Section one: Contracting authority
one.1) Name and addresses
UK Biobank Ltd
1-2 Spectrum Way, Adswood
Stockport
SK3 0SA
Telephone
+44 7824509469
Country
United Kingdom
NUTS code
UKD3 - Greater Manchester
Internet address(es)
Main address
Buyer's address
https://www.mytenders.co.uk/search/Search_AuthProfile.aspx?ID=AA25607
one.4) Type of the contracting authority
Body governed by public law
one.5) Main activity
Health
Section two: Object
two.1) Scope of the procurement
two.1.1) Title
Agreement for lease of part of building to be constructed at Manchester Science Park
Reference number
UKBB019
two.1.2) Main CPV code
- 45215100 - Construction work for buildings relating to health
two.1.3) Type of contract
Works
two.1.4) Short description
UKB has entered into an agreement for lease (“the Agreement”) with Manchester Science Partnerships Ltd (“MSP”) and Bruntwood Science Ltd (as guarantor of MSP’s obligations) pursuant to which MSP will grant to UKB a 30 year lease of part of a building, yet to be constructed but to be known as “Greenheys”. Greenheys will be located on Greenheys Lane within the Manchester Science Park, an estate in Manchester which is owned and has already been partly developed by MSP. This notice confirms the Agreement has been entered into.
The lease will be of the first and second floors, and part of the ground floor, of Greenheys (“the UKB Premises”). MSP intends to construct Greenheys, and to lease the other space in it to tenants who will be keen to be co-located with UKB, as part of the development of its estate.
The award of the Agreement has not been the subject of a competitive procurement pursuant to the Public Contracts Regulations 2015 as amended or otherwise, for the reasons set out in Section II.2.4 below.
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: £42,000,000
two.2) Description
two.2.3) Place of performance
NUTS codes
- UKD3 - Greater Manchester
two.2.4) Description of the procurement
MSP will appoint a building contractor for the construction of Greenheys. The lease of the UKB Premises will be granted to UKB following practical completion of the construction of Greenheys in accordance with the terms of the Agreement. UKB is to contribute 48% of the overall development costs for the construction of Greenheys (up to a cap), with MSP contributing the remaining 52%. The UKB Premises will house a new automated sample archive store (which has been tendered by UKB) and office space, and has been configured to reflect UKB’s requirements to accommodate large-scale cryostorage including a structural grid, double height ceiling and plant room space as well as power and chilled water provision. The Agreement includes a right to terminate for UKB if the space does not accommodate the archive store and/or the right to make variations to the building contract to accommodate the archive store subject to planning constraints. The remainder of the building will be developed by MSP as a speculative laboratory and office building for letting to other tenants, as referenced above.
Greenheys will be constructed and is to be occupied pursuant to the Agreement and subsequent lease. MSP will use reasonable endeavours to construct and fit out Greenheys by a given date and, as highlighted above, the lease will be entered into after practical completion.
UKB considers that the Agreement does not amount to a public works contract, because its main object is the leasing of property (Greenheys) which is exempted by Regulation 10(1)(a) of the Public Contracts Regulations 2015 as amended.
In any event, even if the Agreement does constitute a public works contract within the Public Contracts Regulations 2015 as amended, UKB considers that the award of the Agreement without prior publication of a contract notice is permitted because Regulation 32(2)(b)(iii) applies for the following reasons:
- UKB, a charity, promotes human health by maintaining a database of health and genetic information gathered from approximately 500,000 volunteer participants. The information bank includes a biorepository of physical samples which require storage in suitable conditions, as well as facilities for retrieval and analysis. UKB’s existing biorepository and facilities in Stockport do not offer the required resilience or throughput to meet the projects which UKB wants to support and these facilities are near the end of their reliable lifespan;
- from approximately September 2020 until approximately March 2022 (when Greenheys was identified as the preferred location if a satisfactory agreement could be concluded with MSP), UKB conducted a search for suitable new premises. Although other less satisfactory or “fallback” options were also considered, the premises which UKB sought to identify were ones which were both in close proximity to a major research university (to facilitate collaboration with the academic and research community in health and science), and in the same travel to work area as its existing premises (to assist retention of skilled and specialist staff). UKB considers that it was justified in taking this approach; and
- because of the nature of the funding needed by and available to UKB for the project, it also required premises which it would either own or lease at a peppercorn rent, and which it could be reasonably confident would be available within a timescale consistent with the need to identify new facilities to house its biorepository of physical samples and provide the resilience and throughput to meet UKB’s requirements, without UKB having itself to be responsible for the construction or redevelopment of the premises (for which it lacked the necessary expertise and appetite for risk). Greenheys fulfils this requirement.
The searches and discussions conducted by and on behalf of UKB did not, within the timescale dictated by the need to apply for funding, identify any reasonably satisfactory alternative to Greenheys.
two.2.5) Award criteria
Price
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:
As highlighted in Section II.2.4, UKB considers that the Agreement does not amount to a public works contract, because its main object is the leasing of property (Greenheys) which is exempted by Regulation 10(1)(a) of the Public Contracts Regulations 2015 as amended. Even if (contrary to UKB’s view) the Agreement does constitute a public works contract, then it is permitted to be awarded by following the negotiated procedure without prior publication. The use of that procedure is permissible by virtue of Regulation 32(2)(b)(iii) of the Public Contracts Regulations 2015 as amended. MSP, as owner of Manchester Science Park, has the exclusive right to develop the Greenheys site (or any alternative site on Manchester Science Park). The result of the search conducted by UKB was that no reasonable alternative existed which satisfied the parameters identified above, and those parameters have not been artificially narrowed down. A voluntary ex ante transparency notice was published (Notice reference: 2024/S 000-006460) on 29 February 2024.
four.1.8) Information about the Government Procurement Agreement (GPA)
The procurement is covered by the Government Procurement Agreement: No
four.2) Administrative information
four.2.1) Previous publication concerning this procedure
Notice number: 2024/S 000-006460
Section five. Award of contract
A contract/lot is awarded: Yes
five.2) Award of contract
five.2.1) Date of conclusion of the contract
27 March 2024
five.2.2) Information about tenders
Number of tenders received: 1
Number of tenders received from SMEs: 0
Number of tenders received from tenderers from other EU Member States: 0
Number of tenders received from tenderers from non-EU Member States: 0
Number of tenders received by electronic means: 0
The contract has been awarded to a group of economic operators: No
five.2.3) Name and address of the contractor
Manchester Science Partnerships Limited
Union, Albert Square
Manchester
M2 6LW
Country
United Kingdom
NUTS code
- UKD3 - Greater Manchester
The contractor is an SME
No
five.2.4) Information on value of contract/lot (excluding VAT)
Total value of the contract/lot: £42,000,000
Section six. Complementary information
six.3) Additional information
The value set out in Section II.1.7 (and repeated at V2.4) is an indicative contract award value based upon UKB’s contribution to the estimated cost of the building.
The duration of the lease is 30 years and UKB has an option to extend at the end of the lease for a period to be specified by UKB of between 10 and 20 years
(MT Ref:231690)
six.4) Procedures for review
six.4.1) Review body
High Court
Royal Courts of Justice
London
WC2A 2LL
publicprocurementreview@cabinetoffice.gov.uk
Telephone
+44 3450103503
Country
United Kingdom
Internet address
https://www.gov.uk/government/publications/public-procurement-review-service-scope-and-remit