Public procurement notice: Voluntary Ex Ante Transparency Notice
Published: 2017-03-09
Buyer: London Borough of Haringey
Country: UK
Region: LONDON
Contract type: Works
Procedure: Negotiated without a prior call for competition
CPV classification: 45100000: Site preparation work | 45110000 | 45200000: Building and civil engineering work | 45210000: Building construction work | 45211000: Construction work for multi-dwelling buildings
Estimated value: 260000000 GBP

Technical requirements: London Borough of Haringey (the ‘Council’) intends to enter into a strategic development partnership (‘SDP’) with TH Ferry Island Limited Partnership acting by its general partner AR TH Ferry Island GP Ltd, an entity which forms part of the Argent Related group of companies (‘Argent’) relating to the development of land/regeneration of Tottenham Hale. Both Argent and the Council hold significant relevant land interests in the development area and as a result, the development may only progress in partnership. The Council's objectives for entering into the partnership are: to realise the Tottenham Area Action Plan's objectives by securing the delivery of a new mixed-use development; new public realm infrastructure including delivery of a key physical infrastructure at the core of the new district centre, including a new north-south link/southern extension of Ashley Road; delivery of affordable homes; delivery of social infrastructure; and to provide training and employment opportunities.
One of the key objectives of entering into this arrangement is to enable the delivery through private investment of the Tottenham Hale District Centre Framework (the ‘DCF’). The sale of land to Argent will enable the delivery of key physical infrastructure at the core of the new district centre, including a new north-south link, a southern extension of Ashley Road. The contractual documents which will govern the arrangement will include: an agreement (the ‘Agreement’) providing for a) the sale of land currently owned by the Council to Argent and the subsequent development of the land, including a new health centre/relocation of a bus station; and b) establishment of the SDP (a co-operation agreement between the parties); a series of land transfer documents and leases; and 2 call option agreements relating to the transfer of areas of adopted highway that are currently owned by the Council to Argent.
As stated in Sections II.2.4 and VI.3, Argent will facilitate the delivery of a new health centre and the relocation of the Bus Station as part of its obligations pursuant to the development agreement and SDP.
Argent has exclusive rights over essential elements of the development area due to its ownership of the Ferry Island site (‘FI’), which is vitally important to the realisation of the Tottenham Area Action Plan. The arrangement qualifies for use of the negotiated procedure pursuant to Article 32(2)(b)(iii) of Directive 2014/24 EU/Regulation 32(2)(b)(iii) of the Public Contracts Regulations 2015. It would be impracticable for the Council to advertise/enter into several contracts with multiple developers and it would not be possible to rely on compulsory purchase powers in respect of FI. FI is located next to a London Underground/Rail Station, is the public's first impression of Tottenham Hale and is crucial to the delivery of the planned step-change to achieving a more attractive area, in particular at the public transport gateway. The Council's Cabinet has authorised entry into the SDP to sell adjacent sites to Argent to support the wider DCF. A key reason why FI is crucial to the Council's objectives is that there remains a link between FI and the retail park: as part of Argent's purchase of FI from Hermes, a MOU provided Argent with an exclusive opportunity to explore the viability of redeveloping the retail park in line with the Council's vision, and the north-south link/new District Centre are core to that vision. This exclusivity together with its ownership of FI puts Argent in a unique position. In order for the land to be developed in accordance with the Council's plans, the Council must develop a comprehensive scheme for delivering the project and FI sits at the centre of that scheme. Further, the Council does not consider that any element of the scheme is objectively severable from the rest. It is within the interests of time, deliverability, coordination and health and safety issues that as both local planning authority and landowner of a significant part of the regeneration area, it should endorse one development partner for the entire scheme.
The Council has identified that adjustment and partial relocation of the existing Bus Station that dominates the frontage to the Underground and Train Station will be important to achieving the objectives described above and creating a more usable, attractive gateway space for pedestrians. Ferry Island is central to such adjustment and is intrinsic to the new north-south link that will further enhance Tottenham Hale and in particular connect Ashley Road to the north with the retail park to the south. The DCF anticipates that the retail park will be redeveloped in time as part of the new District Centre, and the link will run across Ferry Island and the retail park and will be essential to the wider development of Tottenham Hale. It is also intended that Argent will facilitate the relocation of the existing Bus Station as part of the SDP.


Winner: Th Ferry Island Limited Partnership
Award value: 260000000