Galway City Council - EOI - Housing Development Merlin Woods - Stage 1
Deadline
02 May
02 May 2024
Deadline
02 May
Expression of Interest for housing development at Merlin Woods by Galway City Council.
Expression of Interest for housing development at Merlin Woods by Galway City Council.
Bidder profile
Mid-sized to large firms with public-sector tender experience and operational capability in housing development.
Risks & flags
- Qualification gate turnover threshold
- Undisclosed contract value
- Two-step tender process
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Field | Detail |
|---|---|
| Buyer | Galway City Council |
| Title | Galway City Council - EOI - Housing Development Merlin Woods - Stage 1 |
| CPV / category | works |
| Estimated value | not disclosed |
| Per-year (if multi-year) | not stated |
| Procedure type | not stated |
| Lots | not stated |
| Location | Ireland |
| Contract length | 3 years |
| Submission deadline | 2024-05-02T11:00:00+00:00 |
| Go-live / start | not stated |
2. Scope of Work
Galway City Council ran this procurement for “Galway City Council - EOI - Housing Development Merlin Woods - Stage 1” as an operational contract requiring implementation and sustained service execution. The extracted pack showed qualification-stage material with references to later ITT technical depth; practical activity therefore centred on building, integrating, and operating the specified service stack with compliant reporting and handover obligations where stated. Constituent activities and named work elements in the supplied extracts:
- within the Council ownership. As part of implementation of such policy, GCC successfully obtained approval
- utilities and services. This process is being instigated to appoint a Development Partner with a view to
- circa 2.94Ha are zoned ‘R’ to provide for residential development and for associated support development,
- New street connection to Coillte Mhuirlinne, associated footpaths, associated services including
- Building Finance Ireland (HBFI) who have advised of their interest in supporting affordable housing delivery.
- works and connections to public services;
- provide a letter of support from the third party (on its headed notepaper) confirming that: Non-binding monetary references in the source were treated as context only and were not used as qualification thresholds.
3. Background & buyer context
The buyer context reflected a formal Irish public-procurement route, with pre-qualification used to control entry into the tender stage.
- o Existing Site Levels (A1910-GCC-DR-A-S3-001, Rev -)
- Galway City Council (GCC) have a policy to facilitate the delivery of affordable and social housing on lands
- within the Council ownership. As part of implementation of such policy, GCC successfully obtained approval
- 50% of new city housing will be within the existing Galway City and Suburbs footprint.
4. Eligibility & selection criteria
- Turnover requirement — — use these verbatim for insurance / turnover. If a category (insurance, turnover) has no entry here, treat it as 'not specified' for THIS tender.
- Insurance — — use these verbatim for insurance / turnover. If a category (insurance, turnover) has no entry here, treat it as 'not specified' for THIS tender.; Applicants are also required to confirm that each of their professional team members and material sub-contractors have and shall maintain the Professional Indemnity insurances required below, as per the requirements of the Development Agreement: Insurance Indemnity Limit Employers Liability • €13,000,000 Public Liability • €6,500,000 Professional Indemnity* • €6,500,000; Developer is to include for Minimum level of Professional Indemnity Insurance required for Works Contractor and as PSCS of € 6.5million
- Certifications — not specified for this tender
- Past experience — not specified for this tender
- Personnel — not specified for this tender
- Geographic / facility constraints — not specified for this tender Additional binding lines surfaced in the deterministic extract:
- — use these verbatim for insurance / turnover. If a category (insurance, turnover) has no entry here, treat it as 'not specified' for THIS tender.
- Applicants are also required to confirm that each of their professional team members and material sub-contractors have and shall maintain the Professional Indemnity insurances required below, as per the requirements of the Development Agreement: Insurance Indemnity Limit Employers Liability • €13,000,000 Public Liability • €6,500,000 Professional Indemnity* • €6,500,000
- Developer is to include for Minimum level of Professional Indemnity Insurance required for Works Contractor and as PSCS of € 6.5million
- The Developer’s Team is to include for Minimum level of Professional Indemnity Insurance required of € 6.5million
- Professional Indemnity Insurance cover must also include: (i) Maximum permissible excess on Professional Indemnity Insurance in any one claim below which the Developer will bear the cost: € 50,000 or 1
- All other parties are required to hold a Minimum level of Professional Indemnity Insurance of €1.5million, including the cover items listed (i) t
5. Award criteria & scoring
| Criterion | Weight (%) | Sub-criteria | Pass/fail threshold |
|---|---|---|---|
| Quality | not stated | Methodology / implementation detail not stated in extract | not stated |
| Price | not stated | Pricing basis not stated in extract | not stated |
| The documents indicated a staged process (qualification, then tender). Any explicit MEAT split is captured above where a numeric line was visible; otherwise it remained not specified in the provided text extract. |
6. Submission requirements
- Method statement / response document (template/page limits) — not specified in extract.
