Jempson’s says its Rye supermarket would “almost certainly” close if Aldi establishes a presence in the town. The 89 year old local firm predicts it would lose £5.6m or almost a third of its turnover.
The surprise admission emerged in the full objection by Jempson’s and Morrisons to Aldi’s supermarket planning application on Winchelsea Road in Rye. As we revealed last week, the firm representing the two supermarkets lodged a “holding objection” two weeks after Rother District Council’s (RDC) online consultation closed at the start of August. The full objection was published over the bank holiday weekend.
Meanwhile, examination of the public comments lodged with RDC shows 167 or almost 90% support the Aldi proposal, compared to 14 objections and 5 general comments.
Jempson’s has been approached for comment. A spokesperson for Aldi had nothing to add beyond the comment in last week’s Rye News.
Rye News asked trade and transport journalist David Worwood, who has been following planning policy over the years, to analyse the detailed objection from Jempson’s.
While many might view the closure threat as Jempson’s conceding it cannot compete with Aldi, the disclosure can also be seen as part of a wider strategy to bolster Jempson’s arguments about the potential impact of the German discounter on Rye town centre’s retail businesses.
The objection, written by Leeds-based planning consultants Peacock and Smith, will be assessed by Rother District Council’s planning team. While RDC will give ‘weight’ to any material planning considerations, closer inspection may reveal weaknesses in the document — as some of the reasoning appears contestable and unconvincing to those familiar with Rye.
For example, Jempson’s consultants point out that Nationwide provides the only banking facility in town for two days a week but fail to mention the building society’s 24/7 ATM. Yes, the 1,150 sq m supermarket hosts the post office, but another premises would surely be found if Jempson’s were to close. The assertion that Morrisons’ food store in Hastings would be affected by an Aldi in Rye appears rather hard to justify.
RDC will view the objection in light of the fact that it comes from a significant local business and a big source of employment in Rye over many decades. It will also note it is Rye’s only supermarket operator, which stands to lose business if Aldi gains a foothold.
Jempson’s says the 1,863 sq m Aldi store would be located out of the town centre and claims it would exert “a significantly adverse impact on the vitality and viability of [the] town centre of Rye”. However, Peacock and Smith’s own “revised impact assessment” of convenience shops’ turnovers indicates that stores other than Jempson’s would see no effect on their predicted 2027 turnover of £8.3m. The main impact of Aldi would be on Jempson’s central Rye supermarket.
Indeed, Jempson’s core assertion that Aldi will draw away trade from elsewhere in the town centre may be viewed as questionable, since most of the centre’s businesses are tourist or service-related.
While Jempson’s claims its store “anchors the town centre”, Aldi’s consultant denies this is the case, quoting a finding in the Rother Retail and Town Centre Uses Study of 2023.
Jempson’s planning objection also raises questions about the “retail impact test” for Aldi, shopping patterns, floorspace demand, where its rival’s trade will come from (trade diversion) and so forth. Nowhere in the document is the key subject of competition raised, and there’s no mention of online grocery ordering.
The 90-space Jempson’s car park plays an important role in the town. The parking is only free for half an hour with £10 needing to be spent in the store to obtain a parking refund for longer periods. There’s no evidence that any successor supermarket — if it comes to that — would close the car park.
The reason Jempson’s stands to lose £5.6m in turnover (or the lesser figure given by Aldi) could be because it thinks it would be unable to compete with Aldi, not because the latter will have a negative impact on town centre trade as a whole.
Jempson’s and Morrisons’ argument that Aldi’s proposal fails to comply with RDC’s DaSA policy DEC3 also appears flawed, because the existing buildings on the Aldi site have been declared unfit for purpose, making their continued employment use unviable. Fifty jobs will be created by Aldi, compared to the current 10 jobs on the site.
The assessment of the “mixed use” development and the planning weight given to the pre-pandemic Rye Neighbourhood Plan’s Policy H6 remain somewhat unclear. Much has changed in five years. While the west Winchelsea Road site was allocated 20 dwellings, 16 private houses are already proposed and up to 44 retirement flats could be agreed for the McCarthy Stone proposal. The plan’s recommendation of B1 (offices/R&D/light industry) employment could well be outweighed by the overwhelming community demand for a second supermarket on the “edge-of-centre” site.
The Rye Neighbourhood Plan states that the “Rother Core Strategy includes a requirement for 1,650 sq m net additional convenience floorspace within or adjacent to the town centre of Rye”.
We are a long way from any decisions on planning permission for Aldi as several outstanding issues remain. Jempson’s may once again fend off a potential rival, or a sale of its store could even leave the town with two competing supermarkets and far lower food prices. The crucial issue is whether Rye should have a second supermarket to provide much-needed competition.
It’s not known to what extent RDC will consider the emerging Rother Local Plan 2020-2040 in its appraisal of the Aldi planning application, but it’s likely to have some influence.
