Thank you for taking the time to visit our website. Across the next few pages, we aim to explain our emerging proposals for the exciting transformation of Tollgate Village.

We would really like to know what you think about our plans. We have provided details of how you can get in touch with us with any questions and comments, and also how you can submit feedback on the proposals for the project team to consider, ahead of finalising our planning application.

Unfortunately, due to COVID-19 and all the restrictions currently in force, we are unable to hold any face to face meetings or public exhibitions. However, we are making every effort to consult with the local community and provide key information for you to review in the next few pages.

To present the emerging plans, and to provide an opportunity for interaction with the local community, we are holding two online webinars on Tuesday 4 May 2021, and invite all those who are interested in the proposals to join one of these sessions. Details of how to do this are provided in the Public Consultation section below.

News and progress of the project will be updated on this website and across our social media pages. If you would like to be kept up to date with our emerging plans, please do take a couple of minutes to register with us.


About Us

Tollgate Partnership Limited (TPL) manages the existing Tollgate Village and is fully committed to help positively shape the future of both the Tollgate and Stanway areas. TPL is a local, family-run company who is invested in the area and who has strong roots in the local community.

TPL has been, in one guise or another, a family business for more than 35 years. The company was started in the 1970s and today is run by the second generation, Jayne Gee and Daniel Watts.

Since the 1980s, TPL has delivered the Tollgate Retail Park, the Tollgate Centre, Tollgate Business Park and both the original and new Sainsbury’s stores in Stanway.

It has also provided key local infrastructure, including Tollgate Road which provides access to the Lakelands housing development, Tollgate West and the first phase of the Colchester Western By-pass, along with upgraded footpaths, cycleways and pedestrian crossings.

The vision for the emerging planning application is to redevelop the area into a thriving gateway hub for Colchester. The development will continue to be named ‘Tollgate Village’ and will deliver an inviting environment for all ages where people can work, shop, meet and relax.

Vision for Tollgate

Tollgate Village will be at the heart of the Stanway Growth Area in west Colchester. The vision is to transform the site into a stimulating, attractive and economically vibrant destination for the growing local population and the wider Borough.

New retail, leisure and employment development is proposed across four development zones, together with substantial public realm and access improvements, including new options for sustainable active travel.

The aim is to create a sustainable and balanced regenerated environment at Tollgate Village, that will complement the wider objectives of the Stanway Growth Area and build on its established success as a destination, for shopping, leisure and business.

A masterplan is evolving that would see the phased development of the 8 hectare site. The following computer-generated images show how Tollgate Village might look. However, until a final scheme settles, following our consultation and further design work by the project team, these images should be treated as illustrative only.

Tollgate CGI
Computer Generated Image (click to enlarge)
Tollgate Village Masterplan
Tollgate Village Masterplan (click to enlarge)

Our Proposals

The site is split up into 4 key areas which we refer to as Development Zones (DZs) and are shown on the image below. Please scroll down for more details on the emerging proposals within each zone.

Tollgate Development Zones Plan
Development Zones (click to enlarge)

Our Proposals – DZ1

The Development of Zone 1: the former Sainsbury’s Site

  • 13,000 sqm new retail and leisure floorspace
  • 8-screen cinema and 10-lane bowling alley
  • 2,000 sqm food and beverage uses
  • Dominant pedestrian routes, public realm and landscaping
  • Surface level parking
  • Electric Vehicle charging bays

Our Proposals – DZ2

The Redevelopment of Zone 2 Tollgate Retail Park

  • Additional retail floorspace (1,858 sqm)
  • The existing retail units will be improved through the provision of:
  • Shop front upgrades
  • Car park reconfiguration
  • Landscaping and public realm improvements
Tollgate Proposal DZ2
Proposal DZ2 (click to enlarge)

Our Proposals – DZ3/4

The Development of Zones 3 and 4 ‘Employment Focused’

  • 11,500 sqm employment floorspace
  • 3 high quality office buildings, positioned around a small central park
  • Small units to provide flexible, affordable business space
  • 60-bed hotel
  • High quality break-out space and landscaping
  • Direct pedestrian links to the wider Tollgate area and dedicated pedestrian route to the Lakelands estate
  • Surface level parking and a single decked
  • car park
  • Including electric vehicle charging bays

Transportation & Access

The proposal aims to provide easy access for people visiting the development whether by car, cycle, on foot or by public transport, through the provision of improved access links to the immediate and wider area, car parking and other active travel features.

