a key part in raising awareness of the momentum of change in the area and will set a benchmark for the ongoing development of the area.
Access
Site description
The town’s bus station facilitates access to the immediate region and will shortly benefit from GMPTE’s “Leigh to Salford and Manchester Quality Bus Corridor”, which will utilise a former rail route and initiatives including on-highway bus priority lanes to provide a rapid transit way between Leigh and other centres of Greater Manchester.
Bickershaw Colliery is approximately 18.35 ha in area and defined by the following: • generally flat, cleared site with regenerating birch scrub, small spoil heaps and five capped mineshafts (note: mineshafts will influence proposals but also offer a positive opportunity to provide public realm possibilities); • principal access is via Plank Lane which bisects the site; • bounded to the south by the Leeds-Liverpool canal which is crossed via an existing lift bridge; • bounded to the north by the proposed Activity Park to be developed by Wigan Borough Council (see above for additional detail).
A number of large scale regeneration projects are underway in the vicinity, these include: • Leigh Sports Village - currently under construction and will incorporate modern facilities including a 10,000 seat stadium/arena, college complex, office facilities, 400 metre running track, walking/jogging trails, multi-use gymnasium and sports hall, specific club facilities and extensive all-weather pitch provision; and • Bickershaw - a planned activity park immediately to the north of the subject site, which will incorporate an 18 hole golf course, driving range, pitch and putt facilities, an Activity Centre, Visitor Centre with café and public open space with walking, cycling and riding routes.
Bickershaw Colliery is approximately 7 miles to the south-east of Wigan Town Centre and Wigan North Western train station (servicing the West Coast Main line), and is easily accessed via Warrington Road and Bickershaw Lane. The site allows a series of good connections to the regional road network as it is only 3 miles from the A580 East Lancs, 5 miles to the M6, 16 miles to the M60 (Manchester Outer Ring Road) and 22 miles to Manchester City Centre.
Land ownership The majority of the site is owned by the NWDA and key acquisitions are being made to complete the necessary land assembly. The NWDA and its partners have wide support for their proposals for the redevelopment of the site and it is anticipated that those other owners within the site will sell their interests to the partners or the preferred development partner by private treaty. However, if necessary and where appropriate to do so, the use of Compulsory Purchase Order powers will be considered to facilitate the development of the site.
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The Challenge The project The final outcome is envisaged to involve the delivery of up to 650 dwellings of a wide variety of designs in accordance with a prescribed Design Code, plus approximately 2750m2 of mixed-use commercial space and new infrastructure incorporating a canal basin with 40 long and short term moorings, helping to create a new sustainable neighbourhood which is an integral part of Leigh and contributes to its overall vitality. The development will be phased to accommodate associated off-site highways improvements. The first phase is likely to be in the region of 150 dwellings. Bickershaw Colliery should capitalise on the opportunities presented by its unique edge of urban and waterside location and is likely to embody the latest innovative thinking in creating neighbourhoods which blend social, economic and environmental sustainability. A clear objective is to ensure the site’s integration into the wider area and contribution to local regeneration activity as well as a significant contribution to the reduction in use and impact of cars to improve quality of life in the Borough. The site is a strategic link to the surrounding leisure facilities and a key node for cycling, walking and public transport networks.
The key principles underpinning the Vision are set down fully in the Design Code which will be provided to bidders shortlisted for Stage 2. The Project should respond to the legacy of the working history of the site, respect the character of the wider area and build upon its special waterfront location. It is envisaged that a number of architects will interpret the Design Code to create a variety of design styles and a vibrant built environment.
Project responsibilities The developer The developer will be expected to deliver a high quality, mixed-use sustainable development which incorporates a variety of innovative ideas, designs and architectural styles across the site which will realise a truly organic and interesting final development. The developer may, therefore, be a consortium comprising residential, leisure, and commercial developers or alternatively a single lead developer employing different architects and sub-developers as necessary.
