1. Background
In 2017, FC Barcelona launched a bidding process for the renovation of the new Spotify Camp Nou, which was finally cancelled in December 2020 through an official communication via the FC Barcelona Supplier Portal to all the companies participating at that time.
The current Board of Directors carried out an audit and review of the Espai Barça project. This review revealed the need to make changes to the stadium that included, for example: not modifying the structure of the first and second tiers, demolishing the current third tier and building a new one, increasing the number of seats and spaces for members, a double VIP ring between the second and third tiers, covering the entire stadium with a more suitable structure and installing photovoltaic panels, modifying the previous project, which meant that a large number of 1st-tier season ticket holders would have to move to the 2nd tier and 2nd-tier season ticket holders to the 3rd tier, including sustainability in the stadium’s DNA and all the new areas, and adjusting the timetable for the works to a shorter period of time.
2. Participation of third parties in the bidding process
No third party, and specifically neither Goldman Sachs nor JP Morgan - the agents in charge of finding the necessary financing for the project - has had any direct involvement in the bidding process.
During this phase, Goldman Sachs was informed about the development of the process and the suitability of all the participating companies from a financial point of view. All of them had to be analysed by rating agencies, which provided their ratings on the participating companies’ financial soundness to Goldman Sachs itself. Goldman Sachs informed FC Barcelona that all the companies participating in the bidding process were suitable in view of the ratings obtained. Furthermore, upon receipt of the successful bidder’s proposal and during the phase prior to the presentation of the company to the Board of Directors, the opinion of the Project Monitor (JLL) (a company appointed by Goldman Sachs) was sought on the company that, in accordance with the bidding process, had obtained the best score.
3. Parties responsible for the bidding process
FC Barcelona’s Purchasing Department has been responsible for leading the entire bidding process and has acted as the sole interlocutor with the participating companies. The dialogue conducted by the Purchasing Department team has always been through the Supplier Portal to guarantee maximum traceability and to document any discussion with each of the participating companies.
During the bidding process, the Purchasing Department has had the support of the Espai Barça Area in handling all the technical aspects arising during the process.
4. Bidding process
4.1 Invited companies
FC Barcelona invited the companies that participated in the previous bidding process in 2017 to participate in the bidding process as well as two other international companies.
4.2 Pre-qualification of the companies
It was in the pre-qualification phase that the technical and economic capacities of the participating companies were assessed in order to consider their suitability to participate in the bidding process. In particular, the following documentation was assessed during this phase:
- General information about the company
- Technical expertise (list of similar projects, company organisation chart, facilities, own equipment and auxiliary resources, list of collaborators, quality assurances and certifications).
- Economic capacity (business turnover for the last 5 years, profits, working capital, level of indebtedness, financial audits, etc.)
- Compliance questionnaire (information on the business group, relations with public administrations, outsourcing, effects of sanctions and/or investigations)
All participating companies, including the winning bidder, passed the pre-qualification phase.
4.3 Participating companies
In the end, four companies took part in the bidding process, three of which were grouped together as temporary joint ventures (UTEs for its Catalan acronym). In accordance with the confidentiality agreements with the participating companies, FC Barcelona does not publish the names of the companies or the documentation and information shared during the process.
4.4 Start date of the process
The bidding process began with the sending of the new set of terms and conditions to all the participating companies on 1 September 2022, given that the one used in the 2017 bidding process had become obsolete. The new terms and conditions took into account the new project and the new economic scope, and these were in line with the modifications to the project approved by the General Assembly in October 2021.
4.5 Bidding terms and conditions
The Bidding Terms and Conditions is the document containing the technical, legal, administrative and economic specifications to be met by the companies participating in the bidding process. The aim of the bidding terms and conditions is to guarantee transparency, equal opportunities and competition in the contracting process, establishing clear and precise rules to be complied with by all participating companies. All of the bidding terms and conditions used in tenders awarded by FC Barcelona are drawn up by the Club's senior technicians and professionals and do not require approval by the Board of Directors.
In this case, the bidding terms and conditions were drafted by the FC Barcelona Purchasing Department, with the technical support of both the Espai Barça team and the Legal Department.
The bidding terms and conditions sent on 1 September 2022 have not been modified since it was sent, as it is the document that has been followed by the participating companies in order to draw up their bid proposals.
