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Luas Green Line - Bray extension

  • 29-04-2019 4:09pm
    #1
    Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭


    https://www.thetimes.co.uk/article/luas-line-to-bray-may-serve-wicklow-boom-j92tg0jl8

    This is in the news again. As it stands, planning on this is to begin when TII free up staff currently working on Metrolink in the coming years.

    Of course, this will add considerable pressure to the Green Line north of Sandyford, in addition to the mess that is the M11 and the heavily constrained DART line.


«1

Comments

  • Closed Accounts Posts: 13,992 ✭✭✭✭recedite


    Its a no-brainer really.
    Its hard to believe the staff weren't able to spend time thinking about this before, because they were so busy thinking about running a train out to Sandyford along the Luas track.


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    recedite wrote: »
    Its a no-brainer really.
    Its hard to believe the staff weren't able to spend time thinking about this before, because they were so busy thinking about running a train out to Sandyford along the Luas track.
    The TII staff are currently still working on Metrolink. They will be redeployed to the Finglas/Bray/Lucan/Poolbeg Luas lines when that work on Metrolink is complete.


  • Registered Users, Registered Users 2 Posts: 1,269 ✭✭✭Thrashssacre


    Personally would prefer the line to run alongside the n11 past kilmacanoge and to a park and ride which would allow people get out of their cars before reaching the m50 junction bottleneck.


  • Closed Accounts Posts: 13,992 ✭✭✭✭recedite


    marno21 wrote: »
    The TII staff are currently still working on Metrolink. They will be redeployed to the Finglas/Bray/Lucan/Poolbeg Luas lines when that work on Metrolink is complete.
    OK, so they might eventually get a chance to think about this in a few years time.
    Maybe in a lot of years time.


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    recedite wrote: »
    OK, so they might eventually get a chance to think about this in a few years time.
    Maybe in a lot of years time.
    Design work on Metrolink is to be complete by 2021. It's not that far away.


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  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    marno21 wrote: »
    The TII staff are currently still working on Metrolink. They will be redeployed to the Finglas/Bray/Lucan/Poolbeg Luas lines when that work on Metrolink is complete.

    So 2027?


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    recedite wrote: »
    Its a no-brainer really.
    Its hard to believe the staff weren't able to spend time thinking about this before, because they were so busy thinking about running a train out to Sandyford along the Luas track.

    Not along , on the Luas track. In order to create capacity for this kind of project.


  • Closed Accounts Posts: 13,992 ✭✭✭✭recedite


    I'm not convinced that it would automatically put pressure on either the Luas or Dart lines.

    Firstly some of the platforms towards the end of the Luas Green Line have been under-utilised (although this is likely to change due to major building currently going on at Cherrywood)


    Secondly, linking up with quality bus corridors on the N11 and to the Dart gives more options for all, therefore some people will actually be traveling in the opposite direction at rush hour.

    In the same way that a ring circuit in electrical wiring, or a ring main in plumbing, allows for more capacity with less infastructure than two long radial circuits covering an equivalent area.


    Having said that, the extra capacity created by that effect would soon be absorbed by new developments at Fassaroe such as this one.
    An Bord Pleanála also highlighted that the housing project would not be sufficiently serviced by public transport and, as a result, the number of cars in the area would likely increase significantly.
    But hey, that's progress. Its better to stay ahead of the posse than a few years behind it.


  • Registered Users Posts: 333 ✭✭Dats me


    https://www.nationaltransport.ie/wp-content/uploads/2019/04/Bray_Transport_Study_2019.pdf

    Here's the Bray Transport Study as published on the NTA's website


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    Looks like the preferred Luas alignment in that document (thanks for linking).

    478993.JPG


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  • Closed Accounts Posts: 13,992 ✭✭✭✭recedite


    N11 proposed upgrades in the vicinity; website is here.


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    recedite wrote: »
    N11 proposed upgrades in the vicinity; website is here.
    N11 thread here also, best to discuss there.

    https://www.boards.ie/vbulletin/showthread.php?t=2057631449


  • Registered Users, Registered Users 2 Posts: 2,760 ✭✭✭AngryLips


    Frankly I think priorities would be better served if Luas line F or Finglas extension put ahead of this project


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    AngryLips wrote: »
    Frankly I think priorities would be better served if Luas line F or Finglas extension put ahead of this project

    The NTA are in agreement.

    479000.JPG


  • Registered Users, Registered Users 2 Posts: 2,760 ✭✭✭AngryLips


    marno21 wrote: »
    The NTA are in agreement.

    479000.JPG

    So why are staff being deployed to this project and not line F?


