Here’s the case for reopening Edinburgh’s lost circle line

The disused Newington station. Image: Kim Traynor/Wikimedia Commons.

What if I told you there was a perfectly good railway line that circled your city and was not open to passengers? Most cities would jump at the chance to use such a system – but that is not the case in Edinburgh, where many locals are completely unaware of its existence. The double track Edinburgh Suburban & Southside Railway (ESSR) that loops around the city is currently only used by freight transport and the odd diverted passenger train. Apart from that, this great asset lies empty and forgotten.

A very small portion of the ESSR has been used for the Borders Railway in the east of the city. After that the line runs through various suburbs in the south of Edinburgh, from deprived Craigmillar and Niddrie to wealthy Morningside and Newington, before skirting north through Gorgie and joining Haymarket station in the west of the city. The line was shut to passenger traffic in 1962 and the six stations – at Duddingston & Craigmillar, Blackford Hill, Newington, Morningside, Craiglockhart and Gorgie – were all shut. Luckily, unlike most stories of the Beeching Report era, the line was left entirely in place and actually kept in use for the purposes of freight transportation so there are few obstacles to re-opening it to passengers. 

Those living in deprived areas on the outskirts such as Craigmillar would be able to travel much more quickly if they had access to the ESSR. The prosperous areas in the south like Morningside would have a far faster commuter service to their offices, and they could leave their highly polluting 4x4s in the driveway. The last time the passenger service ran, the journey time from Morningside to Waverley was 14 minutes; trying doing that in a car at rush-hour. That bus journey today takes 22 minutes.

 

A map of Edinburgh’s rail network, 1885. Image: AfterBrunel/Wikimedia Commons.

Hearts supporters would benefit from having a station at Gorgie close to their Tynecastle stadium, as opposed to having to walk in from Haymarket. A station in Newington would allow people visiting the busy Cameron Toll shopping centre to leave their car at home. Re-opening the line would also make getting from one peripheral area of the city to another much easier instead of having to travel by bus to Princes Street and then out again.

Delivering a passenger service on the ESSR would give commuters the choice of sitting in traffic or having a quick trip by train to their place of work. Research by TomTom has found Edinburgh to be the second most congested city in the UK, worse even than London. The cost of congestion to Edinburgh's economy has been estimated as £225m and drivers at peak travel times spend 19 per cent of their time at a standstill. Even if the ESSR did take some passengers away from buses, it would still be a more efficient method of moving people around the city. 

A map of the route, 1891. Image: Lmkgeo/Wikimedia Commons.

In political terms, the ESSR is one of those ideas that is talked about every few years and then forgotten about, much like the second circle of the Glasgow subway. In 2004, transport planners were commissioned to investigate the case for re-opening the line. Despite finding that upgrading the railway and adding new stations would cost under £30m, and that the benefit-cost ratio would be 1.64, higher than the 1.01 for the Borders Railway, the report stated a business case was not found.

And yet, £776m was spent on Edinburgh's trams. Even factoring in inflation, the cost of a re-opened ESSR pales in significance.


In 2016, the managing director of the Scotrail Alliance, Phil Versters, spoke in favour of re-opening the ESSR, albeit with the caveat that tram-trains be used instead of heavy rail. This would allow the line to connect with the trams at Haymarket, and then travel along Princes Street, thus avoiding the challenge of running more trains through Waverley, already Scotland's second busiest station after Glasgow Central. The Sheffield-Rotherham Tram-Train is the first example of this concept in the UK although there are other successful cases across Europe. However, it would necessitate further tram work east of Princes Street in order to avoid Waverley.

In the past the re-opening of the ESSR to passengers has been backed by members of all parties of the Scottish Parliament and yet the issue is always kicked into the long grass. Edinburgh is poorly served by trains, in contrast to Glasgow, whose suburbs enjoy fantastic rail connections second only to London within the UK. With the project being good for commuters, great for the environment, a boost for regeneration and a drop in the ocean compared to other transport project costs, there is reason for everyone to get behind the idea of re-opening the ESSR to the people of Edinburgh.

Pete MacLeod tweets as @petemacleod84.

 
 
 
 

A new wave of remote workers could bring lasting change to pricey rental markets

There’s a wide world of speculation about the long-lasting changes to real estate caused by the coronavirus. (Valery Hache/AFP via Getty Images)

When the coronavirus spread around the world this spring, government-issued stay-at-home orders essentially forced a global social experiment on remote work.

Perhaps not surprisingly, people who are able to work from home generally like doing so. A recent survey from iOmetrics and Global Workplace Analytics on the work-from-home experience found that 68% of the 2,865 responses said they were “very successful working from home”, 76% want to continue working from home at least one day a week, and 16% don’t want to return to the office at all.

It’s not just employees who’ve gained this appreciation for remote work – several companies are acknowledging benefits from it as well. On 11 June, the workplace chat company Slack joined the growing number of companies that will allow employees to work from home even after the pandemic. “Most employees will have the option to work remotely on a permanent basis if they choose,” Slack said in a public statement, “and we will begin to increasingly hire employees who are permanently remote.”

This type of declaration has been echoing through workspaces since Twitter made its announcement on 12 May, particularly in the tech sector. Since then, companies including Coinbase, Square, Shopify, and Upwork have taken the same steps.