- CVs (page count, named roles) — not specified in extract.
- Pricing schedule (format/template) — expected at ITT stage.
- Case studies (number/value range) — client references/comparable project evidence was referenced.
- Declarations (ESPD/Bona Fides/Tax/COI) — ESPD/declaration/statement-of-confirmation language was present.
- Mandatory site visit — not specified in extract.
- Submission portal and formatting — eTenders portal and PDF electronic copies were referenced. Submission-related source lines:
- Value: not disclosed (eTenders placeholder)
- Part 1 of Submission: Minimum Requirements (Pass/Fail), including Forms / Declarations
- Part 1 of Submission - Minimum Requirements, Forms & Declarations (Pass/Fail)
- Minimum Requirements, Forms & Declarations (Pass/Fail)
- [1-Merlin Woods-Invitation for Expression of Interest_R1.pdf] )
- [1-Merlin Woods-Invitation for Expression of Interest_R1.pdf] 48,000 people (50-60%) by 2040. In keeping with the vision of compact smart growth,
7. Key dates & process
| Milestone | Date |
|---|---|
| RFT issued | not specified |
| Clarification deadline | not specified |
| Mandatory site visit | not specified |
| Tender deadline (date + time) | 2024-05-02T11:00:00+00:00 |
| Expected award | not specified |
| Contract start | not specified |
| Go-live / mobilisation | not stated |
| Date surfaced in documents | 2024-05-02T11:00:00+00:00 |
| Date surfaced in documents | October 2020 |
| Date surfaced in documents | March 2024 |
| Date surfaced in documents | April 2024 |
8. Contract terms that matter
Contract duration in the extract: 3 years. Payment cycle, SLA/KPI schedule, and penalty regime were not fully disclosed in the snippets unless listed below.
- VERIFIED PHRASES (deterministic regex extract from the documents — treat as authoritative for numerical claims)
- Applicants are also required to confirm that each of their professional team members and material sub-contractors have and shall maintain the Professional Indemnity insurances required below, as per the requirements of the Development Agreement: Insurance Indemnity Limit Employers Liability • €13,000,000 Public Liability • €6,500,000 Professional Indemnity* • €6,500,000
- currently anticipated to fall within a VAT inclusive sales range of €264,000 to €352,000 for unit types
- o Watermain Layout (G477 OCSC XX XX DR C 0550 S4, Rev P02)
- within the Council ownership. As part of implementation of such policy, GCC successfully obtained approval
- The proposed site is currently vacant and in the ownership of Galway City Council. The lands which measure
- Bond, Development Levies and Contribution Payments which will apply in all cases
- Bond, Development Levies and Contribution Payments which will apply in all cases, excluding the units
9. Risks, red flags & unusuals
- Qualification gate: the deterministic extract included a turnover threshold line (— use these verbatim for insurance / turnover. If a category (insurance, turnover) has no entry here, treat it as 'not specified' for THIS tender.), which can materially narrow bidder pool composition.
- Contract value was not disclosed in metadata, creating uncertainty on margin, resourcing, and financing assumptions.
- The two-step process (PQQ then ITT) shifted effort to compliance evidence early, with competitive scoring detail potentially deferred.
- Technical and contractual granularity appeared ITT-dependent, increasing ambiguity at qualification stage for non-incumbent bidders.
10. SME fit assessment
This competition looked most accessible to firms with established public-sector tender capability, documented financial capacity, and direct operational experience in the relevant service category.
- Credible bidder profile — mid-sized to large specialist with formal QA/compliance process.
- Consortium / sub-contracting — allowed or addressed in the extracts (Appendix references and reliance provisions).
- Indicative bid-prep effort — 6 to 12 working days for evidence collation, form completion, and review cycles at PQQ level.
- Pwin signal — strongest for bidders with reusable qualification artefacts, comparable references, and low-friction mobilisation capability.
