Cahir Market House Business Centre Phase 2

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

1. At a glance

2. Scope of Work

This tender concerns the change of use of Cahir Market House to office use, specifically a Business Centre. The project involves alterations and refurbishment, including the restoration of the façade, demolition of a rear section of the building, and the construction of a new two-storey block with a link to the existing Market House. The works are located at The Square and Old Church Street, Cahir, Co. Tipperary.

The scope of work encompasses:

• Restoration of the façade: This involves preserving and repairing the existing exterior of the Market House.
• Demolition: A rear section of the building at 25 Old Market Street will be demolished.
• New Construction: A new two-storey block will be constructed.
• Linkage: A new link will be constructed to connect the new block to the existing Market House.
• Refurbishment: The interior of the Market House will be altered and refurbished to accommodate office use as a Business Centre.
• External Works:
• New levels will be created in the passageway between the two buildings at ground floor level to provide pedestrianised disabled accessibility to the rear of the office building.
• The existing vehicular route from the front elevation to Council yard buildings at the rear will be used as disabled access to the office part of the proposed building.
• Consideration for a future pedestrian link to a public car park via this passageway to the rear of the site is required.
• Accessibility Compliance: The development must comply with Part M of the Building Regulations 2010, including provisions for approach, access, circulation, sanitary facilities, other facilities, and aids to communication for people with a range of abilities. This includes specific requirements for access routes (A, B, and C), ramps, landings, handrails, and door widths.
• Plant Room and Void Access: Specific areas, the void under the stairs (externally accessed only) and the Plant Room (externally accessed only), are designated for inspection, repair, or maintenance and are not required to comply with TGD M2010 guidance.
• Internal Circulation: Visitors will access all levels via steps and/or a lift. Routes on site are designed to be level or gently sloping, with Route B (Secondary Entrance) requiring steps.
• Capacity: The Business Centre is anticipated to accommodate a maximum of 110 visitors at any one time, with no staff employed to operate it. Visitors will have access to relevant office space and a canteen on the first floor.

The project is supported by a Disability Access Certificate Report (Rev B, April 2021) prepared by Deaton Lysaght Architects, detailing compliance with Part M of the Building Regulations.

3. Background & buyer context

This procurement relates to the Cahir Market House Business Centre Phase 2 project. The project involves the change of use of the existing Market House in Cahir, Co. Tipperary, to an office use Business Centre. This includes significant refurbishment, restoration of the façade, demolition of a rear section, and the construction of a new two-storey block and link. The project is being managed by Tipperary County Council. The initiative aligns with broader objectives for town centre regeneration and the provision of business facilities. The Disability Access Certificate Report, dated April 2021, indicates that the project has been under development for some time, with a focus on ensuring compliance with accessibility standards.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement:
• Average annual turnover of €1 million arising from Building Conservation Works over the trading period.
• Insurance:
• Public Liability Insurance: Minimum indemnity limit of €6.5 million for any one event. Maximum excess of €10,000.
• Employer's Liability Insurance: Minimum indemnity limit of €13 million for any one event.
• Professional Indemnity Insurance: Minimum indemnity limit of €1.5 million annual aggregate limit. Maximum permissible excess is the greater of 2% of the Tenderer’s annual turnover or €5,000.
• Note: Specific PI insurance requirements of €6.5 million are mentioned for specialists supplying design products and ancillary design certificates, and €1 million for Piling Foundations, Mechanical Services, Electrical Services, Lift, and External Windows & Doors.
• Certifications:
• Evidence of a safety management system in accordance with ISO 45001:2018 or equivalent. Certified membership of Safe-T-Cert may be deemed equivalent.
• Past experience:
• Evidence of Health and Safety aspects of works previously undertaken by the Applicant over the past 5 years (or 7 years where necessary for competition). Projects must be similar in nature and complexity to the Works. This is assessed via Appendix B1 (List of Previous Works Projects) and Appendix B2 (Certificate of Satisfactory Execution).
• Evidence of management staff with appropriate educational/professional qualifications and experience, and with Health and Safety qualifications, training, and experience relevant to the Works.
• Evidence of personnel with appropriate educational and professional qualifications and experience, and with Health and Safety qualifications, training, and experience relevant to the Works.
• Personnel:
• Management staff must have relevant educational and professional qualifications, Health and Safety qualifications, training, and experience.
• Personnel must have relevant educational and professional qualifications, Health and Safety qualifications, training, and experience.
• Geographic / facility constraints:
• Not specified for this tender.

5. Award criteria & scoring

The award criteria are not explicitly detailed with scoring weights in the provided extract. However, the tender process includes mandatory Health and Safety selection criteria which are pass/fail. These criteria mirror the structure in Section 3.4 (Technical Capability Criteria) of the Questionnaire, focusing on:

• 3.4.1a (HS) Educational and Professional Qualifications (Management)
• 3.4.1b (HS) Educational and Professional Qualifications (Personnel)
• 3.4.1c (HS) List of Works Carried Out Over the Past Years
• 3.4.1d (HS) Measures for Ensuring Quality (including Safety Management System)
• 3.4.1e (HS) Statement of Average Annual Numbers of Persons Employed

All health and safety selection criteria are pass/fail. Applicants must meet the relevant minimum standard stated under each qualification criterion. The overall award will likely follow a Most Economically Advantageous Tender (MEAT) approach, balancing price and quality, with the specific weighting and sub-criteria to be detailed in the full tender documents.

