Clúid Housing Development Agreement with Stage Payments - Social Housing Schemes in Kerry

AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.

1. At a glance

Buyer Title CPV / category Estimated value Per-year Procedure type Lots Location Contract length Submission deadline Go-live / start | :-------------------- | :------------------------------------------------------------------ | :------------- | :-------------- | :------- | :------------- | :--- | :------- | :-------------- | :------------------ | :-------------- | Clúid Housing Association Clúid Housing Development Agreement with Stage Payments - Social Housing Schemes in Kerry Not stated €60,000,000 Not stated Not stated Not stated Kerry Not stated 2026-09-14 22:45 Not stated

2. Scope of Work

This tender seeks a development agreement for social housing schemes in Kerry, with an estimated value of €60,000,000. The agreement will cover the design, construction, and delivery of housing units and associated public realm infrastructure. The contractor will be responsible for adhering to Clúid Housing's Design Guide 2025-2030, which sets minimum standards for quality, sustainability, and resident well-being.

Key activities and requirements include:

• Design and Development:
• Developing housing schemes that align with Clúid's vision for high-quality, sustainable homes and thriving communities.
• Adhering to the principles outlined in the Clúid Design Guide 2025-2030, including sustainability, biodiversity, universal design, and placemaking.
• Ensuring schemes are "tenure blind," meaning social housing units are visually indistinguishable from other tenures within mixed-tenure developments.
• Achieving a minimum BER B2 rating for all new homes, aligning with the Green 2030 Goal.
• Incorporating green infrastructure and demonstrating net gain in biodiversity, as per Clúid's Landscaping and Biodiversity Guide for New Developments.
• Designing for energy efficiency, including passive technologies and smart home technology.
• Considering Universal Design principles throughout the public realm and within homes.
• Construction and Delivery:
• Constructing housing units and associated public realm infrastructure in accordance with the Design Guide and relevant national planning policies and building regulations.
• Utilising sustainable construction methods and materials, aiming for net zero operational carbon and 40% less embodied carbon in new homes.
• Ensuring schemes are safe, secure, and finished to high standards.
• Providing homes that are economical to build, manage, and maintain.
• Delivering schemes that complement their surrounding context, respecting physical, cultural, and environmental characteristics.
• Implementing placemaking strategies to foster community interaction and well-being.
• Specific Standards and Requirements:
• Adherence to Home Performance Index (HPI) certification as a symbol of quality assurance.
• Compliance with national planning policies, including the National Planning Framework (NPF) and Design Manual for Urban Roads and Streets (DMURS).
• Meeting specific unit typologies and area requirements as detailed in the Design Guide (e.g., Ground Floor GIA: 44.6m², First Floor GIA: 44.6m²).
• Ensuring adequate provision of ancillary facilities such as bin and bike stores.
• Incorporating Secured by Design (SBD) principles.
• Providing a minimum of 1500mm clear zone in front of kitchen counters.
• Ensuring toilet positioning between 450-500 mm from the wall.
• Sockets installed between 400 mm and 1200 mm above finished floor level.
• Corridor widths between 1200-1500mm.
• External ground floor levels for timber frame construction to be a minimum of 1m above finished ground level.
• Minimum of 600mm of topsoil over subsoil.
• Minimum of 1000mm wide trench for services.
• Planting to promote a minimum of 1m² of planting per unit.
• Minimum of five random sample holes for site investigations.
• Minimum of five fruit trees per 100m².
• Minimum of 5% evergreen planting.
• Minimum of 1500mm clear zone in front of kitchen counters.
• Minimum of two lifts for schemes exceeding 40 units.
• Washing and drying machines: 2 of each for schemes exceeding 40 units.
• Fobs for each unit, plus ten additional fobs for staff.
• Stage payments will be a feature of the agreement.

3. Background & buyer context

Clúid Housing Association is procuring this development agreement as part of its ongoing commitment to providing high-quality, sustainable social and affordable housing. The procurement aligns with Clúid's Greening Strategy, launched in 2021, which aims to reduce environmental impact, contribute to Ireland's emission reduction targets, and create a sustainable future. The strategy is built on three pillars: Build Green, Live Green, and Be Green, with a 2030 vision for net-zero operational carbon and 40% less embodied carbon in new homes.

This tender is informed by national policies developed by the Department of Housing, Local Government and Heritage (DHLGH) and current best practice. The Clúid Design Guide 2025-2030, which this agreement will implement, was developed through consultation with resident advisory groups, staff, and third-party stakeholders. It establishes minimum standards for housing delivery partners to ensure homes are safe, secure, finished to the highest standards, and complement their environments. The guide also incorporates principles of Universal Design and age-friendly housing through its 'Clann' service. The procurement is also driven by the need to secure external funding via government grants and partnerships, which requires adherence to specific environmental and biodiversity measures.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement: Not specified for this tender.
• Insurance:
• Employers’ Liability insurance: €13 million
• Public Liability insurance: €6.5 million
• Professional Indemnity insurance: €6.5 million (or the HFA requirement at funding application)
• Certifications: Not specified for this tender.
• Past experience: Not specified for this tender.
• Personnel: Not specified for this tender.
• Geographic / facility constraints: Schemes are to be located in Kerry.

