Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
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Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
Policy ST6: Colchester's Employment Needs
Representation ID: 13248
Received: 13/01/2026
Respondent: Tollgate Partnership Limited
Agent: NWS Planning Limited
The proposed allocation of Land South of Tollgate West for employment use does not acknowledge the potential for other uses (including a hotel or drive-through) to come forward on the Site. As such, even with the current permission built out, the scheme is unlikely to deliver all 3.7ha of the land within employment uses. There is also no certainty on delivery and indeed, in response to viability challenges relating to further employment floorspace, TPL are reviewing potential amendments to the permission consistent with the current District Centre designation. This would have the effect of further reducing the 3.7ha allocation.
The proposed allocation of Land South of Tollgate West for employment use does not acknowledge the potential for other uses (including a hotel or drive-through) to come forward on the Site. As such, even with the current permission built out, the scheme is unlikely to deliver all 3.7ha of the land within employment uses. There is also no certainty on delivery and indeed, in response to viability challenges relating to further employment floorspace, TPL are reviewing potential amendments to the permission consistent with the current District Centre designation. This would have the effect of further reducing the 3.7ha allocation.
Object
Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
Policy PEP3 Land South of Tollgate West
Representation ID: 13253
Received: 13/01/2026
Respondent: Tollgate Partnership Limited
Agent: NWS Planning Limited
The proposed allocation of Land South of Tollgate West for employment use does not acknowledge the potential for other uses (including a hotel or drive-through) to come forward on the Site. As such, even with the current permission built out, the scheme is unlikely to deliver all 3.7ha of the land within employment uses. There is also no certainty on delivery and indeed, in response to viability challenges relating to further employment floorspace, TPL are reviewing potential amendments to the permission consistent with the current District Centre designation. This would have the effect of further reducing the 3.7ha allocation.
The proposed allocation of Land South of Tollgate West for employment use does not acknowledge the potential for other uses (including a hotel or drive-through) to come forward on the Site. As such, even with the current permission built out, the scheme is unlikely to deliver all 3.7ha of the land within employment uses. There is also no certainty on delivery and indeed, in response to viability challenges relating to further employment floorspace, TPL are reviewing potential amendments to the permission consistent with the current District Centre designation. This would have the effect of further reducing the 3.7ha allocation.
Object
Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
Policy E4: Retail and Centres
Representation ID: 13258
Received: 13/01/2026
Respondent: Tollgate Partnership Limited
Agent: NWS Planning Limited
The application of criteria a) and b) to ‘in-centre’ proposals is also not consistent with the NPPF which ultimately directs proposals for main town centre uses towards defined centres. There is no sound basis on which to require in-centre proposals to justify their appropriateness within a town centre location.
The application of criteria a) and b) to ‘in-centre’ proposals is also not consistent with the NPPF which ultimately directs proposals for main town centre uses towards defined centres. There is no sound basis on which to require in-centre proposals to justify their appropriateness within a town centre location.
Comment
Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
Policy EN3: Biodiversity and Geodiversity
Representation ID: 13267
Received: 13/01/2026
Respondent: Tollgate Partnership Limited
Agent: NWS Planning Limited
The Stanway Pits Local Wildlife Site (LoWS) designation on land to the south of Tollgate West is proposed to be carried forward as shown on the Preferred Options Local Plan Policies Map. This is not considered appropriate or justified on the basis that a large part of the area is now developed and the evidence base clearly states ‘the boundary of Stanway Pits will need to be updated again to reflect the development which has recently taken place within the centre and north east of the site’ (Appendix D, p.161). The LoWS designation on the Site therefore should be removed.
The Stanway Pits Local Wildlife Site (LoWS) designation on land to the south of Tollgate West is proposed to be carried forward as shown on the Preferred Options Local Plan Policies Map. This is not considered appropriate or justified on the basis that a large part of the area is now developed and the evidence base clearly states ‘the boundary of Stanway Pits will need to be updated again to reflect the development which has recently taken place within the centre and north east of the site’ (Appendix D, p.161). The LoWS designation on the Site therefore should be removed.