6. Submission requirements

Bidders are required to submit the following:

• Health and Safety Supplement 3.4.1: Applicants must complete the relevant sections of this supplement, which details Health and Safety competence.
• Appendix B1: List of Previous Works Projects, organised in order of precedence, detailing completed projects similar in nature and complexity to the Works.
• Appendix B2: Certificate of Satisfactory Execution for completed projects.
• Curricula Vitae (CVs): For management staff and personnel, indicating relevant educational and professional qualifications, Health and Safety training and qualifications, and experience on projects of similar scale and complexity.
• Organisational Structure: A document setting out the Applicant’s organisational structure.
• Safety Management System Evidence: Details of the relevant technicians or technical bodies for quality control, and evidence of a safety management system. Third-party certification (ISO 45001:2018 or equivalent, or Safe-T-Cert) may be accepted.
• Statement of Average Annual Manpower: Evidence covering the previous three years of average annual manpower and managerial staff involved in Health and Safety.
• Declarations:
• Declaration regarding Safety, Health and Welfare at Work Act 2005 and associated regulations.
• Declaration that the organisation is competent and adequately resourced.
• Confirmation of a Safety Statement in the format outlined by the Health and Safety Authority, addressing specific requirements and minimum standards.
• Pricing Schedule: Not explicitly detailed but implied for tender submission.
• Submission Portal: Bids must be submitted via the eTenders platform. Specific format rules will be detailed in the full tender documentation.

7. Key dates & process

8. Contract terms that matter

• Contract Duration: Not specified.
• Payment Terms: Minimum amount for interim payments, except release of retention, is €50,000.
• Service Level Agreements (SLAs)/Key Performance Indicators (KPIs): Not detailed in the provided extract.
• Liquidated Damages/Penalties: Not detailed in the provided extract.
• Termination Clauses: Not detailed in the provided extract.
• Intellectual Property (IP) Ownership: Not detailed in the provided extract.
• Sub-contracting Rules: Not detailed in the provided extract.
• Parent Company Guarantee/Bond: Not detailed in the provided extract.
• Defects Liability Period: The initial Defects Period is 12 months from the date of Practical Completion.

9. Risks, red flags & unusuals

• Health and Safety Focus: The tender places a significant emphasis on Health and Safety competence, with multiple pass/fail criteria. Bidders must demonstrate robust H&S policies, procedures, and personnel qualifications. Failure in any H&S criterion will result in disqualification.
• Disability Access Certificate Compliance: The project is underpinned by a detailed Disability Access Certificate Report. Bidders must demonstrate a thorough understanding and capability to implement the accessibility requirements outlined in TGD M2010 and related documents.
• Turnover Requirement Specificity: The turnover requirement is specifically linked to "Building Conservation Works" (€1 million), which may narrow the pool of eligible bidders to those with demonstrable experience in this specific area.
• Lack of Detailed Award Criteria: While H&S is pass/fail, the specific weighting for price and quality in the overall award is not detailed in the provided extract, making it difficult to assess the balance of evaluation.
• Project Complexity: The combination of façade restoration, demolition, new construction, and refurbishment within a potentially sensitive historic context suggests a project requiring careful planning and execution.

10. SME fit assessment

This tender is likely best suited for small to medium-sized enterprises (SMEs) with specific expertise in building conservation, refurbishment, and compliance with accessibility regulations.

• Credible Bidders: SMEs with a proven track record in heritage or conservation projects, demonstrating strong Health and Safety management systems (e.g., Safe-T-Cert certified or equivalent), and a turnover of at least €1 million in building conservation works, would be well-positioned. Experience in projects requiring Disability Access Certificate compliance is essential.
• Consortium/Sub-contracting: The documents do not explicitly prohibit consortia or sub-contracting. However, the emphasis on the applicant's own H&S competence and past experience suggests that lead bidders must meet core requirements directly. Sub-contracting may be permissible for specific elements, provided the lead contractor retains overall responsibility and compliance.
• Indicative Bid-Prep Effort: Preparing a compliant bid, particularly addressing the detailed Health and Safety requirements, past project evidence, and accessibility compliance, could require 10-20 days of effort for an experienced SME. This includes compiling CVs, project histories, safety documentation, and ensuring all declarations are accurate.
• Pwin Signal: The specific turnover requirement for Building Conservation Works and the detailed H&S pass/fail criteria suggest a structured procurement process. The absence of an incumbent mention and the focus on specific technical capabilities indicate the tender is open to new entrants who can meet the stringent criteria. The primary challenge for SMEs will be demonstrating the required turnover and extensive H&S compliance.

11. Where to dig deeper

• Source RFT Filename(s): [3.4.1-HS-Works-Contractor_v3.1-25-11-2025.docx], [1829-DAC RevB.pdf]
• eTenders CFT ID: Not surfaced in provided text.
• Contact Email / Clarification Portal: Not surfaced in provided text.
• Most Important Attachments:
• Appendix B1: List of Previous Works Projects
• Appendix B2: Certificate of Satisfactory Execution
• 3.4.1-HS-Works-Contractor_v3.1-25-11-2025.docx (Health and Safety Supplement)
• 1829-DAC RevB.pdf (Disability Access Certificate Report)