Locals mourn loss of Happy Man Tree as Woodberry Down Estate plans approved

Campaigners are mourning the impending loss of a venerable London Plane tree outside the former Happy Man pub on Woodberry Down Estate as part of regeneration proposals approved last week.

The loss of the tree was argued to be unavoidable by planning officers, who said that keeping it would result in “design harm and reduction in affordable housing” in the third phase of the widescale redevelopment of the estate.

However, former chair of the Woodberry Down Community Organisation and longtime supporter of the regeneration Geoff Bell spoke out against the decision, calling the debate around the tree “confused and ill-informed”.

He added: “I am very sad at the outcome. Those with the most power and money prevailed.”

Addressing a Hackney Council planning committee last week, Bell said: “This tree is a much-loved natural landmark, at least 150 years old. It has never been disputed by any of the regeneration partners that it has “amenity value” as defined by the council’s own development plan.

“We were told that keeping the tree would mean a loss of social homes, but in fact, the regeneration partners, working together, have come up with proposals which would prevent this.

“We are told […] that including the tree will cause ‘design harm’. But how can you say this when the design has not been created – we are asking you to give the partnership and architects time to create this.

“I would point out that on 16 February a Woodberry Down resident
applied for a tree preservation order for the Happy Man Tree. That is still
pending and surely it would be wrong to condemn the tree before this
application is decided.

“All of those I represent are strong supporters of the regeneration. But regeneration is not just about creating new things – homes and the rest. It is also about keeping and celebrating the best of the past and present. The Happy Man Tree is an outstanding example of that.”

Subject to a legal agreement and referral to the Mayor of London, five blocks comprising 260 homes will now be demolished, along with the former Robin Redmond community centre, the Happy Man pub and its tree.

Nearly 600 new homes will replace these in the next phase of the award-winning regeneration, with 42 per cent of these classed as ‘affordable’; 117 homes for social rent and 126 for shared ownership and shared equity, with the remaining 341 for private sale.

The four blocks will range in height up to 20 storeys, with 1,045 square metres of flexible floorspace, an energy centre and 29 tennis courts-worth of new open space, with a guarantee to plant 175 new trees to make up for the loss.

Council tenants in homes to be demolished are also guaranteed a right to return under the same terms of social rent.

Construction could begin as soon as next year, with the first residents then able to move in by 2024.

Hackney Mayor Philip Glanville said: “Our partnership at Woodberry Down is delivering one of Europe’s biggest single-site regeneration project, providing new, modern, genuinely affordable homes for existing tenants and fantastic new facilities and open spaces for everyone.

“I’m proud that through genuine engagement with local people and our partners, we’re improved our plans by not only improving the green spaces and number of trees, but also continuing to deliver even more of the social housing our borough so desperately needs.”