St. Edmunds, Liffey Valley

Mental Mickey

Has anyone seen the new housing development at Liffey Valley?? I sent an e-mail earlier enquiring about Affordable Housing in this development and was told that they won't be coming on stream until next year!!!!

philologos

its an estate being built in Lucan. It's being auctioneered by Hamilton Osbourne King and doubt it will be used for affordable housing.

seamus

www.stedmunds.ie for more information

I live in Liffey Valley Park (large estate across the road), so I'll withhold my opinion on the location

godtabh

seamus wrote:

www.stedmunds.ie for more information

I live in Liffey Valley Park (large estate across the road), so I'll withhold my opinion on the location

Lucan is a nice area. Lots of green space all around you. Only bad thing I would say is that there is some disadvantaged areas close by.

Wasnt there talk of a drug centre some where up there as well

philologos

seamus wrote:

www.stedmunds.ie for more information

I live in Liffey Valley Park (large estate across the road), so I'll withhold my opinion on the location

Liffey Valley Park is not a bad area I live in a cul de sac close to Mt Andrew thats a very nice estate too

godtabh

Jakkass wrote:

Liffey Valley Park is not a bad area I live in a cul de sac close to Mt Andrew thats a very nice estate too

Lots of people from Lucan here. I remember when where your house now is was just a field!


Another bad thing about Liffey Valley Park area is the traffic. People use it as a rat run and is always busy

seamus

kearnsr wrote:

Wasnt there talk of a drug centre some where up there as well

There's a section of land directly across the road from the main entrance to St. Edmunds. Planning permission has been granted for a drug treatment clinic (along with a pharmacy and creche): http://www.sdublincoco.ie/index.aspx?pageid=144&ref=SD02A/0449

Personally, I'm not mad about the location. It's as far on the edge of Lucan as it could possibly be, and I wouldn't be too surprised if An Post decided to put it in Palmerstown or Clondalkin. The traffic on St. Loman's road and onto the N4 is bad at peak times (and on weekends), and putting another development here doesn't help.

There's a permanent traveller's camp beside the development. Wouldn't bother me too much, except that often (especially in Winter) they light large fires, leaving the entire Quarryvale area covered in smoke and stinking like burning tyres.

There are two options for busses from the area - walk to Liffey Valley/Clondalkin, or walk back towards Lucan and get a 25/66. Either way, you're walking for 15-20 minutes to get a bus. A good idea would be another pedestrian flyover on the N4 - this would allow you to walk across and get a 25 or 66 on their way into town. You're not going to cross the N4 to get a bus. Ever.
The busses are generally packed, though X's come in the mornings and evenings. Getting a bus from the City Centre to Lucan is the most boringly painful experience you can imagine. Taxis will cost you the guts of €20 into town, and €25 if you want to get anywhere else on the Southside.

The section of Outer Ring road going to Lucan will be completed in the next three months. Whether this will make the traffic better or worse, no-one can say. I think it'll make the traffic in the area generally heavier, but will help the traffic move better.

I've lived in Liffey Valley park for the last six years. A large proportion of the houses are rented by the Eastern Health board. Who they're rented to, is something I can't say. But there are a lot of renters from the EHB. St. Edmunds will probably be similar.

With all that said, Lucan is a nice area if you have a family. There's plenty of green space, plenty of schools which look decent, and loads of different associations for all kinds of sports and activities dotted all over the place. It doesn't suit me because it's miles from where I grew up, and I've generally not taken a shine to it.

philologos

kearnsr wrote:

Lots of people from Lucan here. I remember when where your house now is was just a field!


Another bad thing about Liffey Valley Park area is the traffic. People use it as a rat run and is always busy

nah the cul de sac was older than Mt Andrew it isnt part of the estate.

about the outer ring road is that where they are digging up outside Eurospar or is that part of it.

seamus

Jakkass wrote:

about the outer ring road is that where they are digging up outside Eurospar or is that part of it.

Yeah. It's going to join the N4 up with Kingswood (Tallaght) - dual carraugeway all the way. It's already fully built up as far as Grange castle. The bit they're doing at the moment is joining up Foxborough with Grange castle.

