Planning Permission Ireland
GrantedApartmentsDecided 3 July 2025

Former Paper Mills site, Clonskeagh Road, Clonskeagh, Dublin 6, and adjoining properties No. 59, 61, 63, 65, 73, 85, 87, 89, 95, 97, 99, 101 and 103 Clonskeagh Road, Dublin 6

Large-scale residential development comprising purpose-built student accommodation and residential units.

WEBLRD6063/25-S3 · Dublin City Council · Lodged 24 April 2025

Reference
WEBLRD6063/25-S3
Authority
Dublin City Council
Register status
Appealed
Type
Large Residential Development
Received
24 April 2025

Summary

AI-generated

A seven-year planning permission is sought for a Large-scale Residential Development (LRD) at the former Paper Mills site and adjoining properties. The project proposes purpose-built student accommodation and residential units, including site clearance, partial demolitions, and flood alleviation works near the River Dodder.

Apartmentsstudent housinglrddemolition

Generated from the description above by an AI model and may contain mistakes. The council’s description is the authoritative record.

Official record

Development description

  • We, harley issuer designated activity company, intend to apply for a seven year planning permission for a large-scale residential development (lrd) comprising a purpose-built student accommodation and residential development at the former paper mills site, clonskeagh road, clonskeagh, dublin 6, and adjoining properties no. 59, 61, 63, 65, 73, 85, 87, 89, 93, 95, 97, 99, 101 and 103, clonskeagh road, dublin
  • The application boundary also includes a portion of lands to the south of farmer brown's public house, clonskeagh house, 68 clonskeagh road, dublin 6, north of the river dodder immediately west of and including clonskeagh bridge for flood alleviation works, part of the adjacent dodder weir and river, and lands on clonskeagh road for utility connections and site entrances. The application site is bound by the river dodder to the east and south, by clonskeagh bridge to the south-west, and by clonskeagh road and the rear boundaries of properties fronting onto clonskeagh road to the west and north. The proposed development comprises the following
  • Site clearance and demolition of extensions to rear of nos. 85, 87, 89, 93, 95, 97, 99, and 101 clonskeagh road, and the side and rear extension of no. 103 clonskeagh road. All other buildings previously on the application site were demolished under reg. Ref. : 2620/14, as amended by reg. Ref. : 2308/16 / abp ref. : pl29s. 247062 and reg. Ref. : 3159/17 / abp ref. : 300024-17
  • Construction of a purpose-built student accommodation (pbsa) and residential development in 5 no. Blocks (blocks 1-5) ranging from part 1 to part 7 no. Storeys in height above a lower ground level, and extension and renovation of 14 no. Existing residential dwellings at clonskeagh road
  • The proposed development includes 439 no. Pbsa bedspaces in blocks 2-5 (including 133 no. Studios and 306 no. Bedspaces in 40 no. Clusters, comprising 4 no. 6 bed clusters, 6 no. 7 bed clusters, and 30 no. 8 bed clusters); and 16 no. Residential apartments in block 1 (including 1 no. Studio, 4 no. 1 beds, and 11 no. 2 bed apartments). The pbsa includes ancillary student amenities at lower ground and upper ground levels, including a reception, lounge, gym, yoga studio, games room, cinema room, dining room, laundry, office, study and meeting rooms. All pbsa clusters are served by a communal living / kitchen / dining room. The development also includes floorspace for class 10 (community/arts) and/or class 11 (cultural) uses within block 1, and café use within block 2
  • Block 1, which fronts onto clonskeagh road to the west of the site, comprises 16 no. Residential apartments (1 no. Studio, 4 no. 1 beds, and 11 no. 2 beds), in a part 1 to part 4 storey building, above lower ground level. An external communal roof terrace is proposed at 3rd floor level on the northern, western and southern elevations. Floorspace for class 10 (community/arts) and/or class 11 (cultural) uses (with a gross floor area (gfa) of 604 sq. M) is located at lower and upper ground floor level. Balconies are provided on the eastern and western elevations. A double esb substation and switchrooms are located at upper ground floor level and a plant area is proposed at roof level
  • Block 2, to the north-east of the site, comprises 103 no. Purpose-built student bedspaces (including 1 no. 6 bed cluster, 3 no. 7 bed clusters, and 4 no. 8 bed clusters, and 44 no. Studios), in a part 3 to part 6 storey building, above lower ground level. Ancillary internal student amenities are provided at upper and lower ground levels. Café use is also provided at upper ground level. A plant area is proposed at upper ground level and at roof level
  • Block 3, to the east of the site, comprises 121 no. Purpose-built student bedspaces, (including 1 no. 6 bed cluster, 1 no. 7 bed cluster, and 8 no. 8 bed clusters, and 44 no. Studios), in a part 3 to part 7 storey building, above lower ground level. Ancillary internal student amenities are provided at lower ground level. A plant area is proposed at upper ground floor level and at roof level
  • Block 4, to the south-east of the site, comprises 90 no. Purpose-built student bedspaces (including 2 no. 6 bed clusters, 2 no. 7 bed clusters, and 8 no. 8 bed clusters), in a part 5 to part 6 storey building, above lower ground level. A plant area is proposed at roof level
  • Block 5, to the south of the site, comprises 125 no. Purpose-built student bedspaces (including 10 no. 8 bed clusters, and 45 no. Studios), in a part 5 to part 6 storey building, above lower ground level. A plant area is proposed at roof level
  • The lower ground level also contains car and cycle parking, and ancillary facilities including plant rooms, waste storage areas and block cores. A total of 33 no. Car parking spaces are provided (14 no. Student accommodation spaces, 16 no. Residential spaces, 2 no. Community/arts/cultural use spaces, and 1 no. Car share space), and 2 no. Motorcycle spaces. A total of 575 no. Cycle parking spaces are provided, including 472 no. Secure cycle parking spaces (440 no. Student accommodation spaces, 28 no. Residential spaces, and 4 no. Community/cultural use spaces) located at lower ground level, and 103 no. Short stay visitor cycle parking spaces (88 no. Student accommodation spaces, 8 no. Residential spaces, and 7 no. Community/arts/cultural use spaces) provided at surface level
  • The development also includes the extension and renovation of the 14 no. Existing residential dwellings at nos. 59, 61, 63, 65, 73, 85, 87, 89, 93, 95, 97, 99, 101 and 103 clonskeagh road, including lower / ground and ground / first floor rear extensions and roof terraces at 1st floor level on the eastern elevations of nos. 99, 101 and 103 clonskeagh road, (providing 1 no. 1 bed, 9 no. 2 beds, and 4 no. 3 bed houses), associated external and internal alterations, alteration to front and rear private open space, including bin shelters fronting clonskeagh road, and a bin store structure adjoining no. 65 clonskeagh road
  • The proposed development will also provide communal open space for the pbsa and the residential apartments, outdoor space for the community/arts/cultural use, hard and soft landscaping, boundary treatments, and a biodiversity corridor along the river dodder along the full length of the eastern site boundary
  • The proposal includes 2 no. Vehicular and pedestrian / cycle entrances from clonskeagh road (a vehicular access to the podium level and a ramped cycle access to the lower ground level to the north of the site, and a vehicular ramped access to the lower ground level to the southern part of the site), and associated public realm works (which includes alterations to the existing footpaths / public road, internal vehicular and pedestrian routes, boundary treatments, and utility connections)
  • The development also provides for flood defence and alleviation works, including flood walls along the eastern site boundary, a catchment trench fronting clonskeagh road to the west of block 1, flood defence wall to replace the existing railing to the western side of clonskeagh bridge, and flood defence wall and embankment to the south of farmer brown's public house, clonskeagh house, 68 clonskeagh road, dublin
  • The proposal includes for lowering of the sluice gates and provision of grade control structures to the smurfit weir along the eastern boundary of the site to provide for improved fish passage; and
  • All associated site development and infrastructural works, including foul and surface water drainage, including attenuation storage, pv panels at roof level, provision of utilities, and lighting. A natura impact statement (nis) has been prepared for the development and accompanies the planning application. The planning application, together with the natura impact statement (nis), may be inspected or purchased at a fee not exceeding the reasonable cost of making a copy, at the offices of dublin city council, planning department, block 4, ground floor, civic offices, wood quay, dublin 8, during its public opening hours (9.00am
  • 4:30pm). The application may also be inspected online at the following website set up by the applicant: www. Papermillslrd. Ie