Remote work is much more accessible to white and higher-wage workers in tech, finance, and business services sectors, according to the Economic Policy Institute, and the concentration of these jobs in some major cities has contributed to ballooning housing costs in those markets. Much of the workforce that can work remotely is also more able to afford moving than those on lower incomes working in the hospitality or retail sectors. If they choose not to report back to HQ in San Francisco or New York City, for example, that could potentially have an effect on the white-hot rental and real estate markets in those and other cities.

Data from Zumper, an online apartment rental platform, suggests that some of the priciest rental markets in the US have already started to soften. In June, rent prices for San Francisco’s one- and two-bedroom apartments dropped more than 9% compared to one year before, according to the company’s monthly rent report. The figures were similar in nearby Silicon Valley hotspots of San Jose, Mountain View, Palo Alto.

Six of the 10 highest-rent cities in the US posted year-over-year declines, including New York City, Los Angeles, and Seattle. At the same time, rents increased in some cheaper cities that aren’t far from expensive ones: “In our top markets, while Boston and San Francisco rents were on the decline, Providence and Sacramento prices were both up around 5% last month,” Zumper reports.

In San Francisco, some property owners have begun offering a month or more of free rent to attract new tenants, KQED reports, and an April survey from the San Francisco Apartment Association showed 16% of rental housing providers had residents break a lease or unexpectedly give a 30-day notice to vacate.

It’s still too early to say how much of this movement can be attributed to remote work, layoffs or pay cuts, but some who see this time as an opportunity to move are taking it.

Jay Streets, who owns a two-unit house in San Francisco, says he recently had tenants give notice and move to Kentucky this spring.

“He worked for Google, she worked for another tech company,” Streets says. “When Covid happened, they were on vacation in Palm Springs and they didn’t come back.”

The couple kept the lease on their $4,500 two-bedroom apartment until Google announced its employees would be working from home for the rest of the year, at which point they officially moved out. “They couldn’t justify paying rent on an apartment they didn’t need,” Streets says.

When he re-listed the apartment in May for the same price, the requests poured in. “Overwhelmingly, everyone that came to look at it were all in the situation where they were now working from home,” he says. “They were all in one-bedrooms and they all wanted an extra bedroom because they were all working from home.”

In early June, Yessika Patapoff and her husband moved from San Francisco’s Lower Haight neighbourhood to Tiburon, a charming town north of the city. Patapoff is an attorney who’s been unemployed since before Covid-19 hit, and her husband is working from home. She says her husband’s employer has been flexible about working from home, but it is not currently a permanent situation. While they’re paying a similar price for housing, they now have more space, and no plans to move back.

“My husband and I were already growing tired of the city before Covid,” Patapoff says.

Similar stories emerged in the UK, where real estate markets almost completely stopped for 50 days during lockdown, causing a rush of demand when it reopened. “Enquiry activity has been extraordinary,” Damian Gray, head of Knight Frank’s Oxford office told World Property Journal. “I've never been contacted by so many people that want to live outside London."

Several estate agencies in London have reported a rush for properties since the market opened back up, particularly for more spacious properties with outdoor space. However, Mansion Global noted this is likely due to pent up demand from 50 days of almost complete real estate shutdown, so it’s hard to tell whether that trend will continue.

There’s a wide world of speculation about the long-lasting changes to real estate caused by the coronavirus, but many industry experts say there will indeed be change.

In May, The New York Times reported that three of New York City’s largest commercial tenants — Barclays, JP Morgan Chase and Morgan Stanley — have hinted that many of their employees likely won’t be returning to the office at the level they were pre-Covid.

Until workers are able to safely return to offices, it’s impossible to tell exactly how much office space will stay vacant post-pandemic. On one hand, businesses could require more space to account for physical distancing; on the other hand, they could embrace remote working permanently, or find some middle ground that brings fewer people into the office on a daily basis.

“It’s tough to say anything to the office market because most people are not back working in their office yet,” says Robert Knakal, chairman of JLL Capital Markets. “There will be changes in the office market and there will likely be changes in the residential market as well in terms of how buildings are maintained, constructed, [and] designed.”

Those who do return to the office may find a reversal of recent design trends that favoured open, airy layouts with desks clustered tightly together. “The space per employee likely to go up would counterbalance the folks who are no longer coming into the office,” Knakal says.

There has been some discussion of using newly vacant office space for residential needs, and while that’s appealing to housing advocates in cities that sorely need more housing, Bill Rudin, CEO of Rudin Management Company, recently told Spectrum News that the conversion process may be too difficult to be practical.

"I don’t know the amount of buildings out there that could be adapted," he said. "It’s very complicated and expensive.

While there’s been tumult in San Francisco’s rental scene, housing developers appear to still be moving forward with their plans, says Dan Sider, director of executive programs at the SF Planning Department.

“Despite the doom and gloom that we all read about daily, our office continues to see interest from the development community – particularly larger, more established developers – in both moving ahead with existing applications and in submitting new applications for large projects,” he says.

How demand for those projects might change and what it might do to improve affordable housing is still unknown, though “demand will recover,” Sider predicts.

Johanna Flashman is a freelance writer based in Oakland, California.