439 student beds approved nearby—despite strong local objections. What tipped the decision, and how could it affect you? Here’s what you need to know.
THE PLAN
An Coimisiún Pleanála has approved planning permission for new student accommodation in Clonskeagh to be built for Harley Issuer DAC, an affiliate of Bain Capital.
The plan is for 439 student bed spaces.
It will be built on the site of the former Smurfit Paper Mills.
The development will include:
- Five buildings, from 1 to 7 storeys high
- 16 apartments and
- Work to improve 14 homes on Clonskeagh Road
Dublin City Council approved the plan in July 2025.
OBJECTIONS
Eglington Residents’ Association and two local residents appealed the decision to An Coimisiún Pleanála.
The Eglington Residents’ objections were:
- The area is not classed as an “inner suburb” in the City Development Plan and the planned building density is about double what the site should take
- The buildings are too tall for this location
- The site is hard to access
- There are too many buildings planned for the site
- The buildings will have a strong visual impact and
- The plan may harm the river and its wildlife.
Two local Clonskeagh Road residents also objected as:
- Their earlier concerns were not addressed by the Council
- They believe the site should be used for standard housing, not student housing
- They worry about noise and possible short-term rentals
- The site is too crowded
- They may lose privacy
- They forecast parking difficulties and
- The long construction work (up to 7 years) may affect their home.
THE DECISION
Both the Planning Inspector and the Commission reviewed the case.
They looked at Irish and EU planning rules.
They decided the development is suitable because it:
- Uses an empty brownfield site in a good way
- Supports growth in the city
- Adds more housing and student homes near UCD
- Has an acceptable design and building height
- Provides a good living space for residents
- Improves nature along the river and
- Includes flood protection in an area at risk