Pale rear extension on a red-brick Dublin terrace at dusk, with a wide glass opening onto the garden

Dark timber garden room with a lit study inside, autumn planting around it

Kitchen extension

Ambiens is a Dublin project management company for home building and renovation. We design, make the joinery and manage the whole build for you.

We design your home, make the joinery, and manage everything else until handover, including planning permission when your project needs it. Your architect, engineer and builder are registered professionals we choose, brief and coordinate for you.

Showroom: Basement, 44 Leeson Street Lower, Dublin 2. By appointment.

Book a consultation

Design

Survey, layout, interiors and 3D. Planning permission and structural design with a registered architect and engineer.

Full-wall handleless wardrobe with a lit open section

Joinery

Kitchens, wardrobes, doors and wall panelling, made to measure by BOLONI and fitted by us.

Finished entrance hall with an oak stair, ready for handover

Delivery

Builders and trades selected, briefed and coordinated by us, with one contact to handover.

Start with your project

Seven common starting points. Choose one to see its programme and team, then add or remove anything.

Every service, in detail

What each one includes, why it matters, and what it looks like before and after.

How a project runs

Five stages. Planning permission is only needed for some projects, and we tell you at the first visit whether yours does.

01
Visit and survey
We meet at the showroom or at your house, measure, and agree what you want to achieve.
Ambiens
02
Design and 3D
Layout, joinery and finishes drawn in 3D. For structural work an architect and engineer join here.
Ambiens with partners
03
Planning permission
If your project needs it, the architect prepares and submits the application and we manage it through to a decision. Exempt work gets a written exemption check instead.
Architect, managed by Ambiens
04
Build and make
Registered partners carry out the building work while your joinery is made to measure.
Partners, coordinated by Ambiens
05
Fit and hand over
We fit the joinery, check every detail with you and hand over the finished home.
Ambiens

Converted attic bedroom with exposed roof timbers and built-in oak storage

Every project is planned stage by stage, so you know who does what and when.

Plan your project

Add or remove work and the programme and the team change with it.

Kitchen extension

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Programme, confirmed after the survey

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Stages

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Partner specialists, one Ambiens contact

Your programme

The chart shows the order of stages and which run at the same time. Timings are confirmed after the survey. Your joinery is made while the building work goes on.

AmbiensJoineryPartner

Who is involved

Ambiens is our own team. Partners are registered professionals and contractors we select, brief and coordinate for you.

Your choices are added to the enquiry form, so you only need to give your name and email.

Timings for your project are confirmed after the survey. Planning decisions are set by the local council: 8 weeks for a decision, then a 4-week appeal period. If a decision is appealed, allow several more months.

Design

Every project starts with a design for the whole house, not just one room. You see it in 3D before anything is built or made.

Hallway and front room finished in one palette: painted panelling, oak floor and new doors

Survey and brief
We measure the house, look at how you live in it, and agree what the project needs to achieve and what it should cost.
Ambiens
Layout and 3D
New layouts drawn and shown in 3D, so you can walk through the rooms and change them before work starts.
Ambiens
Interior design
Materials, colours, lighting, flooring, bathrooms and the joinery, chosen together so the whole house reads as one.
Ambiens
Architecture and planning
For extensions, structural changes and new homes, a registered architect draws the scheme, prepares the planning application and the building regulation drawings.
Architect and engineer, managed by Ambiens
Specification
A full written specification, so builders price the same thing and you know exactly what you are getting.
Ambiens

Joinery made to measure

Kitchens, wardrobes and doors share one design language from room to room. BOLONI makes each piece to your measurements. We design it and fit it.

Open oak larder with glass jars on shelves above a stone worktop — Kitchens
Larders, cabinets and worktops drawn for your room.

Fluted oak wall panelling with a concealed flush door — Doors and panelling
Flush doors hidden in panelled walls, in the same finish as the kitchen.

Close-up of a fluted oak door edge meeting a travertine worktop — The detail
Every edge, groove and shadow gap drawn before it is made.

