Major Regeneration Plan Unveiled for Phibsborough Shopping Centre
A landmark planning application has been lodged for the full regeneration of Phibsborough Shopping Centre, marking one of the most significant urban renewal projects proposed for Dublin 7 in decades. The scheme, led by Stormborn Capital Acquisition Three Ltd, aims to transform the ageing 1960s complex into a vibrant mixed‑use urban quarter with new homes, student accommodation, a hotel, upgraded retail and a major new civic plaza.
A New Urban Quarter for a Key Village Centre
The proposal centres on reimagining the 4.5‑hectare site at Doyle’s Corner—designated a Key Urban Village in the Dublin City Development Plan—into a more connected, pedestrian‑friendly destination. The existing Brutalist tower, long a divisive but unmistakable local landmark, will be retained, refurbished and extended to accommodate a 150‑bed hotel.
Alongside it, the plans include:
- 411 purpose‑built student accommodation bedspaces
- 23 cost‑rental apartments
- 710 sq.m of market‑style retail, café and restaurant space
- Extensive public realm upgrades, including a new civic plaza and pedestrian routes
- A redesigned Phibsborough Road frontage with wider footpaths, planting and active retail
The development replaces expired previous permissions but maintains the long‑established principle of high‑density, mixed‑use regeneration for the site.
Public Realm at the Heart of the Scheme
A major feature of the proposal is the delivery of 4,900 sq.m of new public realm, equivalent to 43% of the site. This includes:
- A central plaza linking directly to the redeveloped Dalymount Park
- A new pedestrian street connecting Connaught Street to the plaza
- A pedestrian‑priority Phibsborough Road frontage
- Blue‑green infrastructure, tree planting and high‑quality paving
The design team emphasises that the project will replace the current car‑dominated layout with a welcoming, people‑centred environment.
Three New Building Blocks
The redevelopment is organised into three key blocks:
Block A – Hotel & Retail
The existing tower becomes a hotel, with two new upper floors, a new rear core and upgraded ground‑floor retail. The Brutalist façade will be cleaned and restored, preserving its architectural identity.
Block B – Student Accommodation
A new 5–9 storey building provides 411 student bedspaces, communal areas, study rooms and a courtyard. It forms a strong edge to the new Dalymount Park interface and the central plaza.
Block C – Residential & Market‑Style Retail
A four‑storey mixed‑use block completes the Victorian streetscape along North Circular Road, delivering 23 cost‑rental apartments above flexible retail and café spaces.
Designed in Tandem with Dalymount Park
The proposal has been developed in close coordination with Dublin City Council’s approved Part 8 redevelopment of Dalymount Park. Weekly design meetings ensured alignment on public realm, movement routes and the interface between the two schemes. A “walk of fame” celebrating Bohemians FC history is included in the landscape design.
A Long‑Awaited Regeneration
The applicant states that the intention is to move directly from planning to delivery, ending decades of stalled proposals for the site. The scheme aims to:
- Support compact, sustainable urban growth
- Reinforce Phibsborough’s role as a dynamic urban village
- Improve permeability and active travel
- Create a stronger, more connected neighbourhood
- Provide a modern mix of uses that supports all‑day activity
If approved, the project would represent a transformative moment for Phibsborough, reshaping one of Dublin’s most prominent crossroads into a contemporary urban hub.