11. Where to dig deeper
- Source RFT/PQQ filenames: 1-Merlin Woods-Invitation for Expression of Interest_R1.pdf, Appendix 2, Appendix 1..
- eTenders CFT / notice reference: contract notice was despatched by Galway City Council and subsequently publ.
- Clarification contact / portal: [email protected].
- Key attachments to prioritise: Appendix 1:.
This tender has been awarded
- Coolsivna Construction Ltd · 13 Feb 2025
- JJ Rhatigan and Company Unlimited Company · 13 Feb 2025
- OCC Construction · 13 Feb 2025
- JJ Rhatigan and Company Unlimited Company · 24 Jun 2024
- Coolsivna Construction Ltd · 24 Jun 2024
- OCC Construction · 24 Jun 2024
Can you bid?
Required certifications
- ISO 9001
- Safe-T-Cert
Minimum turnover
€1,500,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€6,500,000
Scoring
Most Economically Advantageous Tender
Technical Merit
Price
Lots (1)
Construction of 103 residential units including houses and apartments with associated infrastructure and landscaping.
Documents (91)
G477-OCSC-XX-XX-RP-C-0002-S4-P01_ENGINEERING SERVICES REPORT.pdf
5.8 MB · Specification
1-Merlin Woods-Invitation for Expression of Interest_R1.pdf
727.3 KB · RFT / Invitation to Tender
2-Appendix 1-Forms and Declarations.docx
132.1 KB · Form / Declaration / Certificate
A1910-GCC-DR-A-S3-000 Site Location 1000.pdf
275.7 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-000 Site Location 2500.pdf
486.1 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-001 Ex. Site.pdf
675.7 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-002 Site Layout.pdf
3.4 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-003 Site Boundaries+Key Plan.pdf
3.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-004 Site Sections.pdf
2.0 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-100 House 01-Plans &Section.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-101 House 01-Elevs.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-102 House 06-Plans.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-103 House 06-Elevs+Section.pdf
2.0 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-105 House 02-Plans&Section.pdf
846.1 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-106 House 02-Elevs.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-110 House 03-Plans & Section.pdf
1017.5 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-111 House 03-Elevs.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-115 House 04-Plans.pdf
962.7 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-116 House 04-Section.pdf
902.2 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-117 House 04-Elevs.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-120 House 05-Plans.pdf
962.6 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-121 House 05-Elevs+Sections.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-125 Block A-Plans.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-126 Block A-Elevs+Section.pdf
1.3 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-130 Block B-GF.pdf
761.4 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-131 Block B-FF+Roof.pdf
724.3 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-132 Block B-Elevs+Section.pdf
1002.6 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-135 Block C-Plans.pdf
778.7 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-136 Block C-Elevs.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-137 Block C-Elevs+Section.pdf
997.9 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-140 Block D-GF Plan.pdf
900.0 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-141 Block D-FF Plan.pdf
754.8 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-142 Block D-Elevs+Section.pdf
1.3 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-145 Forest Apt-LGF+UGF.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-146 Forest Apt-FF+Roof.pdf
1.0 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-147 Forest Apt-Sections.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-148 Forest Apt-Elevs.pdf
1.3 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-150 Live.Work-Retail.pdf
925.8 KB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-151 Live.Work-Duplex.pdf
1.2 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-152 Live.Work-Elevs E+W.pdf
1.4 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-153 Live.Work-Elevs N+S.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-200 Creche-Plans.pdf
