Extra Care Housing Development - Edinburgh House

NB: The Councils' high level requirements are summarised below with further important details included within the Procurement Documents accessible via https://supplier.in-tend.co.uk/portsmouthcc/home. INTRODUCTION Portsmouth City Council - the 'Council' - will require the appointed provider to develop approx. 60 new extra care housing units on a design, build, finance and operate (DBFO) basis at the site of the now demolished Edinburgh House Care Home. The site is located in located within Sundridge Close, Cosham, Portsmouth, Hampshire, PO6 3JL and is wholly owned by the Council. The intention is for the Council to retain the freehold (disposal not precluded at this point) and offer a long lease arrangement, which will include 100% nomination rights to the Council on a 100% affordable rent basis. Rent and service charge will be eligible for housing benefit should residents be eligible. Residents will only be eligible if they are being supported by the Council. KEY OBJECTIVES The aim of the project is to deliver affordable high-quality, sustainable accommodation that meets the needs of older people and vulnerable adults, promoting independence while ensuring access to care and support services as required. In undertaking this project, the Council is targeting achievement of the following key objectives: • To provide affordable, purpose-built extra care housing units that enable residents to live independently for as long as possible. • To ensure the design and operation of the scheme adhere to best practice, regulatory standards, and local planning requirements. • To deliver a financially sustainable model for both the provider and the local authority. • To offer a supportive environment with access to care services, communal spaces, and facilities that enhance quality of life. • To deliver a development that is as sustainable and efficient for both residents and the environment as possible. CONTRACT TERM, KEY DATES & MILESTONES The Council is targeting to have completed the procurement process and secured a preferred provider by the end of May 2027. The Council will enter into a agreement for lease with the secured provider on an initial 12-month term and subject to a 30 month long stop timescale. The provider must have submitted a planning application within 6 months of commencement of the agreement for lease. Development must formally commence within 4 months of planning permission being clear of judicial review proceedings and must be completed within 24 months. The Council will enter into a long lease arrangement with the Provider based upon the Heads of Terms set out within the following section. The length of the lease and extension options will be determined through the procurement process but will be no less than 40 years in minimum duration and no more than 250 years in respect of maximum duration including for any extension options. The associated Nominations agreement will run co-terminus with the length of the lease or, if less than the duration of the lease, the operational life span of the developed affordable Extra Care properties including for major refurbishment / modernisation to extend lifespan. COMMERCIAL ARRANGEMENTS & ESTIMATES The Council is not seeking to make significant rental income from the long lease arrangement which will be offered on a peppercorn basis. The Council will also consider proposals which require a level of underwriting for void properties. The Provider will be responsible for securing all, or at the least, the vast majority of development funding. The Council will consider bids which require a level of capital contribution from the Council if viability is dependent upon this. Based upon benchmarked average regional rent & service charge levels (1 bed £226 per week, 2 bed £255 per week), applying an average occupancy level of 90%, multiplying by the 60 no. properties development target and multiplying by 52 weeks the Council estimates that revenue generated through could be approximately £640,000 per year. With inflation applied at 2.5% estimate year on year compound basis, and also accounting for land value plus cost of enabling works already undertaken by the Council (total approx. £1.65M), the Council's business opportunity value estimate for a 40-year minimum lease term arrangement is approx. £45M. Over a max lease term of 250 years the business opportunity grows exponentially to £12.2B when compound inflation is applied. Noting that the nominations agreement term will be linked to the operational lifespan of the developed properties, which even with significant modernisation is unlikely to exceed 80 - 100 years, the upper end value of the business opportunity is more likely to fall between £160M - £280M. PLANNING & DEVELOPMENT STATUS In 2023, the Edinburgh House site secured detailed planning approval for 50 extra care housing units and was designated with a C3 planning classification. Although planning approval is in place for 50 units, a high