Client: Labtech
Project: Hawley Wharf Impact Study and Camden NTE Placemaking
What were MAKE asked to do?
Hawley Wharf in Camden Town is one of the largest developments in London, edging towards £1bn of mixed-use investment. This project is an exciting mixture of over 200 apartments, family restaurants, street food kiosks and fine dining as well as niche drinks producers, 160 indie retailers, a farmer’s market, community and event spaces, leisure facilities (such as a gym and climbing wall) and over 1,000 co-working spaces. It replaces one of Labtech’s existing Camden Markets, whilst retaining the market-feel and independent vibe but without the drug dealing that plagued the previous site.
Despite being granted planning permission, the new development was within Camden Council’s cumulative impact area, thus restricting new licences. Labtech were also keen to understand the impact that the development might make in improving Camden Town as a place to live and visit and to assess the town’s existing ENTE and how it is currently managed. Labtech asked MAKE to audit Camden Town’s ENTE and assess Hawley Wharf within the context of its ‘after dark’ offer.
How did MAKE do it?
We undertook a policy and literature review of council, BID and pan-London documents – examining if the ENTE was being properly represented, resourced and incorporated in the town and borough as a whole (it isn’t!).
We undertook several night audits of the area around Hawley Wharf and the town as a whole using our MAKE Night Audit Model, examining cleansing, transit, security, dispersal, diversity and demographics, land use mix, noise, lighting and urban design.
We mapped pedestrian flows using night-time CCTV audits and surveilled individuals who were causing problems in and around Camden Town and which venues they frequented.
We analysed crime and disorder data for the area to understand what the main issues were, their time of day, location and typology and what aspects of the night-time economy they might be linked to.
We reviewed the plans for Hawley Wharf and assessed how the type of clientele it would attract would impact upon the town centre and advised how to ensure the best configuration of the building for managing the impact it might have.
We made recommendations to Labtech - as the largest stakeholder in the Camden Town - on how to improve the town after dark (Hint: There are some legendary ENTE venues there and transport is outstanding, but vision, partnership, leadership, strategy, cleansing and engagement are almost wholly absent).
What happened next?
Hawley Wharf was awarded 25 licences and 25 shadows) for its stalls, restaurants, winery, distiller and brewery. We believe this is the largest number ever granted in one hearing in London and anywhere inside a cumulative impact area. This was despite opposition from some residents. (Our view is that the residents have themselves been failed by a lack of cohesive ENTE planning and management over past decades, something which the council, Labtech and other stakeholders need to address urgently if the town is to reverse its decline after dark).
What unique value did MAKE bring to this project?
Because MAKE created the holistic concept of “night-time placemaking’ (more than just design and management but an understanding of where gaps exist in engagement and bottom-up development of NTE vison and strategy) we were able to identify how Camden Town’s actors could begin the process of shifting from its current challenges and reactive approach to one of clear vision and action.