Section one: Contracting authority/entity
one.1) Name and addresses
Oxfordshire County Council
County Hall
Oxford
OX1 1ND
Contact
Ms Amy Keylock
Amy.Keylock@Oxfordshire.gov.uk
Country
United Kingdom
NUTS code
UKJ14 - Oxfordshire
Internet address(es)
Main address
Buyer's address
one.4) Type of the contracting authority
Regional or local authority
one.5) Main activity
General public services
Section two: Object
two.1) Scope of the procurement
two.1.1) Title
Agreement further to Section 106 Town and Country Planning Act 1990 (as amended) relating to construction of a 2FE Primary School on a development at Wretchwick Way, Bicester, Oxfordshire
Reference number
DN601800
two.1.2) Main CPV code
- 45214200 - Construction work for school buildings
two.1.3) Type of contract
Works
two.1.4) Short description
The proposed agreement will be a planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 relating to proposed development at Wretchwick Way, Bicester (“the Development”) The agreement will contain a series of commitments made by the developer (the “Developer”), named as the contractor/concessionaire in section V.2.3), conditional on implementation of the Development (entirely at the discretion of the Developer) and progress of the Development, for delivery of mitigating measures including the design and construction of a primary school. The Developer also has the choice of providing land to Oxfordshire County Council plus funding so that the County Council may design and construct the primary schools instead.
two.1.6) Information about lots
This contract is divided into lots: No
two.1.7) Total value of the procurement (excluding VAT)
Value excluding VAT: £11,166,876
two.2) Description
two.2.2) Additional CPV code(s)
- 45214200 - Construction work for school buildings
two.2.3) Place of performance
NUTS codes
- UKJ14 - Oxfordshire
two.2.4) Description of the procurement
The proposed agreement will be a planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 relating to proposed development at Wretchwick Way, Bicester (“the Development”) The agreement will contain a series of commitments made by the developer (the “Developer”), named as the contractor/concessionaire in section V.2.3), conditional on implementation of the Development (entirely at the discretion of the Developer) and progress of the Development, for delivery of mitigating measures including the design and construction of a primary school. The Developer also has the choice of providing land to Oxfordshire County Council plus funding so that the County Council may design and construct the primary school instead.
Further information:
• It is understood that the contract award is taking place under EU directive 2014/24/EU. Although it is noted that the relevant UK legislation is the Public Contracts Regulations 2015 as the procedure was not commenced prior to 31st December 2020 (end of the transition period) so it is not governed by the EU directive 2014/24/EU but just by the Public Contracts Regulations 2015 (which of course transposed directive 2014/24/EU into UK Law) as amended by the Public Procurement (Amendments)(EU Exit) Regulations 2020.
• The contract (Section 106 Agreement) has been awarded jointly to: Redrow Homes Ltd and Wates Developments Ltd.
• Start and end date of the contract: not known as it is conditional on the grant of planning permission by Cherwell District Council and the commencement of development by the Developer. Oxfordshire County Council intends to conclude the proposed agreement as soon as practicable after the operation of a standstill period of at least 10 days from the day after the date of publication of this notice.
two.2.11) Information about options
Options: No
two.2.13) Information about European Union Funds
The procurement is related to a project and/or programme financed by European Union funds: No
Section four. Procedure
four.1) Description
four.1.1) Type of procedure
Award of a contract without prior publication of a call for competition in the cases listed below
- The procurement falls outside the scope of application of the regulations
Explanation:
There is proposed an agreement (“the Section 106 agreement”) in which the Developer is afforded the choice of providing:
a. land for a primary school and funding for its construction which does not amount to a public works contract because there is no contract with the Developer for works to be undertaken;
b. the Developer undertaking the construction of a new primary schools (2 FE) and then passing the new primary school, as built, to the County Council which will not constitute public works contracts for the following reasons:
It is considered that the agreement where option b is adopted for the new primary school to be built by the Developer, will not constitute public works contracts for the following reasons:
1. The Section 106 agreement is required to be entered into so as to render the Development acceptable in planning terms. The core rationale for this requirement is that the provision of the school is necessary to enable the grant of planning permission and they are considered to be in compliance with Regulations 122 Community Infrastructure Levy Regulations 2010. Thus, the essential objective of the Section 106 Agreement is for a planning purpose in accordance with the statutory planning regime. It was endorsed in Faraday Development Ltd v West Berkshire Council and St Modwen Developments Ltd (“the Faraday Case) following the principle established in Helmut Muller GMbH v Bundesanstalt fur Immobilienaufgaben-Helmut Muller) that an agreement was not a public works contract where the contracting authority’s primary objective was of a planning nature under the statutory regime.
