Plans to demolish Dublin's Tesco on Baggot Street Lower and replace it with a six-storey hotel have been officially refused on appeal, bringing an end to a proposal that had faced strong local opposition.
The development, put forward by Peachbeach ULC, asked permission to tear down the existing structure — which houses a Tesco supermarket on the ground floor and a Flyefit gym on the upper levels — and build a new 113-bedroom hotel with a restaurant at street level.
However, both Dublin City Council and An Coimisiún Pleanála have now rejected the plan, citing the historic and architectural sensitivity of the surrounding area.
Dublin City Council first refused permission in May, finding the proposal “inappropriate in terms of the extensive demolition of historic façades along Baggotroth Place and Fitzwilliam Lane.” The developer appealed that decision to An Coimisiún Pleanála, arguing that the scheme would enhance the streetscape and bring economic activity to the area.
The site sits only a few metres from the rear of the Merrion Hotel, within one of Dublin’s most architecturally significant Georgian quarters. The application drew formal objections from the South Georgian Core Residents Association, who argued that the plans would damage the character of the neighbourhood.
In their submission, the group stated: “This proposal is totally unsuited to this historic location, is at odds with the city development plan and lacks any residential element. A look at the attached map illustrates that this proposal attempts to stick a modern six storey hotel into the middle of a large group of protected structures right next to an existing 142-bedroom hotel (Merrion). We respectfully ask that planning permission be refused.”
After reviewing the appeal, An Coimisiún Pleanála upheld the original refusal, citing multiple breaches of the Dublin City Development Plan 2022–2028, including policies relating to conservation areas and building height strategy.
The planning authority said: “Having regard to the scale and massing of the proposed development and its proximity to a protected structure and a designated conservation area, it is considered that the proposed development would be overbearing on the protected structure, and would seriously injure the special architectural character, setting, significance, and legibility of the area.”
It continued: “Furthermore, it is considered that the proposed development would be incongruous with the established streetscape of Baggot Street Lower and would be visually detrimental to the adjoining protected conservation area. The proposed development would be contrary to the Dublin City Council Height Strategy (Appendix 3) and Policy BHA2 (a) and (d) of the Dublin City Development Plan 2022–2028 insofar as the proposed development would detract from the setting of adjoining protected structures, and would be contrary to Policy BHA9 of the development plan, which relates to development within or affecting a conservation area, and would, therefore, be contrary to the proper planning and sustainable development of the area.”
The refusal means the Tesco and Flyefit building will remain in place for the foreseeable future, unless revised plans are brought forward.
The decision underscores the continued tension between developers seeking to expand Dublin’s hotel capacity and residents and planners working to protect the city’s Georgian heritage — particularly in central areas like Baggot Street, Fitzwilliam Lane, and Merrion Square, where most structures are protected under conservation policy.
For now, any redevelopment of the site will need to address those heritage concerns head-on — and fit within Dublin’s increasingly strict planning framework for height, façade retention, and historic preservation.