You can see the bit that's already built on Google maps. Hopefully it'll be a good alternative route for getting from Lucan to Tallaght, to avoid the M50.

The intention is an eventual bigger road outside of the M50, but I'd say it'll be few years before they push it as far as the N3 and N81.

philologos

its a brilliant idea, the road is meant to join the Naas Rd near Citywest anyway so you could use the link road from Citywest to the N81 from that junction and it would be perfect for skipping from Blessington practically to Lucan.

The_Conductor

Jakkass wrote:

its a brilliant idea, the road is meant to join the Naas Rd near Citywest anyway so you could use the link road from Citywest to the N81 from that junction and it would be perfect for skipping from Blessington practically to Lucan.

It'll be another rat run before we know what has happened.
Keep in mind that there are another 23,400 dwellings with planning permission (some built already but unoccuppied) in the Lucan area. This is equal to around 35,000 more cars....... however bad the N4 is at the moment, its going to get a hell of a lot worse. It took me 1 hour and 35 minutes to get from Ulster Bank at the Old Liffey Bridge past Woodies on Monday last week (if I crawled on my hands and knees I'd probably have been quicker.....)
I grew up around Lucan myself and am very dissappointed that it has morphed into a monster.

Group of Polish and Latvian town planners on tour in Lucan in this week at the invitation of the EU Commission to see the effects of bad town planning. Apparently we are being held up to the rest of Europe as an example of what not to do.......

Its not as though we can commute without driving a lot of the time- we simply do not have a viable public transport system. The biggest joke of all is the new train station in Adamstown- when Kildare Town has build 13,500 new houses on the strength of the advertised increase in train capacity. I suppose they could put people on the roof Indian style......

godtabh

smccarrick wrote:

It'll be another rat run before we know what has happened.
Keep in mind that there are another 23,400 dwellings with planning permission (some built already but unoccuppied) in the Lucan area. This is equal to around 35,000 more cars....... however bad the N4 is at the moment, its going to get a hell of a lot worse. It took me 1 hour and 35 minutes to get from Ulster Bank at the Old Liffey Bridge past Woodies on Monday last week (if I crawled on my hands and knees I'd probably have been quicker.....)
I grew up around Lucan myself and am very dissappointed that it has morphed into a monster.

Group of Polish and Latvian town planners on tour in Lucan in this week at the invitation of the EU Commission to see the effects of bad town planning. Apparently we are being held up to the rest of Europe as an example of what not to do.......

Its not as though we can commute without driving a lot of the time- we simply do not have a viable public transport system. The biggest joke of all is the new train station in Adamstown- when Kildare Town has build 13,500 new houses on the strength of the advertised increase in train capacity. I suppose they could put people on the roof Indian style......

Lucan is a disater planning wise.

The amount of dodgy deals that got some of the estates built was unreal.

The traffic figures for the N4 were reached decades before they should have been. THis can be blamed on many things but many think it was the Celtic Tiger and the fact that people had more money to buy more cars.

A bit off course but if people are thinking of moving to Lucan they should be taking this into account if they want to buy here.

I'd love to buy in Lucan. I didnt in the end and ended up in Lexlip.

They need to level Lucan and start all over again

Mental Mickey

I think the developers ARE planning to release some units for Social Housing next year? I sent them an e-mail and that's what they told me......?

Idleater

kearnsr wrote:

They need to level B]new[/B Lucan and start all over again

Sorry, I just wanted to differentiate between the two.

There is nothing wrong planning wise with Lucan village. It is more than able to support its own infrastructure. The bloat with the new housing estates is causing the infrastructure (roads in particular) to fail.

L.

r3nu4l

Having grown up in Lucan I've watched it grow beyond recognition. I still refer to the houses behind the Foxhunter as being the 'new' estates and still tell people I'll meet them at 'Big J' on the corner of Woodview and Hillcrest :rolleyes:

The problem with development in Lucan really has been that lots of new houses were needed quickly and Lucan had the space. Instead of planning logically and determining the best way to improve the infrastructure, the local councils and the Governement decided to bang up a load of housing estates with very little thought towards the future impact on the thousands of new and existing commuters in the area. I loved growing up in Lucan but these days I feel sorry for anyone trying to live there and get to work in 'town'

godtabh

nereid wrote:

Sorry, I just wanted to differentiate between the two.