1.1 MB · Drawing / Plan / Layout
A1910-GCC-DR-A-S3-201 Creche-Elevs+Sections.pdf
1.4 MB · Drawing / Plan / Layout
A1910-GCC-RG-A-S3 Dwelling Mix.pdf
528.2 KB · Drawing / Plan / Layout
A1910-GCC-RG-A-S3 DWG Issue.pdf
423.3 KB · Drawing / Plan / Layout
ESB_Existing.pdf
763.0 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0101-S4-P02_SITE LOCATION.pdf
1.6 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0115-S4-P03_PROPOSED WORKS TO EXISTING.pdf
1.9 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0130-S4-P02_ROADS GENERAL ARRENGEMENTS.pdf
1.8 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0135-S4-P02_ROADS TYPICAL CROSS-SECTIONS.pdf
1014.3 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0140-S4-P02_SWEPT PATH ANALYSIS-Refuse.pdf
1.5 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0141-S4-P02_SWEPT PATH ANALYSIS-Fire.pdf
1.5 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0150-S4-P02_PROPSOED ROADS ALIGNMENTS.pdf
1015.6 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0151-S4-P02_PROPSOED ROADS LONGSECTIONS-1.pdf
420.3 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0152-S4-P02_PROPSOED ROADS LONGSECTIONS-2.pdf
417.9 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0500-S4-P03_DRAINAGE LAYOUT.pdf
2.1 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0520-S4-P02_PROPOSED DRAINAGE DETAILS-1.pdf
519.4 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0521-S4-P02_PROPOSED DRAINAGE DETAILS-2.pdf
469.6 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0522-S4-P02_PROPOSED DRAINAGE DETAILS-3.pdf
666.2 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0523-S4-P02_PROPOSED DRAINAGE DETAILS-4.pdf
490.2 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0524-S4-P02_PROPOSED DRAINAGE DETAILS-5.pdf
1.0 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0530-S4-P01_SURFACE WATER LONG SECTIONS.pdf
412.7 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0535-S4-P01_WASTEWATER LONG SECTIONS.pdf
412.1 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0550-S4-P02_WATERMAIN LAYOUT.pdf
1.4 MB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0551-S4-P02_PROPOSED WATERMAIN DETAILS-1.pdf
515.9 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0552-S4-P02_PROPOSED WATERMAIN DETAILS-2.pdf
477.6 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0553-S4-P02_PROPOSED WATERMAIN DETAILS-3.pdf
529.2 KB · Drawing / Plan / Layout
G477-OCSC-XX-XX-DR-C-0554-S4-P02_PROPOSED WATERMAIN DETAILS-4.pdf
591.8 KB · Drawing / Plan / Layout
GCC-DR-A-1910-S1-001-TPP-Removal.pdf
2.0 MB · Drawing / Plan / Layout
GNI_Existing.pdf
1.3 MB · Drawing / Plan / Layout
P423-102_A1_Landscape Hardworks Plan.pdf
2.6 MB · Drawing / Plan / Layout
P423-103_A1.pdf
1.2 MB · Drawing / Plan / Layout
P423-104_A1.pdf
2.0 MB · Drawing / Plan / Layout
P423-105_A1.pdf
2.2 MB · Drawing / Plan / Layout
P423-106_A1.pdf
1.6 MB · Drawing / Plan / Layout
P423-107_A1.pdf
1.7 MB · Drawing / Plan / Layout
P423-108_A1.pdf
1.1 MB · Drawing / Plan / Layout
Irish Water_Pre Connection Enquiry.pdf
313.7 KB · Other
IWPlanningResponse.pdf
169.7 KB · Other
12-Appendix 3_P423-102_A1_Landscape Hardworks Plan.pdf
2.6 MB · Appendix / Annex
13-GCC Additional Information.pdf
112.7 KB · Appendix / Annex
3-Appendix_A- Applicants Personal Situation Declaration.dot
40.5 KB
5-Appendix 3_Part 8- LA 1-21 Planners report - Merlin Woods - CE's Report.pdf
940.6 KB
7-Appendix 3_A1910-GCC-DR-A-S3-001 Ex. Site.pdf
675.7 KB · Appendix / Annex
9-Appendix 3_G477-OCSC-XX-XX-DR-C-0500-S4-P03_DRAINAGE LAYOUT.pdf
2.1 MB · Appendix / Annex
A1910-GCC-RP-A-S3 Part VIII Report.pdf
2.6 MB · Appendix / Annex
EIR_Existing.pdf
465.4 KB
G477-OCSC-XX-XX-RP-C-0003-S3-P01_TRAFFIC AND TRANSPORTATION ASSESSMENT.pdf
7.4 MB · Appendix / Annex
Ground Investigation Report.pdf
22.8 MB
Topo.pdf
554.0 KB
Virgin Media_Existing.pdf
348.5 KB
Original notice text
Galway City Council seeks a Development Partner for the Merlin Woods housing project, focusing on residential development and associated services over a 3-year contract period.
AI analysis updated 4 months ago
Deadline
02 May
Buyer
Galway City CouncilLocation
The project site is located in Galway City, Ireland.
Procedure
Open
Clarification
04 Apr 2024
eTenders ID
2139157
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