5. Award criteria & scoring

The award criteria and scoring mechanism are not detailed in the provided text. However, the tender documents emphasize the importance of adhering to Clúid's Design Guide 2025-2030, which covers aspects such as:

• Quality and Sustainability: This includes meeting Home Performance Index (HPI) certification, achieving a minimum BER B2 rating, and incorporating biodiversity and green infrastructure.
• Design and Placemaking: Schemes must complement their context, promote social interaction, be pedestrian and cyclist-friendly, and incorporate Universal Design principles.
• Cost-Effectiveness: Balancing quality with cost, considering lifecycle maintenance costs.

The evaluation will likely assess how well bidders demonstrate their ability to meet these qualitative and sustainability objectives, alongside the financial aspects of their proposal.

6. Submission requirements

The specific submission requirements are not detailed in the provided text. However, based on the nature of a development agreement and the emphasis on Clúid's Design Guide, typical submissions would likely include:

• A detailed proposal outlining the bidder's approach to design, construction, sustainability, and community engagement, demonstrating compliance with the Clúid Design Guide 2025-2030.
• Evidence of financial standing and capacity to undertake a project of this scale (€60 million).
• Details of proposed project teams, including key personnel and their relevant experience.
• A pricing schedule or financial model reflecting the stage payment structure.
• Case studies of previous similar developments, particularly those focusing on social housing, sustainability, and community integration.
• Declarations regarding legal and financial standing, including tax clearance.
• Proof of insurance coverage meeting the specified minimums.

7. Key dates & process

8. Contract terms that matter

The contract will be a Development Agreement with a stage payment structure. Key terms will likely include:

• Contract Length: Not specified, but the Design Guide covers 2025-2030, suggesting a multi-year engagement.
• Payment Terms: Stage payments will be a feature, indicating payments linked to project milestones.
• Key SLAs/KPIs: Likely to include adherence to the Clúid Design Guide 2025-2030, sustainability targets (e.g., BER B2, carbon reduction), biodiversity net gain, and defect response times (e.g., 24 hours for emergency defects, 5 days for urgent, 28 days for routine).
• Liquidated Damages: Not specified, but common in construction contracts for delays or non-performance.
• Termination Clauses: Not specified, but standard clauses for breach of contract or insolvency would be expected.
• IP Ownership: Not specified, but typically Clúid would retain ownership of design specifications and project outcomes.
• Sub-contracting: Not specified, but likely permitted with Clúid's approval.
• Parent-Company Guarantee/Bond: A 5% bond is mentioned in the context of insurance requirements, suggesting a performance bond may be required.

9. Risks, red flags & unusuals

• Value vs. Insurance: The €60 million estimated value is significantly higher than the stated insurance requirements (€6.5m - €13m). This suggests that either the insurance figures are minimums and higher cover will be required based on project scale, or the insurance requirements are not fully reflective of the contract's financial exposure.
• Stage Payments: While common, stage payment structures require careful management and clear milestone definitions to ensure cash flow for the contractor and control for the client.
• Comprehensive Design Guide: The extensive Clúid Design Guide 2025-2030 imposes significant design and quality requirements. Bidders must thoroughly understand and commit to these standards, which go beyond basic regulatory compliance, particularly in sustainability and biodiversity.
• Location Specificity: The contract is for schemes in Kerry. While this limits the geographic scope, it implies a need for local knowledge and understanding of Kerry's planning environment.
• Lack of Detail: Key procedural information such as the tender procedure type, lot structure, contract length, and specific award criteria are not provided in the metadata, requiring bidders to consult the full tender documents.

10. SME fit assessment

This tender is structured as a large development agreement with a significant estimated value of €60 million. This scale suggests it is primarily aimed at established construction and development firms with a proven track record in delivering large-scale residential projects.

• Credible Bidders: Viable bidders would typically be medium to large construction companies or development consortia with substantial turnover, significant project management capacity, and expertise in social housing development, sustainable building practices, and compliance with detailed design standards like Clúid's. Experience in delivering projects within the Irish regulatory and planning framework is essential.
• Consortium/Sub-contracting: While not explicitly stated, it is common for large development agreements to allow for consortia or the subcontracting of specific elements (e.g., specialist M&E, landscaping). However, the primary development agreement holder would need to demonstrate overall capability.
• Indicative Bid-Prep Effort: Preparing a bid for a €60 million development agreement would require significant effort, likely several weeks to months, involving technical, commercial, legal, and financial teams. This would include detailed interpretation of the Design Guide, development of a project execution plan, and financial modelling.
• Pwin Signal: The tender is for a development agreement, not a framework. The absence of information on previous winners or incumbent status means it is difficult to assess the Pwin signal. However, the comprehensive nature of the Design Guide and the focus on sustainability suggest Clúid is seeking partners aligned with their long-term strategic goals.

11. Where to dig deeper

• Source RFT Filename: [Cluid_Design-Guide-2025-2030_D8_digital.pdf] (This appears to be the primary document referenced, not a specific RFT filename).
• eTenders CFT ID: Not specified.
• Contact / Clarification Portal: Not specified.
• Most Important Attachments:
• Clúid Design Guide 2025-2030
• Clúid's Landscaping and Biodiversity Guide for New Developments
• Relevant National Planning Policy documents (NPF, NDP, DMURS, etc.)