Land-use zoning

What this land is zoned for

Z1: Sustainable Residential NeighbourhoodsRS
“To protect, provide and improve residential amenities.”

National zoning type: Existing residential

Objective set by the Development Plan 2022-2028 (2022–2028). The planning authority decides each application on its own merits — this is the zoning context, not a compliance assessment.

Read the zoning objectives in the development plan

Built & sold

What happened next

Beyond the decision: whether this development was built, and what property here has sold for.

Recent sales nearby

within 500 m
Residential Property Price Register sales within 500 metres of this site
AddressDatePriceDistance
13 Riverwalk, Clonskeagh, Dublin 14May 2026€557,500187 m
Apt 32 - Donnybrook Court, Donnybrook, Dublin 4May 2025€376,000199 m
27 Donnybrook Court, Beaver Rd, Donnybrook Dublin 4Apr 2025€530,000207 m
22 Donnybrook Court, Beaver Row, DonnybrookApr 2025€509,000226 m
21 Donnybrook Court, Beaver Row, DonnybrookJul 2026€545,000231 m
8 Donnybrook Court, Beaver Row, DonnybrookSept 2025€685,000235 m
10 Donnybrook Court, Beaver Row, Donnybrook Dublin 4May 2025€565,000242 m
11 Donnybrook Court, Beaver Row, Donnybrook Dublin 4Sept 2025€285,000246 m

Nearby properties, not this site — a guide to local values.

Sources: Building Control Management System (commencement notices) and the Residential Property Price Register, licensed under CC BY 4.0. Records are matched to this application by location and may not be exhaustive; always confirm against the official source before relying on them.

Key dates

Timeline

  1. Application received24 April 2025
  2. Decision due3 July 2025
  3. Decision issued3 July 2025
  4. Appeal submitted25 July 2025
  5. Appeal decided12 November 2025
  6. Permission expiry13 January 2032

In the area

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