It should be borne in mind that the bidding terms and conditions establish the purpose of the tender, the requirements, the terms and conditions that bidders must comply with in order to be able to submit their bids and participate in the tender. It specifically details:
- Project reference documentation,
- Minimum information required to be submitted by the participating companies,
- Assessment criteria,
- Contractual milestones to be met,
- Economic offer template
- Necessary conditions to be eligible to be awarded the tender.
- Contract Model (where, in addition to other annexes, a Regulatory Compliance annex is included)
The Project’s Reference Documentation shall include the Advanced Basic Design (hereinafter referred to as ABD).
The ABD describes the entire Project in graphic and written form: It contains the Reports, the Bidding Terms and Specifications, the Drawings and the Specifications, the Plans and the measurements. The ABD is therefore a set of documents that includes sufficient information for the participating companies to be able to draw up their technical and economic bid proposals. .
In relation to sustainability, FC Barcelona has defined the strategy for this project, specifically the obligation to achieve the BREEAM Very Good Certification (European standard) and LEED Gold Certification (American standard). This means that there can be no discrepancies between the Contractors in this matter, as they all have to comply with the certifications required by the Club.
4.6 Presentation of technical and economic bids
The participating companies will present both technical and economic bids through the Suppliers' Portal.
In relation to the Technical Bids, and as per the Bidding Terms and Conditions, all the participating companies will have passed a pre-qualification phase. This means that all of them have sufficient technical expertise to be able to take on the Project. This fact allows the technical evaluation of the bidding process to be carried out within the explicit framework of the subject matter of the bid and not in a generic context. Specifically, the technical part has been addressed in two aspects, firstly, the technical capacity for the drafting of the Final Design based on the Advanced Basic Design (ABD), and secondly, the commitment to meet the work deadlines specified by the Club and the guarantee of being able to meet these deadlines.
In addition, the Economic Bids needed to be adjusted to a Guaranteed Maximum Price (GMP) with a pre-established Delivery Term and Milestones. Therefore, the GMP includes everything necessary to carry out the work, including provisions for contingencies and inflation. Each item of the GMP must be itemised with material, labour, auxiliary measures, direct costs, indirect costs, general expenses, industrial profit, health and safety, quality control, etc., so that FC Barcelona can intervene in each of these aspects through the Open Books mechanism.
As regards the justification and/or adequacy of the prices indicated in the different economic bids, FC Barcelona carried out an in-house review of the items indicated in the economic bid to ensure that they were in line with those established in the corresponding Technical Bid.
4.7 Award phase
Once the bid reception phase was over, the evaluation phase of the technical and economic bids commenced.
The evaluation of the technical bids was carried out by different work teams, which were made up of different FC Barcelona professionals from the Espai Barça and Purchasing areas. Furthermore, these were shared with the Project Management and the Project Manager, prior to the Head of Espai Barça issuing a report on the conclusions of the technical evaluations. This conclusions report contains the grounds for their evaluation as well as the final score of the technical bids of each of the participating companies.
The economic evaluation was then carried out including a review of the items to ensure that the prices indicated were in line with those described in the technical bids analysed and confirm that they were in line with each other. Once they had been reviewed, the mathematical formula described in the Bidding Terms and Conditions was applied to obtain the final scores.
In this case, the company awarded the contract, as proposed by the Head of Espai Barça and FC Barcelona's Purchasing Department to the Board of Directors, was LIMAK. This company was the one that received the highest score in the technical evaluation of the bids; it had accepted the conditions of the contract model proposed by FC Barcelona, including the required financial guarantees; it complied with the schedule and the economic bid was within the maximum guaranteed price to be financed by the Club. LIMAK’s proposal guarantees the stipulated deadlines as it has adopted the Evolutionary Mixed Construction technique (EMC), which involves the decompartmentalisation of tasks and shortening of the critical path. It is based on adopting a maximum level of industrialisation and sequencing of the construction and diversifying the industrial companies involved on site, with a decentralisation of the workforce, which makes it possible to ensure deadlines, quality and costs.
In accordance with the existing protocols at FC Barcelona, the Purchasing Department, together with the area responsible, prepares a report on the award proposal resulting from the bidding process explained here. This proposal is submitted for validation and authorisation by the relevant persons, in accordance with the authorisation protocol. In this case, given that the amount of the contract was greater than €1 million (one million euros), the Board of Directors is responsible for adopting the final decision. In other words, it has the capacity and discretion to adopt the decision it deems most appropriate. In this specific case, the Board of Directors met on 9 January 2023 and agreed to award the construction of the new Spotify Camp Nou to the company LIMAK.