There is nothing wrong planning wise with Lucan village. It is more than able to support its own infrastructure. The bloat with the new housing estates is causing the infrastructure (roads in particular) to fail.

L.

Yeah your right but with traffic generated by new Lucan it will affect old Lucan and its surrounding area. Old Lucan wasnt built with future expansion.

I remember going to Holland to a place called Almera Haven (sp) which was built on reclaimed land. It was planned well. You can get every by bike as its harder by car. The place is probably no older than new Lucan. Maybe a bit older. But if they could do it why couldnt we (I think we all know the answer to that!)

The two places are the two extreems of good town planning

TheMonster

The developers have said this is Palmerstown. :eek:
In reality it is actually Clondalkin or was at one stage in the past

r3nu4l

Well unfortunately, do to the 'stigma' of association with Rowlagh and Neilstown, Clondalkin is not deemde to be a fashionable loaction to live in so developers are desperately slapping the title Lucan and Palmertown on anything that is borderline.

Maybe when the postcode system is complete this will change a few things. We'll see...

The_Conductor

Well- if you check you will find that St. Edmunds (and all behind there) was in actual fact Neilstown- until a certain FF politician, recently departed, had a chat with An Post and persuaded them to call it Lucan.......

Yes, though, Clondalkin (and all of D22) is considered very unfashionable- having a Palmerstown or Lucan tag on your address is considered by builders to add 7-10k to the price of a FTB property.....

squrm

TheMonster wrote:

The developers have said this is Palmerstown. :eek:
In reality it is actually Clondalkin or was at one stage in the past

The developers have taken to calling it 'Palmerston'. The least they could do if they are going to fiddle the address to add a few bob to the selling price is get it right. Last I checked Palmerston was out around Ranelage or Rathgar somewhere

r3nu4l

squrm wrote:

The developers have taken to calling it 'Palmerston'. The least they could do if they are going to fiddle the address to add a few bob to the selling price is get it right. Last I checked Palmerston was out around Ranelage or Rathgar somewhere

That particular debate has been going on for years. The council erected signs for 'Palmerston' in what had previously always been 'Palmerstown'. I think Palmertown residents are still fighting this one!

Same in Lucan where signs for 'Dodsboro' were replaced with 'Doddsborough' thus further Anglicising the name

godtabh

smccarrick wrote:

Well- if you check you will find that St. Edmunds (and all behind there) was in actual fact Neilstown- until a certain FF politician, recently departed, had a chat with An Post and persuaded them to call it Lucan.......

Yes, though, Clondalkin (and all of D22) is considered very unfashionable- having a Palmerstown or Lucan tag on your address is considered by builders to add 7-10k to the price of a FTB property.....

I thought that said FF politician was found to have taken money to lobby An Post to change the addresses but they didnt and the developers called it want they wanted any ways.

What parish is St Edmunds? Probably Lucan South. I never knew Neilstown went as far as here as Neilstown is the fare side of Clondalkin isnt it? St Edmunds was always the land along the Liffey by the old Lucan Road and where St Edmunds estate is the old Lomans land.

godtabh

r3nu4l wrote:

That particular debate has been going on for years. The council erected signs for 'Palmerston' in what had previously always been 'Palmerstown'. I think Palmertown residents are still fighting this one!

Same in Lucan where signs for 'Dodsboro' were replaced with 'Doddsborough' thus further Anglicising the name

Isnt there a Palerstwon and Palerston in Dublin? Two totaly different places

r3nu4l

kearnsr wrote:

Isnt there a Palerstwon and Palerston in Dublin? Two totaly different places

Could be, don't know! All I know is that the residents of Palmerstown (home of Superdome bowling alley and the Silver Granite) were annoyed to find signs for 'Palmerston' erected on the N4.

Probably councils recycling road signs or else a genuine mistake, although I do remember that they had a fight on their hands to get the signs changed, not sure if they succeeded. Anyone know?

squrm

r3nu4l wrote:

That particular debate has been going on for years. The council erected signs for 'Palmerston' in what had previously always been 'Palmerstown'. I think Palmertown residents are still fighting this one!

