The demolition of the Wyndford towers in Glasgow marks a sad end for the residents and campaigners who fought for years to prevent their loss. The fall of those towers represents a lot about failings in Scotland – and particularly in Glasgow – around approaches to construction, approaches to place-making and our approach to what we think residential housing is for.

The destruction of the towers was done almost entirely on short term financial grounds and because the owners of the towers were able to pass the costs of the demolition onto others rather than paying it themselves.

There were two chief arguments used. The first was a design argument that said that the buildings couldn’t be adequately retrofitted but this case was expertly dismantled by architect (and Common Weal Director) Malcolm Fraser. The second was a financial one that said that it was cheaper to demolish and rebuild than to retrofit.

This, again, was refuted on the grounds that the demolition plan didn’t take into account of the environmental impact of the resources used to rebuild.

Many of our building materials are carbon intensive – particularly concrete and steel (alternatives to both are coming online but aren’t quite there yet) – thus whenever we have a building in place, we have to consider the “embodied carbon” involved. Once a block of concrete is cast and all of the carbon it emits during its manufacture, transport and curing has been emitted then it doesn’t emit any more. However, grinding it into dust, throwing it into landfill and replacing it with a new block of concrete will result in more carbon emissions. Wood is kind of the opposite but still worth mentioning. Wood absorbs carbon when it grows but emits it when it rots or is burned as waste. Either way, when a building material is replaced with a new one, the “embodied carbon” price has to be paid. Obviously, therefore, to avoid more emissions than necessary, building materials should be used for as long as possible, should be RE-used when possible and replaced as infrequently as possible.

The problem is that we don’t have an effective carbon or externality tax in the UK that would price in such an effect. If it’s cheaper to tear down and building and let the planet pay the cost in emissions, that’s what Capitalism doesn’t just suggest should happen but actively demands must happen.

There is another aspect to the financial case though that has nothing to do with the carbon aspect and that is VAT. Right now in the UK if you want to buy materials for a new building, you’ll pay a reduced VAT rate of 5% but if you want to buy the same materials to retrofit that building you’ll pay 20% VAT. So there is a strong incentive for buildings to be torn down and replaced if that means qualifying for what amounts to a very large tax cut.

There are solutions to this. The obvious one would be to change VAT. In an era of climate emergency and in the absence of a full externality tax, the obvious solution would be a reversal of that situation to actively encourage retrofit over rebuild but most campaigners (like Fraser) would be content with at least an equal playing field.

Unfortunately, the UK Government isn’t moving very quickly in this field (though the previous Conservative government did temporarily cut VAT on some energy efficiency products) and while the Scottish Government is just as corralled by the volume developers who represent the companies who build many of the overpriced, cold and damp blocks of appreciating capital assets that some of us call “homes” but they do have the advantage of not having to worry much about VAT given that it’s a reserved tax. There are devolved options out there though.

Back in 2022, I was working with Malcolm on an idea to write up a proposal for a devolved tax that could try to level the VAT distinction between repair and rebuild. The Scottish Government couldn’t (or couldn’t cheaply) offer a tax rebate to subsidise the VAT on retrofits and couldn’t adjust the reserved tax directly and, as with the problems they have with bringing in a national land tax, they’d find it difficult to bring in a national construction tax. But the Scottish Government DOES have the power to bring in a local levy controlled by Local Authorities. Our idea then was that Scotland could bring in a Demolition Tax to intentionally raise the price of incidents like Wyndford tower to the point that repair and retrofit would be cheaper than the alternative.

But then, we were beaten to the punch by the Chartered Institute of Building who published essentially an identical proposal and did it likely better than I would have so I’ve been more than happy to endorse their work. I’m also pleased to note that the Scottish Greens have done likewise though I think they are currently the only party in Parliament to have done so. I’d like to know the reasoning behind why the other parties haven’t, if they’d like to tell me.

The devil in such a tax is in the detail though. If it’s set too low then it won’t discourage demolitions. If it’s set based on tax arguments like the infamous “Laffer Curve” so beloved by politicians who want to use it as a misguided excuse to cut taxes then it it’ll end up being “optimised” to maximise tax revenue. A properly set Demolition Tax should, in theory, eliminate all but the most essential of demolitions (demolitions on safety and disaster grounds should probably be exempt) and thus shouldn’t actually raise any tax revenue at all. Of course, this also raises the prospect of an owner letting their property simply decay rather either repair OR replace it – something that can be fixed by enforcing already extant regulations around maintaining buildings in good order along with early use of Local Authority powers to compulsory purchase property from landlords who fail in their responsibilities.

There’s an important point in this story that goes beyond the material and the engineering and that’s the lack of social planning and protection of communities. The Wyndford tower has taken 600 homes and will turn them into just 400 homes. Even if every former resident was offered a guaranteed place in one of the new homes (they weren’t) at a price they could afford there wouldn’t be enough houses for all of them. This demolition represents yet another dispersal of a community in a city that has basically defined itself by dispersal of communities for several generations now. Each one, even when they’ve created objectively better living conditions than what was there before (the New Towns project was a decidedly mixed bag in that regard – a subject for another time), that loss of community, of dislocation from friends and family, was often profound and itself generational in its impact. This is why one of our Big Ideas isn’t “Housing” but “Place”, because while four walls and a roof are a necessary component of living well in the modern world, it’s not a sufficient one and where it is and what it is connected to is important. Decidedly unmodern gendered language aside, John Donne was correct to say:

But if the continent of community is diminished when but a single part is torn away, what happens when every part is blown down and scattered to the winds?

Every decision that led to those towers coming down last week was made either uncaring of the community who called them home or despite those cares. Where the people were considered, it was done on an individualistic basis, as if each island would be fine if it was picked up and placed anywhere else.

I fear that lesson will be missed again. I see little evidence that the replacement buildings will endure for centuries longer than the less than four score and ten that their predecessor will. They’re certainly not being built with the kind of resource-preserving Circular Economy principles that we MUST be using in our constructions during a climate emergency. Otherwise, likely within the lifetime of some of those new residents, I fear that someone will be writing another eulogy similar to this one.

Image Credit: Ian Dick