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    AngryLips wrote: »
    So why are staff being deployed to this project and not line F?
    The above timeline is for construction/implementation rather than design. It's more the best use of funds at various points, design isn't a major cost.

    (For reference also, that was published in 2016 and may have been subject to change since. It certainly has in relation to DART Underground anyway).


  • Registered Users, Registered Users 2 Posts: 7,625 ✭✭✭prunudo


    As much as I welcome them looking into this, I'd much prefer if they put their energy into solutions for improving the current single track mainline south of Bray.


  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    jvan wrote: »
    As much as I welcome them looking into this, I'd much prefer if they put their energy into solutions for improving the current single track mainline south of Bray.

    Would be different design teams I believe. TII do Luas and Metro, Irish Rail do rail.

    Anyway, I'm not sure there is honestly much that can be done about Brunel's Folly.

    Also I don't see Luas to Bray now happening until the mess with Metro South is sorted, which I wouldn't be so certain about. I suspect Luas extension to Fingals and Poolbeg will get the attention now ahead of Bray.


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    I have started a thread about the Bray-Greystones line here: https://www.boards.ie/vbulletin/showthread.php?t=2057976745

    MOD:

    Threads:

    DART Bray-Greystones: https://www.boards.ie/vbulletin/showthread.php?t=2057976745
    M11/N11: https://www.boards.ie/vbulletin/showthread.php?t=2057631449
    Luas: this thread



  • Registered Users, Registered Users 2 Posts: 7,625 ✭✭✭prunudo


    I'm conscious of going off topic, so apologises in advance. I just fear that without a proper solution to both the n11 and the single track trainline that a greenline extension to Bray will just attract more people driving their private cars to use it.
    I think as a route it makes sense and will be great to link the dart line with Sandyford and Metrolink. In theory it could remove a lot of cars off the m11/m50 as it would be a great alternative for commuters but there needs to be proper thought in how best to get passengers to the stations without clogging the already stretched road network.


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  • Registered Users, Registered Users 2 Posts: 11,205 ✭✭✭✭hmmm


    The NTA have waved their magic wand, and now apparently the LUAS line can deliver metro-like capacity without being upgraded. Just like that.

    Excuse me while I don't believe this. LUAS outbound is full until Dundrum stop for peak hours, and the proposed Metro will stop at Charlemont. The Brides Glen to Sandford section is about to see massive amounts of new building, and the line is criss-crossed by access to housing estates and shops.

    Adding a Bray connection would be madness.


  • Registered Users Posts: 156 ✭✭Kevtherev1


    Any LUAS extension to Bray is totally off the table, until Metro is extended to Sandyford or Beyond. Its is that simple, no construction until the metro is extended.



    The idiotic decision not to extend metro to Sandyford until the 2030s means the LUAS extension to Bray wont happen until the 2040s. We should have been building a second metro line in the 2030s and third metro line 2040s.


  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    Kevtherev1 wrote: »
    The idiotic decision not to extend metro to Sandyford until the 2030s means the LUAS extension to Bray wont happen until the 2040s. We should have been building a second metro line in the 2030s and third metro line 2040s.

    Well I wouldn't be surprised if the extension to Bray was rolled into the Metro south project. So that they both happen in parallel. It would help strengthen the case for the Metro South upgrade.

    I'd also expect the Finglas extension to happen well before that and probably a Northern extension to the Metro north of Swords to also happen in parallel. Both relatively easy, straightforward and cheap projects (above ground, mostly through fields) with lots of oppurtunity for new housing.


  • Registered Users, Registered Users 2 Posts: 17,853 ✭✭✭✭Idbatterim


    run the finglas line roughly where dunsink observatory is, high density apartments either side. Over the M50 and terminate in blanch shopping centre, with a massive multi storey park and ride? they could have another P&R just inside or outside M50


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    Idbatterim wrote: »
    run the finglas line roughly where dunsink observatory is, high density apartments either side. Over the M50 and terminate in blanch shopping centre, with a massive multi storey park and ride? they could have another P&R just inside or outside M50

    That would be a Luas to Blanch not Finglas and is duplicating a lot of the M3 parkway line. The NTA's intention is for the Luas to finish at an N2 park and ride.


  • Registered Users, Registered Users 2 Posts: 17,853 ✭✭✭✭Idbatterim


    That would be a Luas to Blanch not Finglas and is duplicating a lot of the M3 parkway line. The NTA's intention is for the Luas to finish at an N2 park and ride.



    running it across green field would be much cheaper. That low density sprawl in finglas, is a waste serving it. How many traffic conflicts will there be if they go to the village route? Going greenfield,it will still be in reasonable walking distance to most if not all of Finglas? Build it across green field, there must be several hundred acres there. Then continue it up northwest, to the proposed N2 P&R.

    there is another few hundred acres around the National aquatic centre, connect that with a driverless shuttle bus with a bridge over motorway to connect at the luas, inside the m50...