Same in Lucan where signs for 'Dodsboro' were replaced with 'Doddsborough' thus further Anglicising the name

Yep, as a former resident it was always a bone of contention that the name was suddenly changed to correspond with a road sign! A local councillor took it up & as far as I'm aware its been changed back to Palmerstown. Couldn't swear on that though

The_Conductor

kearnsr wrote:

I thought that said FF politician was found to have taken money to lobby An Post to change the addresses but they didnt and the developers called it want they wanted any ways.

What parish is St Edmunds? Probably Lucan South. I never knew Neilstown went as far as here as Neilstown is the fare side of Clondalkin isnt it? St Edmunds was always the land along the Liffey by the old Lucan Road and where St Edmunds estate is the old Lomans land.

Neilstown was both sides of the long road towards Clondalkin from the N4 (Aldi/the school/NCT testing centre etc- along with a lot of the housing estates there now (over as far as Eurospar) were all considered Neilstown or Clondalkin- Lucan proper ended at Balgaddy......

Neilstown was not/ is not on the farside of Clondalkin (well I guess it depends on what you mean by the far side......)

godtabh

smccarrick wrote:

Neilstown was both sides of the long road towards Clondalkin from the N4 (Aldi/the school/NCT testing centre etc- along with a lot of the housing estates there now (over as far as Eurospar) were all considered Neilstown or Clondalkin- Lucan proper ended at Balgaddy......

Neilstown was not/ is not on the farside of Clondalkin (well I guess it depends on what you mean by the far side......)

The very start of that is at first roundabout by the Arc. If you are heading towards Clondalkin the development is on the right which I thought was alwasys Lucan. When you get to the comerical area then you are out side Lucan.

Thats what I thought anyways.

Is there any where you can check up on this?

philologos

isn't it not being built on the old lands of St Lomans Hospital? surely it would be Lucan anyway if it was.

godtabh

Jakkass wrote:

isn't it not being built on the old lands of St Lomans Hospital? surely it would be Lucan anyway if it was.

Thats the point I'm trying to make

godtabh

Just googled Lomans Hospital and it appears its not in Lucan

St Lomans Hospital

seamus

Palmerston is a small (very exclusive) area between Rathgar and Ranelagh. Palmerstown is a significantly larger piece of the city adjacent to Lucan/Clondalkin.

Strangely, the latest version of the OS maps list it as "Palmerston". I'd say it's a clerical error overall, since all of the roads in the area are still "Palmerstown Avenue/Park/Etc".

Any question of the placement of St Edmund's will probably be resolved by An Post when the first phase is complete. Personally I'd say the entrance off St. Loman's Road will just sneak it into Lucan. If they'd added a slip/roundabout to get in and out at the N4, it would probably be Clondalkin.

godtabh

seamus wrote:

Any question of the placement of St Edmund's will probably be resolved by An Post when the first phase is complete. Personally I'd say the entrance off St. Loman's Road will just sneak it into Lucan. If they'd added a slip/roundabout to get in and out at the N4, it would probably be Clondalkin.

If they put an entrance/exit on to the N4 say where the exisiting Lomans entrance is wouldnt that be more Lucan than Clondalkin?

Just abit off topic but there is some amount of Mods from Lucan. Where I live in Lucan is Cop town but buy the sounds of it , it could be renamed to Mod Town!

The_Conductor

Lol- I grew up in Lucan village- but the village is not the tiny little hamlet it once was..... There do seem to be a fair few of us either from Lucan or living there (though a lot are blow-ins )

St. Lomans never was considered to be Lucan by Lucan people- I am not sure what it comes under, but we would have considered it Neilstown/Clondalkin (we always lumped Neilstown and Clondalkin together, much to the annoyance of people in better parts of Clondalkin).

Balgaddy was traditionally the border of Lucan- when Esker Parish (as opposed to the cemetry) went up, there was a lot of puzzlement as to how it was Lucan, it had no focal point- Dodsboro was seen as a seperate village in its own right (now its a glorified bus terminus..... ) "Lucan South" was seen as a bit of a joke. There was also much laughter when they named a pub "The Penny Hill"- as Fagan's Tinkers Penny Hill was the old name of the steep hill on the Strawberry Beds Road (Tinker being a more pleasant term- Fagan owned a forge which was at the foot of the hill for generations).