Planning positioning The site currently enjoys a designation for mixed-use development under the Wigan Unitary Development Plan. A planning application has been submitted by the NWDA with a decision anticipated in Spring 2008 comprising: • detailed submission for site remediation works, the partial realignment of Plank Lane, diversion of Crankwood Road and associated infrastructure and provision of a new 40-berth canal basin; and • outline submission for residential development of up to 650 units and 2,750m2 of commercial mixed uses.
The developer will be expected to, amongst other things: • secure detailed planning permission(s) in accordance with the development brief, the outline planning permission and the design code; • provide a guaranteed land payment with the first tranche required from the developer upon entering the Development Agreement; • commence speculative development of the site in accordance with the development brief, the outline planning permission, Design Code and agreed phasing plan; • provide all the new infrastructure and services required within each development plot and undertake any necessary ground improvement works; • proceed on an open book basis in order to facilitate any overage payments;
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3. Working wind turbine, greener energy in practice 4. Children enjoying the outdoor play area at Allerton Bywater Millennium Community, near Leeds
• provide public realm and public art in accordance with the development brief, the planning permissions and Design Code; • incorporate covenants specified by NWDA within the onward sale/letting of all residential and commercial property on the site which will include a restriction on the end sale of units to the buy to let/investor market; • facilitate the early demolition of any remaining existing ancillary buildings on the site, whilst minimising waste by identifying which materials can be recycled; and • develop proposals for a long term management strategy for Bickershaw for those public and communal areas for which adoption cannot be secured. It is one of the NWDA’s objectives to enable the wider industry to benefit from the Carbon Challenge. To facilitate this, the development of key plots by smaller house builders and potentially provision for the self build market is desirable at Bickershaw Colliery. The appointed developer will be expected to manage the implementation of this concept in their role as “master developer”. The final structure of the development agreement is yet to be determined, with draft details of Heads of Terms to be issued to parties shortlisted for Stage 2.
Project responsibilities The Partners The Northwest Regional Development Agency, Wigan Council, and English Partnerships have been working together to bring forward the development of the former Bickershaw Colliery site in Leigh. The Northwest Regional Development Agency is responsible for the sustainable economic development and regeneration of England’s Northwest and has five key priorities: • Business • Skills and Education • People and Jobs • Infrastructure • Quality of Life The NWDA is responsible for progressing the specified planning consents and endeavouring to complete the necessary acquisitions to facilitate the development platform. The NWDA will ensure that the remediation of the site is undertaken and new infrastructure provided in the form of a realigned Plank Lane, the diverted Crankwood Road, associated main services and drainage, the swales - which will act as surface water attenuation - and the new canal basin.
A range of essential survey work has already been undertaken which will assist shortlisted tenderers in their detailed Stage 2 submissions. The survey information will be made available to shortlisted tenderers. Wigan Metropolitan Borough Council fully supports the NWDA in its plans to regenerate Bickershaw Colliery and has played an active role in the development of the masterplan in conjunction with their planning and associated departments. English Partnerships is the national regeneration agency helping the Government to support high quality sustainable urban regeneration in areas such as Leigh which are experiencing economic restructuring. English Partnerships is responsible for the National Coalfields Programme and Carbon Challenge and will provide technical support and expertise to NWDA in the selection of the development partner.
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The Process Pre-qualification questionnaire (PQQ) A two stage procurement process will select the successful developer partner to deliver Bickershaw Colliery. Initial expressions of interest will be invited and a shortlist selected to prepare detailed Stage 2 submissions. All information regarding the pre-qualifying questionnaire (PQQ) is available to download from the NWDA website: www.nwda.co.uk/tenders The developer will be expected to deliver all aspects of the Vision. The shortlisted bidders, selected via the Stage 1 PQQ process, will be invited to participate in a competitive dialogue process and following conclusions of the dialogue the remaining shortlisted bidders will be requested to submit a final tender.
