The Masterplan

A masterplan has evolved that would see the phased development of the 20 acre site.

Our scheme aims to provide new retail and leisure facilities to complement the Stanway Growth Area and to create a heart for the expanding community.

Through appropriate planning, landscaping and design and by providing improved pedestrian and cycle links to the site, the current disparate parts of the centre will be linked to provide a coherent retail, leisure and community focus for the area.

Tollgate Village would be an environment where people can work, shop, meet and relax. Our aspirations would deliver a significant economic impact, creating 1,000 jobs, bringing an estimated £16.9m to the local economy and retaining expenditure within the Borough of Colchester.

Our Proposals

The development of the former Sainsbury’s site would include:

Zone 1

  • 21,200 sq m of new retail floorspace over two levels for national and local retailers
  • 7,500 sq m retail anchor unit over 3 levels
  • 1,300 seat cinema split over 2 levels
  • 430m² of restaurant and café uses
  • 5 level multi-storey car park along with surface level parking (1,200 spaces)
  • Direct pedestrian links to Sainsbury’s across London Road
  • Creation of an improved bus/public transport hub on Tollgate West
  • Strong pedestrian routes, public realm and landscaping.

The development of the southern site would provide a more leisure focus and include:

Zone 2 & 3

  • 3,250sq m Indoor adventure centre
  • 650m² of restaurant and café uses
  • Surface level parking with 280 spaces
  • 6,150m² of new retail floorspace
  • Direct pedestrian links to the wider Tollgate area and dedicated pedestrian route to the Lakelands Development
  • public realm and landscaping.

The existing retail units in Zone 2 will be retained and enhanced through the provision of:

  • Additional retail floorspace (940 sq m)
  • Shop facade treatment
  • Car park reconfiguration (140 spaces)
  • Landscaping and public realm improvements


Benefits of the proposal

  • Deliver the next stage of the growth of Stanway
  • Significant improvement in local retail and leisure facilities
  • Up to 480 construction jobs
  • Opportunity to provide a coherent centre for Tollgate
  • Well thought out landscape and public realm-led scheme
  • Major investment in the local area
  • Creation of over 520 jobs within the development
  • Retention of retail expenditure within Colchester
  • Highly sustainable location well served by public transport

Highway, Transportation and Access

Tollgate Partnership’s highway consultant is undertaking a comprehensive capacity modelling exercise of the local road network alongside the Highways Agency and Essex County Council.

Results of the analysis will be presented within the Transport Assessment and be submitted with the proposed outline planning application.

The proposal aims to provide easy access for people visiting the development either by foot, car, cycle or public transport through enhanced accessibility links to the immediate and wider area.

The key elements

  • A Travel Plan would help reduce car borne journeys, and encourage the use of more sustainable travel
  • Cycle parking facilities provided at key locations
  • Ample parking for cars and cycles
  • New pedestrian and cyclist amenities linking the development to existing facilities and crossing points
  • Good existing level of bus service provision to and from Tollgate
  • The mixed retail and leisure proposals would have less traffic impact than the current allocated employment uses
  • Good existing level of bus service provision to and from Tollgate
  • Additional pedestrian / cycle crossings will be reviewed as part of the Transport Assessment



We have used computer generated images to share our vision of how Tollgate Village could look. These images are illustrative only and some elements may not be included in the completed scheme for planning and/or commercial reasons.

Imagery copyright is owned wholly by Tollgate Partnership Limited.