At the end of the day, road junction access, transport and parking issues — previously mentioned in Rye News — could well prove more consequential in RDC’s planning decision for the Winchelsea Road site than Jempson’s intervention.
You can read the full letter from Jempson’s and Morrisons here.
Image Credits: Nick Forman , Harris Partnership , David Worwood .
It would be very unfortunate if Jempsons were to close. Regardless of ones opinion about Aldi, Jempsons has historically employed hundreds of local residents since they opened their Rye shop. They generously contribute to local charities including the Rye Food Bank and they are not foreign owned as Aldi is.
I agree, Jempsons do a lot for local charities and employ local people.
I’d like to add my support for Jempsons. During the crisis early in lockdown, Jempsons were the only store to step up with local available delivery slots. All the major supermarkets had none. Jempsons were our lifeline, and my thanks always to them (especially to driver Gary) for that. They use local suppliers/producers and the food bank. Vital.
I agree, Paul, and thank you for your comments. Jempsons have shown that they have a heart for the local community. They have had for many decades. Their prices have fallen following the association with Morrisons, but their ethos of supporting local producers as far as possible has not. Having contributed to the work of the Rye Food Bank for several years I can absolutely confirm that Jempsons have been wonderful suppliers and have selflessly served us all. Week after week they deliver supplies to us, taking no margin at all, and they were the ONLY supplier willing to keep us going during the pandemic. I think it would be optimistic to think that Aldi’s heart would be the same.
Came to this area to get away from the bland landscape of the rest of the UK. Yes Jempsons can be more expensive but is a unique store in its own right.
Tesco’s M&S Waitrose dominate everywhere keep Rye as it is for as long as possible.
If Jempsons would close anyway then how about they sell theirSupermarket to Aldi? Then Rye would have a convenient location fo competitively priced food, without planning permission being needed, Jempsons would have an easy sale of an uncompetitive business and everyone is happy!
Yes, I suggested this too in commenting on an earlier post. It really would seem the ideal solution. Aldi would avoid the cost and delay of developing their own site. Jempson’s would get a good price for their own site and could strike a deal whereby Aldi re-employ their staff. The local community would gain a supermarket open seven days a week with broader product range and competitive pricing.
Jempsons could perhaps try competing with Aldi? This is something they have never had to do in the past, but other stores in other towns co exist quite happily, it seems.
I suspect Aldi would also employ hundreds of local residents too, so where’s the problem there?
As for contributing to local charities, that’s very laudable, but I expect any competitor would do so as well.
And as for them being “foreign owned”….who cares?
I think Aldi would be great for the town, and if Jempsons can’t stand the competition, I’m sure Tesco, Sainsbury, Waitrose etc would happily buy their sites from them!
I agree with some of your comments but with their high prices and often inferior produce it will make life harder for older people who have to shop economically.
Nobody doubts that jempsons has been good for some in Rye, the downside has been their prices compared to other supermarkets, and their refusal to open on Sundays,one of the busiest days of the week for so many people who have work commitments. Mr Jempson stated not long ago that the Rye Store had a bigger footfall than the bigger store in Peasmarsh,One must ask him why did he close his store in Hawkhurst, only to see it being taken over by waitrose, if there is room for two supermarkets in Hawkhurst, there is certainly room for two in Rye.
I suspect that Jempson’s are right – that Rye cannot support another supermarket, and the one that will fail will be Jempson’s. They serve a wide catchment of course but their business will certainly fall, perhaps fatally, if Aldi come into Rye.
The public opinions expressed are typical of the problems of modern life – people vote for what suits them personally, not what suits the community (or nation – Jempson’s are a UK company)
Did Waitrose have to close when Tescos moved into Tenterden.
A lot of people would shop at Waitrose if they could afford it.
In fact a lot of locals would like to live in Rye, if they could afford it.
Wonder what can be done about the access. Doesn’t look like it will get across the line without that. A much needed addition to the town may still not happen unfortunately.
Never mind aldi what Rye really needs a waitrose. Can’t understand why it hasn’t got one already .
The post office services that Jempson’s Rye provide are exceptional. I used to live in London and at that time there were several busy post offices in walking distance of my home. They have all closed now, instead there is a small counter in a shop where there are always long queues. It is not open the full hours that the shop is open.
I still work in London a few days a week. There is no post office in lunch hour walking distance of my central London office. Jempson’s post office is open when the supermarket is, so a very long day including Saturday. This helps to minimise queues -I often go in the evening. Even at Christmas it is OK.
The staff are super professional and helpful. I think this is an incredibly valuable resource.
Jempsons are far too expensive and fruit isn’t as fresh as it could be either. We live in Rye and have our shopping delivered from outside Rye. Could not survive on the pricesJempso s charge!!! Aldi is not on the same street as Jempsons so where is the problem???
Jempson’s is a long-established LOCAL family-owned business. ‘The Jempson Foundation was set up in 2010 to serve our local community.’
Aldi – ‘is the common company brand name of two German multinational family-owned discount supermarket chains operating over 12,000 stores in 18 countries.’