Stage 1 Evaluation process This stage will involve the selection of a shortlist of 5-8 potential bidders based on the completed PQQ. The selection will have regard to the potential bidders’ economic and financial standing and technical ability based on the following criteria: • past performance and experience in delivering comparable high quality sustainable mixed-use developments; • clear commitment to the vision for Bickershaw Colliery and for delivering the high aspirations set down by the Carbon Challenge; • evidence of previous partnership ventures with the public sector and flexibility to work with other parties; • approach to project management, finance management, quality assurance and risk management; • evidence of financial capacity, stability and the ability to secure the necessary funding;
• quality, experience, and approach of the development team. Teams must show the necessary design skills and aspirations to produce a sustainable development of quality and excellence with the best possible environment, with particular reference to compliance with the Design Code and achieving exacting standards e.g. English Partnerships’ Quality Standards; and • proposed unique selling point for the project. The Partners’ assessment of these submissions will then result in the shortlisted parties being invited to participate in the dialogue. This dialogue will take place to discuss all aspects of the project and the contract. It will also identify and determine the means best suited to satisfying the needs and requirements of the Partners. A copy of the evaluation criteria is published in the PQQ.
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5. Ackers Whitley Basin 6. Leeds/Liverpool canal
Stage 1 Submission Requirements
Stage 2 Invitation to participate in dialogue
Bidders wishing to register their interest need to complete the PQQ including the certificate of undertaking and authority to seek reference, and submit submit five CD or DVD copies of the Stage 1 PQQ submission to Tender Board, Northwest Regional Development Agency, Brew House, Wilderspool Park, Greenalls Avenue, Warrington, WA4 6HL not later than the deadline of 12:00 noon on 14th March 2008. Submissions shall be clearly marked with the reference NWDA/00/249 but should not identify the Bidder’s organisation.
The shortlisted bidders will be invited to progress to Stage 2 of the selection process which will require a more detailed submission and invitation to participate in dialogue. The submission must seek to demonstrate that it meets the objectives and requirements of the Partners through: • submission of outline masterplan and approach to the Carbon Challenge for the whole site; • submission of detailed proposals in respect of Phase 1 of the site, demonstrating how the environmental and design quality standards have been met; and • financial offer.
Bidders are asked to fully comply with the instructions at the front of the PQQ. Late submissions will not be accepted, unless there is sufficient evidence to pre-suppose their due delivery. Detailed Stage 2 requirements will be given to the shortlisted parties.
Site visits The Partners will host a open day upon the site on Thursday 28th February 2008. Written confirmation that you will be attending the site open day will be required to be submitted to Jones Lang LaSalle at the contact details below. Appropriate PPE will be required to be worn together with the completion of an NWDA standard Indemnity.
Further information For further information regarding the Bickershaw Colliery development opportunity, please contact: Andy Frost, Jones Lang LaSalle T 0161 828 6406 E andy.frost@eu.jll.com Ian Thomlinson, Jones Lang LaSalle T 0161 828 6497 E ian.thomlinson@eu.jll.com Ben Wilkinson, Jones Lang LaSalle T 0161 828 6419 E ben.wilkinson@eu.jll.com For further information regarding the Carbon Challenge initiative please visit: English Partnerships e-magazine at http://carbon.englishpartnerships.co.uk or email English Partnerships at carbonchallenge@englishpartnerships.co.uk. Documents Relating To Memorandum of Information Document 1. Pre-Qualifying Questionnaire - see www.nwda.co.uk/tenders 2. Carbon Challenge Specification www.englishpartnerships.co.uk/publications. htm#ccstandardbrief
Disclaimer Important Information This Memorandum of Information (“MOI”) is being made available by NWDA to those persons (“Bidders”) who have expressed an interest to participate in the next stage of the procurement process in relation to the proposed Bickershaw Colliery. The information contained in this MOI, and all other information made available at any time to the Bidders by or on behalf of NWDA in connection with Bickershaw Colliery, is supplied on the basis, and Bidders shall be deemed to agree, that Bidders will keep such information confidential at all times and that such information will be used only for the purpose of Bidders deciding whether they wish to participate in the bidding process for Bickershaw Colliery. Such information may not be disclosed or copied except as expressly permitted by NWDA, nor should any information be disclosed to any persons not directly involved in considering and responding to this MOI. Should any Candidate decide not to participate in the transaction it must return (to NWDA) or destroy the MOI (and any copies of all or any part thereof or extracts therefrom), and any relevant data in electronic form should be permanently deleted. Although every care has been taken in preparing this MOI with information obtained from sources considered to be reliable it has not been independently verified by NWDA, its directors, officers, employees, agents or advisers and no representation, warranty or undertaking, expressed or implied is made. Save as set out in this section of the MOI, no responsibility or liability (including for negligence) will be accepted by NWDA or its employees, servants, agents or advisers (‘Connected Person’) as to the accuracy or completeness of the MOI or any other written or oral information made available to any Candidate or its advisers. It should not be assumed that the information contained in this MOI will remain unchanged after the date hereof.