The scheme is looking to deliver genuine sustainable and active travel options. The final scheme will include:

  • Cycle parking spaces will be provided at key locations
  • New pedestrian and cyclist amenities, linking the development to existing cycle and footways and pedestrian crossing points
  • Additional pedestrian / cycle crossings will be provided at key locations on Tollgate West
  • A Travel Plan will help reduce car borne journeys, and encourage the use of more sustainable modes of travel (e.g. walking and cycling)
  • Ample parking for vehicles, to include designated disabled spaces, motorcycle spaces and electric vehicle charging spaces

As part of the preparation of the planning application, a comprehensive capacity modelling exercise of the local road network is being prepared in consultation with the Highways Agency and Essex County Council. The results of this will be set out in a Transport Assessment, and this will be submitted as part of the planning application.

Investing in the Future

The proposals aim to provide a new chapter for Tollgate Village. They will deliver new retail, leisure and employment facilities to complement the wider objectives of the Stanway Growth Area and create a heart for the expanding community.

The proposals will represent a £65m investment in Stanway which are will generate a number of significant benefits to the local jobs market, including up to 480 construction jobs and over 880 jobs within the development. The local economy will be boosted further by the improved facilities encouraging the local community to spend at a regenerated Tollgate Village, rather than to travel out of the Borough to shop in competing shopping destinations elsewhere.

The type of employment development proposed will represent major investment in the local economy and will particularly support smaller businesses. The southern part of the site will deliver important affordable spaces, suitable for small and medium enterprises and start-up companies.

The scheme will bring forward sustainable development on previously developed land which is well served by public transport and will be enhanced through comprehensive high quality landscape and public realm proposals.

Public Consultation

Sadly, Government guidance means we are unable to hold a traditional public exhibition of our proposals, and so are using this website to communicate the plans with anyone in the local community who is interested in the site’s redevelopment.

We are inviting comments on the emerging proposals up to 18th May 2021. Please visit Have Your Say and let us know what you think.

As part of the consultation, we are also holding two live Q&A sessions where the project team will be available to answer any questions you may have. We very much hope you will be able to join us for one of these sessions. However, if you can’t make it we will upload the recording of the first webinar onto this as soon as possible for you to stream or watch at a time that is convenient for you.

The live Q&A sessions are being held on:

4 May 2021 at 2-4pm

Please click the link below to join the webinar:

Or One tap mobile :
United Kingdom: +443300885830,,93580624096# or +441314601196,,93580624096#

Or Telephone:
Dial(for higher quality, dial a number based on your current location):
United Kingdom: +44 330 088 5830 or +44 131 460 1196 or +44 203 481 5237 or +44 203 481 5240 or +44 203 901 7895 or +44 208 080 6591 or +44 208 080 6592

Webinar ID: 935 8062 4096
International numbers available: https://bartonwillmore.zoom.us/u/acUt8aZXYP

4 May 2021 at 6-8pm

Please click the link below to join the webinar:

Or One tap mobile :
United Kingdom: +442039017895,,96614745672# or +442080806591,,96614745672#

Or Telephone:
Dial(for higher quality, dial a number based on your current location):
United Kingdom: +44 203 901 7895 or +44 208 080 6591 or +44 208 080 6592 or +44 330 088 5830 or +44 131 460 1196 or +44 203 481 5237 or +44 203 481 5240

Webinar ID: 966 1474 5672
International numbers available: https://bartonwillmore.zoom.us/u/aeISJxptMu

Please contact us via the details below if you need any more information, have any questions or would like to discuss the proposals further.

Contact details:

t: 01206 214 031 (answer phone service to leave us any comments)
e: tollgatevillage@bartonwillmore.co.uk
p: Barton Willmore Community Engagement, 7 Soho Square, London. W1D 3QB

Have Your Say

We would like to know what you think.

Thank you for taking the time to find out more about our proposals and we would really appreciate you telling us what you think by completing our feedback form. In order for us to know a bit more about who is giving us feedback, please tell us a little more about yourself.


This section will be added to once the consultation is underway and the most popular themes emerge.

Contact Us

If you have any questions, or would like more information or help, please do get in touch.

By Email
Send us a message and we’ll get back to you as soon as we can.
Email: tollgatevillage@bartonwillmore.co.uk

By Phone
To leave a recorded message on our answer phone please call:
01206 214 031

By Post
You can write to us at:
Barton Willmore Community Engagement, 7 Soho Square, London, W1D 3QB