McCutcheon Halley were engaged by Sea Strand Properties Ltd. as the planning consultant for a Large-scale Residential Development (LRD) application for a new purpose-built student accommodation (PBSA) development at 96–99 Amiens Street, Dublin 1.
This exciting new project will deliver much-needed student accommodation to support Dublin’s growing student population in close proximity to a large number of third level institutions including TCD, DCU and TUD. Situated on a brownfield site adjacent to Connolly Station, the development represents a sustainable use of this strategically located urban site responding to the city’s chronic shortage of student housing and contributing to further regeneration of the Northeast Inner City.
The permitted scheme presents a significant opportunity to reactivate this prominent underutilised site along a key thoroughfare to Dublin city centre contributing to urban consolidation and sustainable growth of the city. It is distinguished by a high-quality, 6–9 storey H-block design that successfully balances contemporary urban living with thoughtful integration into the historic context of Amiens Street.
The high-quality architectural design, include the scale and massing of the development, was shaped through pre-planning engagement with Dublin City Council including formal LRD pre-application consultation, ensuring this contemporary new building will integrate sensitively with nearby protected structures such as the former Parcels Office and the Connolly Station complex. The inclusion of a ground-floor café, administrative offices and student amenities, an active street frontage will bring new vibrancy to the local streetscape.
This development supports a more active, connected, and sustainable urban environment and aligns with broader goals for regeneration in the north inner city.
Key Features of the Proposed Development:
- 246 bedspaces: 204 single bedrooms within 27 cluster units, and 42 twin studio bedspaces
- A high-quality H-block design providing daylight-rich accommodation
- Over 1,000 sq.m of internal communal amenity space including study spaces, gym, cinema room, lounge and laundry
- 486 sq.m of landscaped external amenity space including a rooftop terrace and different courtyard areas
- A publicly accessible café at ground floor level to enhance the street frontage
- 275 secure cycle parking spaces
- Zero car parking in line with sustainable transport objectives
Key issues dealt with by McCutcheon Halley on behalf of the client included:
Building Height and Historic Context
The site’s proximity to a large number of protected structures and its location within a lower-rise streetscape required a carefully considered approach to scale, massing, and architectural expression. The delivery of a robust urban design response within the historic setting of Amiens Street was critical to securing planning authority support and ensuring a successful planning outcome.
Throughout the planning process, building height was a central focus. Informed by detailed consultation with Dublin City Council, the scheme evolved into a 6–9 storey H-block configuration. This included a five-storey street frontage with a recessed sixth floor to respond sensitively at streetscape level to the established built context, while allowing for greater height towards the rear of the site.
The final design achieves a deliberate balance between appropriate urban intensification in a highly accessible location and the preservation of the area’s historic character. This nuanced design response was recognised in the positive decision issued by the planning authority.
Result:
A Final Grant of Permission was issued by Dublin City Council on the 3rd of July 2025.
