Developers behind the long-delayed M&S Foodhall at Riverside Retail Park in Northampton stress that their plans for the store ‘WILL NOT harm the town centre or nearby shopping areas’.

The updated report from Riverside Retail Ltd comes after West Northamptonshire Council brought in independent consultant Nexus to provide an objective view on how the new store might affect local shopping centres.

Supermarket giants Tesco have previously submitted an objection warning that the new M&S could reduce footfall at its Weston Favell store and affect linked trips that support other district centres.

Riverside Retail previously described Tesco’s claims as “exaggerated,” saying the new store would mostly compete with similar retailers such as Waitrose, Morrisons, and other M&S stores.

This is the newly refurbished former Homebase unit at Riverside Retail Park, ready for the new M&S Foodhall but still sitting empty

placeholder image — This is the newly refurbished former Homebase unit at Riverside Retail Park, ready for the new M&S Foodhall but still sitting empty

Explaining the latest report to WNC, a Riverside Retail Ltd spokeswoman said: “The assessment of retail impacts has been updated to provide a more detailed and robust assessment given the time period since the submission of the application.

“The proposals were submitted in May 2024 to secure the long-term future of the site in advance of the planned closure of Homebase and to ensure it returned to productive economic use as quickly as possible, generating significant employment opportunities and other positive economic benefits for Northampton and the surrounding area. Notwithstanding, the unit remains vacant and the planning application is undetermined nearly 18 months later.”

The report looks at local shopper spending and the impact of several Aldi and Lidl stores that have opened in Northampton since the council’s last retail study in 2022. Riverside Retail says discount supermarkets like Aldi and Lidl serve smaller, more local areas and attract different shoppers, so they are not in direct competition with a larger store like M&S Food.

The developers say the new M&S would have only a tiny effect on Northampton town centre’s food trade – about 1.1% – and would ‘barely affect’ Weston Favell, Kingsthorpe, or Far Cotton. The developer said that if all all types of shopping are included, the town centre impact falls to just 0.1%. Even when the nearby Aldi and Lidl stores are considered, the total impact on Weston Favell is around 8.4%, and Northampton town centre just 1.3%, according to the report.

The report also predicts that overall retail spending in Northampton town centre will continue to grow, rising from £379.6m in 2024 to £410.1m in 2029, even with the new M&S and other recent supermarket openings.

A spokesperson for Riverside Retail said: “Although there are clusters of vacant units in Northampton town centre, the majority of these are subject to redevelopment proposals, which are actively coming forward. Therefore, although some trade could be diverted from both Northampton town centre and other retail centres, this will not be at a level that will undermine the vitality and viability of any centre. It is therefore concluded that the proposed development will not have a significant adverse impact.”

The developers say the store would fill a large empty unit, create around 70 jobs, and give local shoppers more choice.

The spokeswoman added: “The proposed development will bring a number of economic benefits to Northampton, which are material considerations, including the creation of jobs and enhance consumer choice. Given that the retail impact will not be significant, the application should be approved without delay.”

Despite the new report, the project is still on hold because of traffic concerns. National Highways and council highways officers have raised questions about predicted queues, pedestrian crossings, and how many trips would be generated by the new store. The council has asked for more detailed modelling to understand the effects on nearby junctions, including the busy Lumbertubs Interchange.

The former Homebase unit has been empty since September 2024. The retail unit has been split into two, with Wickes taking one half and M&S Food the other. Wickes has now confirmed it will open next month.