  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    Idbatterim wrote: »
    running it across green field would be much cheaper. That low density sprawl in finglas, is a waste serving it. How many traffic conflicts will there be if they go to the village route? Going greenfield,it will still be in reasonable walking distance to most if not all of Finglas? Build it across green field, there must be several hundred acres there. Then continue it up northwest, to the proposed N2 P&R.

    I assume with the assumption of turning those green fields into a SDZ and building thousands of apartments close to the stops. It does make sense.


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    Idbatterim wrote: »
    running it across green field would be much cheaper. That low density sprawl in finglas, is a waste serving it. How many traffic conflicts will there be if they go to the village route? Going greenfield,it will still be in reasonable walking distance to most if not all of Finglas? Build it across green field, there must be several hundred acres there. Then continue it up northwest, to the proposed N2 P&R.

    Of course it would be cheaper , but that's not the point. The point is so serve Finglas, I'm not sure I'm following your route in my mind but it's serving basically no one. Blanch will be served by Dart. It won't go into the village it will be going straight up the north road so 1 maybe 2 traffic conflicts. Define walking distance? The Cabra Luas is closer to Finglas Village than Dunsink Lane


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    bk wrote: »
    I assume with the assumption of turning those green fields into a SDZ and building thousands of apartments close to the stops. It does make sense.

    Those fields are the old dump . Is that mature enough to be built on yet?


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  • Registered Users, Registered Users 2 Posts: 17,853 ✭✭✭✭Idbatterim


    Those fields are the old dump . Is that mature enough to be built on yet?

    no idea!


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    Idbatterim wrote: »
    no idea!
    Dunsink landfill finally closed as a municipal waste site on Christmas Eve 2003.The Fingal Draft Development Plan (2017-2023) in its submission draws attention to Dunsink Lane and its environs. It noted that even though “the remediation of Dunsink Lane is now complete it will still require long term management and monitoring of leachate and atmospheric emissions”.

    Computer says no.

    Replace 'green fields' in your original with 'methane leaking and asbestos filled fields'. So actually going via Finglas would be cheaper than this nightmare alignment
    http://thecircular.org/legacy-landfills-still-a-concern-for-the-finglas-community/


  • Registered Users, Registered Users 2 Posts: 17,853 ✭✭✭✭Idbatterim


    If they are so concerned about price, dont built it! The value IF they can build over that land and provide thousands of apartments, is a far better investment. I'd take everything with a large pinch of salt from the councils here!

    Theyll say whatever suits their agenda.

    If there are no major issues building over it and the land around it could be used for housing in a reasonable time frame. it would be my far preferred route! Then again, I am not a politician looking for vote or the NTA trying to sell this project ! I reckon votes are easier to find by serving the existing sprawl, than looking for votes from the animals grazing those fields currently! Cant wait for years of debating which route to take and all of the nimbyism going near finglas. Several public consultations etc..


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    Idbatterim wrote: »
    If they are so concerned about price, dont built it! The value IF they can build over that land and provide thousands of apartments, is a far better investment. I'd take everything with a large pinch of salt from the councils here!

    Theyll say whatever suits their agenda.

    But they can't so this is a pointless argument. Which leaves us in the position of duplicating the Dart line to blanch, extending to the N2 via the north road or doing nothing


  • Registered Users, Registered Users 2 Posts: 17,853 ✭✭✭✭Idbatterim


    But they can't so this is a pointless argument. Which leaves us in the position of duplicating the Dart line to blanch, extending to the N2 via the north road or doing nothing

    by the time this line is designed and might actually have spades in the ground, that land would still be unsuitable?

    the landfill closed in 2003, realistically it could be what? 2033 before this luas would be built?


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    Idbatterim wrote: »
    by the time this line is designed and might actually have spades in the ground, that land would still be unsuitable?

    the landfill closed in 2003, realistically it could be what? 2033 before this luas would be built?

    2033 before anything could potentially be built. The Luas Finglas could be built by then. I've no problem with a second line up that alignment but you're probably looking at 2040 at the earliest


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  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    2033 before anything could potentially be built. The Luas Finglas could be built by then. I've no problem with a second line up that alignment but you're probably looking at 2040 at the earliest

    Build it up Ratoath Road?

    You have the existing area of Finglas to the West and land to the East where a future SDZ would go once the land is ready.