Ambiens Home Design Limited is the exclusive Leinster partner of BOLONI.

See the BOLONI Dublin collections

Who does what

We lead the design and the joinery, and we run the project. The building trades are carried out by registered partners.

Ambiens

Survey and first visit
Interior design and 3D plans
Planning permission: deciding if it is needed, briefing the architect, tracking the application
Joinery design, ordering and fitting
Programme, coordination and handover

Registered partners we select and coordinate

ArchitectRIAI registered. Prepares and submits the planning application
Structural engineer
Builder, electrician and plumberElectrical work by a Safe Electric contractor
Assigned Certifier, SEAI-registered contractor, BER assessorWhere your project needs them

Projects

Our first Dublin projects, in Foxrock, Glenageary and Blackrock, are under way. Each one gets a full write-up when it is finished.

In progress

New homes, Foxrock, Dublin 18

Four new detached family homes in the garden of a protected period house, and the restoration of that house.

Kitchen and dining, Foxrock new home — Kitchen and dining

Scheme: 4 detached homes and 1 protected house
Homes: Two storeys, four bedrooms, about 193 m² each
Energy: A2 provisional BER, about 35–37 kWh/m² a year
Completion: Planned for autumn 2026

The site

A site of about 3,100 m²: a large garden behind a protected period house. The new homes had to respect the protected structure, keep the mature trees and use the existing entrance from the main road. The garden's old outbuildings and hard court were cleared before building began.

What the project covered

Site checksArchitectural designPlanning permissionPlanning conditionsConservation worksTender and contractUtility connectionsBuilding controlStructural warrantyNew-build construction

The period house

Works overseen by a conservation-accredited architect
Lime render repairs and re-pointed brickwork
Breathable internal insulation
Re-roofed with salvaged slates
Modern conservatory, carport and pool house removed
Radon barrier and a new ground floor

Specification

Concrete construction with precast concrete floor and roof slabs
External wall insulation, natural stone and timber-effect cladding
Walls and floors at U-value 0.18, flat roofs at 0.20, windows averaging 1.21
Air-to-water heat pump, 200-litre hot water cylinder, underfloor heating
Whole-house mechanical extract ventilation
Copper-clad projecting bay windows and precast concrete stairs
Permeable paving that lets rainwater soak away on site
Landscaped gardens, 8 parking spaces, original boundary walls restored

How it ran

Site checksPlanning history, protected status, access, trees, drainage and utility capacity2021
DesignTwo house types, two homes of each, with flat roofs and copper-clad bays2021–2022
Planning permissionGranted by the council; confirmed on appeal2022–2024
The period houseConservation works to the protected house2023
Planning conditionsConstruction, waste, noise and dust plans, tree protection, landscaping and utility agreements, all before work starts2024
Building regulationsCommencement notice lodged; statutory inspection and certification throughoutApril 2024
Tender and contractMain contractor appointed on a recognised building contractJuly–October 2024
Structural warrantyAll four homes registered for a 10-year structural warranty, with stage inspections2025
UtilitiesWater and wastewater with Uisce Éireann, electricity with ESB Networks2024–2025
BuildFoundations, concrete structure, roofs, insulation and cladding, first-fix services2024 – July 2026
Fit-out and joineryPlastering, tiling, second-fix services, kitchens, joinery and stairs, painting and floorsFrom July 2026
HandoverAir-tightness test, final BER, compliance certificates, snaggingAutumn 2026

What this project shows

A garden site behind a period house is never just four houses: protected-structure rules, trees, overlooking and shared access all shape the design.
On sensitive sites, allow time for an appeal in both the programme and the finance.
Planning conditions are a work stage of their own. Each plan needs an owner and a deadline before the first digger arrives.
Start water and electricity applications early; they run on the utilities' own timelines.
The energy rating is set at design stage and decided on site by air-tightness.
Warranty and certification records are what make a new home saleable.