Architect led Integrated Design Team Consultancy Services for Mixed-Use Redevelopment at the Athea Community Council Building, Co. Limerick

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1. At a glance

2. Scope of Work

This tender seeks an Architect-led Integrated Design Team to provide consultancy services for the redevelopment of the Athea Community Council Building in Co. Limerick. The project involves a mixed-use redevelopment, comprising a ground-floor community facility and residential accommodation on the first and second floors. The services required span Stages (ii)b to (v) of the Capital Works Management Framework. Stage (ii)b is partially complete, with planning consent secured, but Fire Safety Certificate and Disability Access Certificate applications are yet to be prepared.

The Design Team will be led by an RIAI-accredited Architect and will include specialist providers. The core disciplines required are:

• Principal Service Provider: RIAI-accredited Architect (Lead Consultant)
• Specialist Skills Providers:
• Civil & Structural Engineer
• Building Services Engineer
• Quantity Surveying
• PSDP Services (Project Supervisor Design Process)
• Assigned Certifier
• Other Ancillary Services as required

The Lead Consultant is responsible for assembling this integrated team, collating information for the Suitability Assessment Questionnaire (SAQ) from all specialist providers, and submitting a single, integrated tender response. The scope may be adjusted by the Contracting Authority, with fee adjustments based on rates in the Resource Schedule. Any additional resources must demonstrate value for money and industry best practice.

The works include:

• Redevelopment of the building structure and fabric, involving substantial reconstruction and upgrade.
• Fit-out of the ground-floor community facility, including meeting rooms, workshop space, and associated services. This area requires full universal access, a Part M compliant accessible WC, an additional toilet, and upgraded circulation. The community centre areas will be delivered to a builder's finish, including all electrical, mechanical, and life safety installations, kitchen and bathroom fit-out, and internal finishes.
• Restoration of the front façade, including traditional shopfront and window replacements.
• Enhancement of rear access and yard to ensure appropriate servicing, circulation, and drainage for both community use and future residential occupation.
• Design of a first-floor apartment to facilitate a future fit-out, ensuring coordination and compliance with Building Regulations, BCAR, and statutory approvals. This apartment will be delivered to a builder's finish, excluding floor finishes, applied wall finishes, bathroom fit-out, and kitchen fit-out.
• An upgraded Parish Workshop to the rear, extending across ground and first floors, is designated as a separate Phase 2 project. The Design Team will review approved proposals and develop a phased delivery strategy for Phase 1 works. They will also assess options for the existing workshop structure, including partial retention for interim storage or full demolition with a temporary replacement facility, providing recommendations on feasibility, cost, and regulatory implications.

The Design Team must also fulfil the roles of Project Supervisor Design Process (PSDP), Health and Safety Coordinator, and Designer under the Safety, Health and Welfare at Work Act 2005 and associated regulations. This includes developing a Preliminary Safety & Health Plan, assessing contractor competencies, and managing health and safety aspects of all works.

Key deliverables include:

• Stage (ii)b (Developed Design): Review of planning-approved scheme, updated cost plan and programme, updated Risk Register, planning condition discharge, Fire Safety Certificate application, Disability Access Certificate application.
• Stage (ii)c (Detailed Design): Construction drawings and specifications, pricing documents/Bills of Quantities, pre-tender cost estimate, tender package and procurement documentation, inspection plan for BCAR compliance, updated programme and risk register.
• Stage (iii) (Tender Action): Administration of tender process, response to queries, tender evaluation, recommendation for award report, contract execution documentation.
• Stage (iv) (Construction): Act as Employer's Representative, monthly progress and site inspection reports, cost reporting, change order assessments, contract instructions and certifications, BCAR inspection records, commissioning reports, practical completion documentation.
• Stage (v) (Handover): Final Account preparation and agreement, reconciliation of costs, defects inspections, Defects Certificate issue, final project close-out documentation.

3. Background & buyer context

Athea Community Council CLG purchased the former shop and printing premises on Con Colbert Street to repurpose a vacant building for community use. In 2022, the Council received Town and Village Renewal Scheme (Project Development Measure) funding, which supported a feasibility study. This study identified a need for flexible meeting spaces, accessible community facilities, and improved accommodation for CE Scheme operations, based on extensive community engagement.

A previous design team, led by James Corbett Architects, developed a proposal for the building's redevelopment, funded by the same scheme. Structural surveys revealed significant issues requiring substantial demolition and reconstruction, while retaining the historic street-facing façade. Planning consent was granted in March 2025 (Ref. 2461156).

The current procurement is for the subsequent stages of this project. The planning-approved scheme formed the basis of a successful 2025 Town and Village Renewal Scheme Main Scheme (TVRS) application. TVRS funding will cover professional consultancy fees and capital costs for the community-focused elements (Community Hub and Parish Workshop). Costs for the first-floor apartment will be funded directly by Athea Community Council CLG. The Lead Tenderer will review and amend the default apportionment percentages for TVRS-eligible professional fees as necessary.

4. Eligibility & selection criteria

• Turnover requirement: The Lead Consultant must demonstrate that its overall annual turnover during each of the three (3) previous financial years was at least €250,000.
• Insurance:
• Public Liability Insurance: Minimum cover of €6,500,000 per accident. Maximum excess of €10,000 for property damage only.
• Employer's Liability Insurance: Minimum cover of €13,000,000 per accident. No excess permitted.
• Professional Indemnity Insurance (Principal Service Provider): Minimum cover of €1,250,000 on each and every claim basis and €1,500,000 on an annual aggregate basis.
• Professional Indemnity Insurance (Specialist Skill Providers): For Civil & Structural Engineers and Building Services Engineers, minimum cover of €1,250,000 on each and every claim basis and €1,500,000 on an annual aggregate basis.
• Certifications: Not specified for this tender.
• Past experience: The PSDP must have at least 4 years of experience in the role of PSDP on building/civil engineering projects. The Lead Consultant must have graduate experience with a minimum of 5 years in a senior role.
• Personnel: Not specified for this tender beyond the minimum experience for the PSDP and senior roles for the Lead Consultant.
• Geographic / facility constraints: Not specified for this tender.

5. Award criteria & scoring

The award will be based on the Most Economically Advantageous Tender (MEAT), determined by a combination of price and quality. The specific weighting and scoring mechanism are not detailed in the provided extract, but the tender submission requires responses to quality criteria.

Criterion Weight (%) Sub-criteria