Neilstown would have been prime Dublin West stomping ground- the old joke was how certain counsellors would ferry people to and from the polling stations making note of the addresses- the going rate per vote was a bag of coal. Sean Ferris was campaigning there years back and was amazed that it remained a staunch FF stronghold- until he was told he would have to outbid Liam Lawlor's bag of coal if he wanted votes there....

Lucan sure is not what it used to be.....

Idleater

smccarrick wrote:

St. Lomans never was considered to be Lucan by Lucan people...


Lucan sure is not what it used to be.....

Aah indeed. But I like the village, and I like living there. I suppose I don't notice/care about the traffic because I'm on the bike.

My Folks said that when they moved to Lucan "way back when" you'd be delayed getting into dublin because of a tractor or two on the road. Nowadays you are just stuck in traffic...

[edit]
Actually now that I think of it, the name "St Edmunds" given to a new housing estate on the grounds of St Lomans... What happens when they build in St Edmundsbury, across the N4... That is going to be another cause of confusion. Like with Esker...
[/edit]

L.

godtabh

My mam and uncle went to the schools in Lucan before Lucan was even a village.

My uncle was one of the first students in the CBS.

Sure people use to go on holidays to the Spa Hotel a couple of decades ago.

Lucan has changed alot and not in a good way but I still like living here.

DeadParrot

I'm thinking of buying in this development meself.
I've talked to HOK and they've said some of the properties will be affordable housing.
I dont drive so this area would be perfect for me with work etc.
Any knowledgeable soul know how I'd go about this?

grrnnw

I heard the social element of this development was being used to upgrade the facilities on the halting site nearby and there would be no social housing. That may have changed though!

holy cow is everyone here from lucan?


jaysus lads they ruined the place LOL

what a sleepy village it once was! The aul lad claims they had a tram and a cinema there in the 50s but I dont believe him

Imagine a tram and a cinema in a tiny tiny village - sure in this modern age we dont have a luas and didnt have a train station until recently

The_Conductor

Deleted User wrote:

holy cow is everyone here from lucan?


jaysus lads they ruined the place LOL

what a sleepy village it once was! The aul lad claims they had a tram and a cinema there in the 50s but I dont believe him

Imagine a tram and a cinema in a tiny tiny village - sure in this modern age we dont have a luas and didnt have a train station until recently

I think they pulled up the tram in the 1930s.
Who else here remembers shopping in Hemrycks on Main Street- while it was still a Supermarket though?

seamus

For anyone listening to the radio ads, beware.

St Edmunds is not in Palmerstown as they claim - Palmerstown is 2km to the east, on the opposite side of the M50. It's just barely in Lucan - it's actually in Quarryvale, in the part of Clondalkin that Liam Lawlor had rezoned as Lucan.
While it's technically 2 mins to Liffey Valley, the "Liffey Valley Centre" is actually an area about 1 square km in size. So you can cross the road to get to "Liffey Valley" but to actually get to the shopping centre is another 10-15 minute walk.

Note that there's a health clinic going in on the opposite side of St Loman's road which will also include a drug treatment centre. Currently being built, it looks like it'll be finished by the summer.

The development looks nice though, and the prices they're pitching seem to be bordering on sensible. It would be worth keeping an eye on the Luas line F discussions. They're due to settle on a route, and one of the two proposed routes goes right beside St Edmunds. If they choose this route and you plan on buying a property for 5 or more years, I would recommend it.

babymay

seamus wrote: »

For anyone listening to the radio ads, beware.

St Edmunds is not in Palmerstown as they claim - Palmerstown is 2km to the east, on the opposite side of the M50. It's just barely in Lucan - it's actually in Quarryvale, in the part of Clondalkin that Liam Lawlor had rezoned as Lucan.
While it's technically 2 mins to Liffey Valley, the "Liffey Valley Centre" is actually an area about 1 square km in size. So you can cross the road to get to "Liffey Valley" but to actually get to the shopping centre is another 10-15 minute walk.