    I think it will be quiet a while before we see this extension, what with everything else to do.


  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    BTW The idea of heading towards Blanch isn't that crazy, it is basically what Metro West was planned to do.


  • Registered Users, Registered Users 2 Posts: 69,537 ✭✭✭✭L1011


    Those fields are the old dump . Is that mature enough to be built on yet?

    I did the most basic digging in to this before - the stadium in Reading was built on a dump that had been capped even more recently than Dunsink was; but different waste loads may have gone in.




    All the Luas extensions in world are fine even if they duplicate other stuff somewhat - once we actually have a network. Resilience and options are good things. But I'd consider F (with a redesigned, but still redundant route to the city centre - not sharing with Red after Fatima) a priority over any other Luas extensions myself currently; followed by Bray, Ringsend, Finglas in that order. Possibly the suggested extension of F to the DART somewhere to the SE could be done at the same time.


  • Registered Users, Registered Users 2 Posts: 1,290 ✭✭✭Viscount Aggro


    Incorrect info about Fassaroe. That development plan was rejected by planners.


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    bk wrote: »
    Build it up Ratoath Road?

    You have the existing area of Finglas to the West and land to the East where a future SDZ would go once the land is ready.

    I think it will be quiet a while before we see this extension, what with everything else to do.
    I think you've got your directions flipped.

    Let's build public transport to where the people actually live not somewhere they may potentially live if 25 years time. If you go up the north road you capture all of Finglas as it currently exists and Glasnevin east of Ballygall


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  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    bk wrote: »
    BTW The idea of heading towards Blanch isn't that crazy, it is basically what Metro West was planned to do.

    What's crazy is duplicating the future Dart line. Metro West served an entirely different purpose


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    L1011 wrote: »
    I did the most basic digging in to this before - the stadium in Reading was built on a dump that had been capped even more recently than Dunsink was; but different waste loads may have gone in.




    All the Luas extensions in world are fine even if they duplicate other stuff somewhat - once we actually have a network. Resilience and options are good things. But I'd consider F (with a redesigned, but still redundant route to the city centre - not sharing with Red after Fatima) a priority over any other Luas extensions myself currently; followed by Bray, Ringsend, Finglas in that order. Possibly the suggested extension of F to the DART somewhere to the SE could be done at the same time.
    "It noted that even though “the remediation of Dunsink Lane is now complete it will still require long term management and monitoring of leachate and atmospheric emissions"
    Per the link i already posted.

    Bray is already severed by high frequency rail why would you put it ahead of Finglas?


  • Registered Users, Registered Users 2 Posts: 8,779 ✭✭✭Carawaystick


    I was at a presentation about Balleally dump, and the engineer said you can't build anything too heavy on it as it will subside , and Dunsink is the same.


  • Registered Users, Registered Users 2 Posts: 69,537 ✭✭✭✭L1011



    Bray is already severed by high frequency rail why would you put it ahead of Finglas?

    Link Cherrywood and Sandyford to the rail network and hopefully replace existing trip patterns that are only practical by car

    Finglas has buses that mostly work currently, Luas would be an improvement and draw some more people to it but it's not as impactful as providing a route that avoids the M50/M11.


  • Moderators, Motoring & Transport Moderators, Technology & Internet Moderators Posts: 22,984 Mod ✭✭✭✭bk


    I think you've got your directions flipped.

    Let's build public transport to where the people actually live not somewhere they may potentially live if 25 years time. If you go up the north road you capture all of Finglas as it currently exists and Glasnevin east of Ballygall

    Nope, there is little point in building high quality public transport to areas with very spread out, low density housing.

    The focus on the Luas and eventual Metrolink extensions will need to be building to green field sites and then creating SDZ's around the stops with very high density apartments close by. Basically what is happening at Cherrywood.

    Unless you are suggesting knocking all the homes in Finglas and replacing them with new apartments.

    If it is a case that the dump can't be built on with high buildings, then fair enough, an SDZ might not be possible and that in turn would make a Finglas extension far less of a priority.

    Instead probably better to focus on turning Dublin Industrial Estate into a SDZ and focus development there, it is a prime site for massive redevelopment.

    I suppose a P&R up on the N2 would be some justification for an extension, but I'd say the relatively low density homes around Finglas isn't in itself.

    BTW the justification for extending the Green line to Bray (and the subject of this thread) is to open up the fields along the route to development. To turn them into SDZ's like Cherrywood. Connecting to the DART at Bray isn't really the primary goal, it is the cherry on top, but not really why they want to build it.
    What's crazy is duplicating the future Dart line. Metro West served an entirely different purpose

    What is being suggested is very close to the start of the original Metro West. The original Metro West went from a P&R on the N2 to Blanch, then on to Lucan etc.