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Information provided by NWDA or Connected Persons to interested parties will be given in good faith, but Bidders will have to make their own investigations and interpretations as to its accuracy or completeness, and, save as set out in this section of the MOI, no responsibility or liability (including for negligence) is accepted by NWDA or any Connected Persons for the accuracy, completeness or sufficiency thereof, or for any errors, omissions or mis-statement, negligent or otherwise, relating thereto. No responsibility will be accepted for any action taken or omitted to be taken, by any Candidate on any information supplied (whether or not within this MOI). No information contained in this MOI or any other written or oral information made available to any Candidate or its advisers shall form the basis for any warranty, representation or term of any contract (in each case, whether express or implied) by NWDA with any third party. Neither the receipt of this MOI by any person nor any information contained in it or distributed with it or subsequently communicated to any interested party or its advisers is, or is to be taken as, constituting the giving of investment advice by NWDA or any Connected Person.
Nothing in this MOI is, or should be relied on, as a promise or representation as to the future intentions of NWDA in relation to the Bickershaw Colliery or, in the alternative, an offer capable of acceptance. NWDA reserves the right to change, on reasonable notice, the basis of the Bickershaw Colliery, the competition, or any of the proposals or information in relation to the Bickershaw Colliery, to reject any or all bids for the Bickershaw Colliery and to terminate discussions with any or all Bidders, and under no circumstances shall NWDA or any Connected Person incur any liabilities (including in relation to negligence) in that respect. Nothing in this MOI seeks to exclude or limit the liability of NWDA or any Connected Person for fraudulent misrepresentation or death or personal injury caused by NWDA’s or such Connected Persons’ negligence. NWDA reserves the right not to follow up this MOI in any way/or to withdraw from the bid process and no expense incurred by any person in responding to this MOI and preparing a bid will be reimbursed. NWDA reserves the right not to award a contract for any reason. NWDA is not bound to accept the lowest, or the most economically advantageous, or any tender. Bidders must bear all their own costs and expenses relating to their expression of interest, any bids or subsequent negotiations and contractual arrangements. Freedom of Information Legislation NWDA may be obliged to disclose information provided by Bidders in response to this MOI or PQQ under the Freedom of Information Act 2000, all subordinate legislation made under this and the Environmental Information Regulations 2004 (“the Freedom of Information Legislation”). Bidders should be aware that the information they provide could be disclosed in response to a request under the Freedom of Information Legislation. NWDA will proceed on the basis of disclosure unless an appropriate exemption applies. Bidders should be aware that despite the availability of some exemptions, information may still be disclosed if the public interest in its disclosure outweighs the public interest in maintaining the exemption. No response to this MOI or PQQ should be covered by a general statement regarding its overall confidentiality; instead any specific areas of confidential information should be highlighted in accordance with paragraph 3 below. NWDA accepts no liability (including for negligence) for loss as a result of any information disclosed in response to a request under the Freedom of Information Legislation. Bidders should highlight information in their responses which they consider to be commercially sensitive or confidential in nature, and should state the precise reasons why they consider this. NWDA will use reasonable endeavours to consult with Bidders over the release of information which is highlighted by them as commercially sensitive or confidential. Conflict of Interest Where there is any indication that a conflict of interest exists or may arise, then it shall be the responsibility of the applicant to inform NWDA, detailing the conflict in writing as an attachment to this document. NWDA will be the final arbiter in cases of potential conflicts of interest. Failure to notify NWDA of any potential conflict of interest will invalidate any verbal or written agreement.
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