Note that there's a health clinic going in on the opposite side of St Loman's road which will also include a drug treatment centre. Currently being built, it looks like it'll be finished by the summer.

The development looks nice though, and the prices they're pitching seem to be bordering on sensible. It would be worth keeping an eye on the Luas line F discussions. They're due to settle on a route, and one of the two proposed routes goes right beside St Edmunds. If they choose this route and you plan on buying a property for 5 or more years, I would recommend it.

Hi, I have put a deposit down on one the properties in the St. Edmunds development and am now worried about the addiction cntr. Also, i note there have been comments in relation to the volume of traffic on the road. As i am not from the area, can anyone advise on these issues? thanks

seamus

Yeah, the traffic is bad.

Coming out of the development in the mornings, you'll get stuck in traffic if you try to go towards Liffey Valley or the N4 eastbound. In the evenings, the traffic is bad the opposite way. It looks though like they're putting in lights at the St. Edmund's extrance, which will help the residents there but annoy everyone else.

St Loman's Road is basically one big bottleneck. Traffic is often queuing along the entire length of that road, so you could be on it for anything up to 25 minutes.
Hopefully the M50/N4 upgrades will help that road flow smoother, which will have a knock-one effect for all of the other roads in the area.

You should be able to get more info on that addiction centre on the planning maps on sdcc.ie but they seem to be down at the mo.

lord lucan

Deleted User wrote: »

holy cow is everyone here from lucan?


jaysus lads they ruined the place LOL

what a sleepy village it once was! The aul lad claims they had a tram and a cinema there in the 50s but I dont believe him

Imagine a tram and a cinema in a tiny tiny village - sure in this modern age we dont have a luas and didnt have a train station until recently

the cinema used to be where the ulster bank and apartments are on the corner of the bridge heading to the strawberry beds.:cool:

The_Conductor

lord lucan wrote:

the cinema used to be where the ulster bank and apartments are on the corner of the bridge heading to the strawberry beds.:cool:

Not so cool- I'm living in one of them.....
Its virtually impossible to sell them, despite the location. One of them has been on the market since Nov 06, it went sale agreed Dec 07 but has since fallen through......

I wish I'd bought a nice little house in an established area with a garden, and no management company......

RossKavanagh18

ok it seems there is some confusion about what is Clondalkin and What is Lucan. Along the Fonthill Road From Clondalkin Village past Sean Kavanagh's garage until you reach Liffey Valley is Clondalkin .Balgaddy onwards is Lucan, 18 years ago Balgaddy,which is Lucan South now was in the Land registery 'Clondalkin' but due to the new fonthill Road being Built , boundries changed. and then further south is Deansrath and Grange Castle which are in Clondalkin.

godtabh

smccarrick wrote: »

Not so cool- I'm living in one of them.....
Its virtually impossible to sell them, despite the location. One of them has been on the market since Nov 06, it went sale agreed Dec 07 but has since fallen through......

I wish I'd bought a nice little house in an established area with a garden, and no management company......

Are you old Lucan? I remember going to see Fantasia in your house!

RossKavanagh18 wrote:

ok it seems there is some confusion about what is Clondalkin and What is Lucan. Along the Fonthill Road From Clondalkin Village past Sean Kavanagh's garage until you reach Liffey Valley is Clondalkin .Balgaddy onwards is Lucan, 18 years ago Balgaddy,which is Lucan South now was in the Land registery 'Clondalkin' but due to the new fonthill Road being Built , boundries changed. and then further south is Deansrath and Grange Castle which are in Clondalkin.

I've lived in Lucan for 25 years. Its hard to tell what is what with places claiming to be in Lucan and what not.

I remember when I was growing up that Lucan went as far as Esker Park and after that it was just green fields. I've seen in change over the last 15 years. Doing what I do now for a living its a pity the way things have turned out. It could have been so much more.

The_Conductor

kearnsr wrote: »

Are you old Lucan? I remember going to see Fantasia in your house!