2. An essential ingredient of a public works contract is that it is for pecuniary interest – see Regulation 2 of the Public Contract Regulations 2015. The Advocate General’s opinion in European Commission v Kingdom of Spain seeks to provide a definitive statement of the meaning of “pecuniary interest” concluding that it implies that the contracting authority needs to use its own funds either directly or indirectly. No direct financing will be provided by the contracting authority in respect of the Section 106 agreement. Indirect financing occurs when the contracting authority suffers economic detriment as a result of the method of funding the works. No economic detriment will be sustained by the contracting authority in consequence of entering into the section 106 agreement. The primary school works will be delivered in kind rather than through the provision of funding to the contracting authority.
3. Under the Section 106 Agreement there will be no liability for the primary school to be delivered unless the Development is implemented and it is entirely at the discretion of the Developer as to whether the Development is implemented. There is no obligation on the Developer in the S106 agreement to implement the Development. Thus the Section 106 agreement corresponds to the Section 106 agreement considered in the case of R (Midlands Co-operative Society Ltd) v Birmingham City Council (1) Tesco Stores Ltd (2) as approved in the Faraday case (paragraph 52) on the basis that the agreement considered in the Midlands Co-operative Society case contained no obligation contingent or otherwise for the carrying out of development.
Notes:
a. The estimated aggregate value of the works further to the Section 106 agreement which the Developer is to undertake is £11,166,876.
b. The County Council will not contribute any money towards the building of the primary school
c. In the Section 106 Agreement the Developer will agree to undertake a transparent and impartial procurement process for the primary school works.
four.1.8) Information about the Government Procurement Agreement (GPA)
The procurement is covered by the Government Procurement Agreement: No
Section five. Award of contract/concession
A contract/lot is awarded: Yes
five.2) Award of contract/concession
five.2.1) Date of conclusion of the contract
9 March 2022
five.2.2) Information about tenders
The contract has been awarded to a group of economic operators: No
five.2.3) Name and address of the contractor/concessionaire
Redrow Homes
Redrow House, St Davids Park
Flintshire
CH5 3RX
Country
United Kingdom
NUTS code
- UKJ14 - Oxfordshire
National registration number
01990710
The contractor/concessionaire is an SME
No
five.2.4) Information on value of contract/lot/concession (excluding VAT)
Total value of the contract/lot/concession: £11,166,876
Section five. Award of contract/concession
A contract/lot is awarded: Yes
five.2) Award of contract/concession
five.2.1) Date of conclusion of the contract
9 March 2022
five.2.2) Information about tenders
The contract has been awarded to a group of economic operators: No
five.2.3) Name and address of the contractor/concessionaire
Wates Developments Limited
Wates House, Wates House
Leatherhead
KT22 7SW
Country
United Kingdom
NUTS code
- UKJ2 - Surrey, East and West Sussex
National registration number
00441484
The contractor/concessionaire is an SME
No
five.2.4) Information on value of contract/lot/concession (excluding VAT)
Total value of the contract/lot/concession: £11,166,876
Section six. Complementary information
six.4) Procedures for review
six.4.1) Review body
High Court of England and Wales
Royal Courts of Justice
London
WC1A 2LL
Country
United Kingdom