    What was suggested is just a slight variant on that and could be the first phase of a MW.

    Look I'm not saying that should all happen, but it is certainly an interesting idea. I'd say it would all hinge on how and if the dump could be developed.


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    bk wrote: »
    Nope, there is little point in building high quality public transport to areas with very spread out, low density housing.

    The focus on the Luas and eventual Metrolink extensions will need to be building to green field sites and then creating SDZ's around the stops with very high density apartments close by. Basically what is happening at Cherrywood.

    Unless you are suggesting knocking all the homes in Finglas and replacing them with new apartments.

    If it is a case that the dump can't be built on with high buildings, then fair enough, an SDZ might not be possible and that in turn would make a Finglas extension far less of a priority.

    Instead probably better to focus on turning Dublin Industrial Estate into a SDZ and focus development there, it is a prime site for massive redevelopment.

    I suppose a P&R up on the N2 would be some justification for an extension, but I'd say the relatively low density homes around Finglas isn't in itself.

    BTW the justification for extending the Green line to Bray (and the subject of this thread) is to open up the fields along the route to development. To turn them into SDZ's like Cherrywood. Connecting to the DART at Bray isn't really the primary goal, it is the cherry on top, but not really why they want to build it.



    What is being suggested is very close to the start of the original Metro West. The original Metro West went from a P&R on the N2 to Blanch, then on to Lucan etc.

    What was suggested is just a slight variant on that and could be the first phase of a MW.

    Look I'm not saying that should all happen, but it is certainly an interesting idea. I'd say it would all hinge on how and if the dump could be developed.

    You make some good points my main bone on contention is just don't call it Luas Finglas if it's not going to be a Luas to Finglas. A SDZ in Dublin Industrial Estate , P&R at N2 and a SDZ at Charlestown would be plenty of density

    Which could potentially give you a stop 1 KM from Broombridge a stop 1KM from that at premier square/clearwater , a stop 1 KM from that at Finglas , and a stop 1.45 KM from that at Charlestown.

    PS I believe there are plans to redevelop the Finglas Business Centre on Jamestown Rd/ The North Rd


  • Moderators, Computer Games Moderators, Recreation & Hobbies Moderators Posts: 10,395 Mod ✭✭✭✭CatInABox


    Yes, I think it's going to turn north at Broombridge, through Dublin Industrial Estate, across Tolka Valley, up through the parks there, turn right at some stage (not sure where, I was thinking Erins Isle Gaa club, but they'd be understandably miffed at losing a pitch), then left onto the Finglas Rd to follow it out to the M50 and beyond.

    Can't see Bray happening at this stage, they'll probably plan it out, but once Cherrywood starts coming on stream, I think that the NTA's figures for capacity on the green line are going to look a bit silly.


  • Registered Users, Registered Users 2 Posts: 8,229 ✭✭✭LeinsterDub


    CatInABox wrote: »
    Yes, I think it's going to turn north at Broombridge, through Dublin Industrial Estate, across Tolka Valley, up through the parks there, turn right at some stage (not sure where, I was thinking Erins Isle Gaa club, but they'd be understandably miffed at losing a pitch), then left onto the Finglas Rd to follow it out to the M50 and beyond.

    Can't see Bray happening at this stage, they'll probably plan it out, but once Cherrywood starts coming on stream, I think that the NTA's figures for capacity on the green line are going to look a bit silly.

    I would like to see something similar , make Wellmount Rd access only and come out there . No need to mess with the pitches.


  • Moderators, Entertainment Moderators, Science, Health & Environment Moderators Posts: 14,459 Mod ✭✭✭✭marno21


    Connecting to the DART at Bray opens up the Luas Green Line corridor connections for passengers both in Bray and south of Bray. Greystones-Sandyford becomes simple and would help remove traffic from the N11.

    Of course, the counter issue here being the severe capacity constraints that exist on the Bray-Greystones line, along with the obvious future Green Line issues.


  • Moderators, Computer Games Moderators, Recreation & Hobbies Moderators Posts: 10,395 Mod ✭✭✭✭CatInABox


    Spotted an article earlier about new developments entering planning, one stuck out. There's going to be 222 apartments going onto the Finglas Road, which will start to change the equation in terms of density around there. I'd say by the time a Finglas Luas is finished, the number of planning applications for the area will have shot through the roof. One of the benefits of a relatively low density area is the ability to scale it up pretty quickly. A lot of people there will want to cash in as well, once developers come calling.

    EDIT: And then totally forgot to include the article. See here.


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