Yes, Raiders of the lost Ark and ET were my first ones there
I even managed to rescue a few reels when they were demolishing the place.

kearnsr wrote: »

I've lived in Lucan for 25 years. Its hard to tell what is what with places claiming to be in Lucan and what not.

I remember when I was growing up that Lucan went as far as Esker Park and after that it was just green fields. I've seen in change over the last 15 years. Doing what I do now for a living its a pity the way things have turned out. It could have been so much more.

Ditto. Balgaddy etc wasn't Lucan (it was a seperate Parish altogether at the time). When I was a kid here over 30 years ago there were less than 400 houses in all of Lucan combined. Mrs Williams used still run her uncle's shop on Main Street (McCormacks) which was a wonderful treasure trove- and Hemrycks, which closed its doors as a snooker club last week, was still a supermarket....... That was the first shop in Ireland to import chocolate spread- I remember first seeing Nutella as a kid, and wondering what the hell it was

Times certainly do change, and not all for the better......

hillmt

seamus wrote: »

Yeah, the traffic is bad.

Coming out of the development in the mornings, you'll get stuck in traffic if you try to go towards Liffey Valley or the N4 eastbound. In the evenings, the traffic is bad the opposite way. It looks though like they're putting in lights at the St. Edmund's extrance, which will help the residents there but annoy everyone else.

St Loman's Road is basically one big bottleneck. Traffic is often queuing along the entire length of that road, so you could be on it for anything up to 25 minutes.
Hopefully the M50/N4 upgrades will help that road flow smoother, which will have a knock-one effect for all of the other roads in the area.

You should be able to get more info on that addiction centre on the planning maps on sdcc.ie but they seem to be down at the mo.

Yes, St. Loman's Road is a bottleneck etc. BUT the whole of Lucan is a bottleneck, and at least if you live in St.Edmund's or in that area of Lucan/Palmerstown/Clondalkin, you are at the top of the bottleneck. (you can add another 30-40 mins. driving in the morning e.g. from Lucan village to the M50)

By the way, Mt.Andrew, which is next door to St.Edmund's has a "Lucan" address. The Hermitage Clinic also is in Lucan.

IMO avoid Lucan and all other "estate-land" suburbia if you can.

Paolo5

Hello

I am looking at buying in St Edmunds.

Can anyone fill me in on the following:
1) Traffic - What time it is bad from in the morning / evening etc.
2) Public Transport - What are the options to get into town etc.
3) Are many people living in the development already or have sales slowed down like everywhere else?
4) What are the pros / cons to the area / estate
5) Have units in the development increased in value since it opened?
6) What is this medical centre and will it effect the estate?

Tell me straight as I would rather know about the above or any other issues that come to mind ........

Thank you

The_Conductor

1. Traffic is fine outbound- as your slip is before the Lucan snarlup. You will of course get caught along the quays, Hueston, the N4 prior to Palmerstown etc. In the morning though the bus lane inbound is screwing things up bigtime in the past forthnight (note: should be quiet enough for the summer now- hopefully......) Peak in the morning is from about 7.30AM onwards and in the evening from about 5PM.

2. Public transport- if you cross the road (the N4) there are buses every 3 minutes inbound. Outbound- you can take any of the Lucan, Leixlip, Celbridge, Maynooth/Kilkock buses- the 25A in particular is really really frequent.

3. I am not aware that there are any units occuppied as yet- perhaps someone can update this?

4. Pros and cons- its calling itself Palmerstown to get away from the stigma of Neilstown (it was really stretching the imagination calling it Lucan- the developers didn't even try.......) The location is handy- and when the transport situation gets clarified (Luas) it may find itself a lot more popular than at the moment. The biggest problem at the moment is the lack of facilities/amenities in the immediate vicinity of the development- with the exception of Liffey Valley Shopping Centre.

5. Have units in the development increased in value? Not a chance. I'd hazard a guess that they have fallen ~10% Given the lack of a resale market in them at present though- thats purely a guess. A lot of other new developments have fallen far more than this though- so its done quite reasonably.

6. The medical centre is a drugs treatment centre for addicts. It shouldn't affect the estate at all to be honest- its totally seperate.

lynchie

5. Not a chance. Friend of mine just got 20K knocked off the price two weeks ago after haggling!