I support Jempsons wholeheartedly. They are the beating heart of Rye and support the community in so many ways including Rye hospital. They also supply Christmas hampers to many deserving local Charities. Since Morrisons have been involved pricing is no longer a huge issue. Aldis can be visited in Ore for those who feel it is essential to squeeze the best possible value out of the weekly shop. Come on Ryers support your local independent supermarket. We are lucky to have one!!!
If Aldi did lose the chance of having the store in Rye town centre due to problems with traffic issues on entry, they should look at land on Harbour Road top side of the Oil refinery.
No problems with traffic, just put traffic lights on Winchelsea road junction and this would favour people who go to the wildlife park and also the Holiday park visitors
A strategic gap exists along the first part of Rye Harbour Road up to the sewage treatment plant/Rycon, which means no construction would be allowed there. But there appears to be plenty of available space in or near three giant new warehouses just constructed further down RHR. Aldi might investigate this location but it lacks the advantages of the Winchelsea Road site. Unlikely Aldi will consider it suitable.
Contrary to certain comments above, I disagree that Jempson’s is the ‘beating heart’ of Rye. The store’s prices have been too high, too long, because the operator has no competition in Rye. The true feelings of Ryers are summed up in the 90% support of Aldi’s application shown in public comments to RDC. This is an overwhelming indication that the town’s people want access to a cheaper food store. If Aldi is blocked, there will be deep discontent among Rye’s residents. If people still wish to frequent Jempson’s after another supermarket is built, so be it.
Would be interesting to know what percentage of those who expressed support actually live in Rye?
A cursory look through the multiple/identical ’cut and paste’ supporting comments on the planning application seem to show a significant number live in places other than Rye – where they will no doubt get to keep their own local Jempsons, Coop etc and therefore have a local choice – and not be troubled by traffic chaos and blight into the bargain.
Perhaps an Aldi in Camber or Winchelsea or Peasmarsh etc etc should also be considered rather than focus solely on the more restricted Rye as the location? Let’s see if they still support it if it’s in their own back yards.
It should perhaps be remembered that Jempsons are not one of the huge nationwide supermarkets, but a family run, independent shop and because of this cannot buy in the quantities that the likes of Aldi can, resulting in higher prices.
Jempsons were marvellous during the petrol shortage problem some while ago, opening at specific times to help key workers, etc, and their petrol prices are always cheaper than anywhere else locally. So swings and roundabouts, cheap petrol, slightly more expensive groceries.
The fact that they close on Sunday is inconvenient for those that work long hours, but surely it’s not rocket science to go there early morning or late evening on other days? Surely the Jempson’s family is entitled to close for a day, not just for their own wellbeing, but for that of their employees?
I don’t have a large family to cater for and can understand the need for a competitive supermarket in town (NOT Waitrose!) and do, on rare occasions shop in other supermarkets.
We are lucky to have Jempsons which cares about the local community in many ways, and I hope that they will continue to get support if and when another supermarket arrives in our town.
Jempsons simply cannot lower its prices to compete with Aldi, because Jempsons is a small local business whereas Aldi is a giant, faceless multinational, who can negotiate major deals which enables it to purchase its stock at a fraction of the price that Jempsons can.
Jempsons are not ‘pricey’ through greed, but because they lack the purchasing and negotiating clout that a huge global company has.
Jempsons put far more into the local community, and support far more local businesses and events, than Aldi ever would.
Jempsons ploughs its profits back into Rye – Aldi’s profits would go to its German holding company and corporate shareholders.
I understand the desire for a cheaper place to shop – but by driving Jempsons out of business, I fear we would be losing far more than we gain.
When I first moved to Rye I hated Jempson’s, its prices and Co-Op stock. I missed the good London supermarkets which had lower prices and better produce than Rye. So I had all my food delivered by Waitrose/Ocado and only used Jempson’s for last minute emergencies. I then changed my mind when Jempson’s partnered with Morrisons. The prices were sensible. The fruit and veg looked far more appealing. I happily did a weekly shop at the Peasmarsh branch. I see no giant threat by Aldi at all. It’s comparing apples with pears. If I have been in Bexhill or Hastings I have tried their Aldi branches. It’s a big no-no. Everything they stock appears to be their own brand. They hardly have anything I want apart from some fruit. There’s no way I could do a weekly shop in one. And the proposed Aldi location is on the wrong side of Rye for me. I cannot help but wonder if Jempson’s is having a little tantrum at having some local competition? I fully accept some people need to shop around if they have to save the pennies. But Rye is not a poor town. People will shop at the supermarket that has the produce they want to buy. And many of us will shop at whatever supermarket is nearest. Is Rye Deli also having a tantrum? I doubt it. They have stock no one else has. There’s a Jempson’s in Bexhill. There’s a Sainsburys, Co-Op, Aldi and independent food shops within walking distance. Are Jempson’s threatening closure in Bexhill too? I doubt it.