Phibsborough Shopping Centre in Dublin 7 is set for a major overhaul under new plans lodged with Dublin City Council, with developers proposing a significant transformation of the long-standing brutalist complex.
The application, submitted by Stormborn Capital Acquisition Limited, a subsidiary of developer Twinlite, outlines a wide-ranging redevelopment of the site, which sits beside Dalymount Park, home of Bohemians FC.
Central to the proposal is the refurbishment and expansion of the existing 1969 brutalist tower, which would be extended by two additional storeys to reach a total height of 10 floors. The revamped structure would house a 150-bedroom hotel, along with a restaurant and bar on the first floor.
The Phibsborough Shopping Centre has been a Dublin landmark since 1969. Kris Dublin / Shutterstock.com
Despite the scale of the changes, developers say the shopping centre will remain operational throughout construction. Existing retailers — including anchor tenant Tesco — are expected to stay open, with shopfronts upgraded as part of the redesign.
Beyond the main building, the plans include two new blocks that would significantly alter the footprint of the site. One would rise to nine storeys and provide 441 student bed spaces, while a second, smaller four-storey block would deliver 23 cost-rental apartments alongside a ground-floor market hall.
The proposed market hall is being pitched as a key feature of the redevelopment, designed to open out onto a new public plaza. Developers say it will draw inspiration from Copenhagen’s famous Torvehallerne, offering a mix of fresh produce, speciality goods and food stalls. Unit sizes are expected to be kept small to encourage independent and local traders, though no tenants have yet been confirmed.
Phibsborough Shopping Centre Revamp Proposal
A new public plaza is also planned, creating a pedestrian link between Phibsborough Road, North Circular Road and Connaught Street, while improving access to the planned redevelopment of Dalymount Park.
Car parking at ground level would be almost entirely removed under the proposal, with just two spaces retained. However, 49 additional spaces are planned as part of a “discreet” first-floor podium accessed via Connaught Street. In contrast, cycling infrastructure is set to be significantly expanded, with at least 430 bike parking spaces proposed across the site.
Developers say the project aims to turn the area into what they describe as “a genuine urban quarter”. In planning documents, they state the scheme “retains and revives the existing landmark, opens new streets and a civic plaza, and brings 150 hotel rooms, 411 student bed-spaces, 23 apartments, a market hall and refreshed retail into a single coherent composition.”
The heavy focus on student accommodation has also been addressed by the developer, who pointed to planning constraints around parking. “Current planning policy makes it extremely difficult to deliver large numbers of family homes (either apartments or houses) without a large amount of parking,” the application states. “Student housing generates no parking requirement and has been shown to alleviate housing pressures by reducing the use of family homes by groups of students, which can free them up for use by families.”
Phibsborough Shopping Centre Revamp Proposal
They also cited the site’s proximity to TU Dublin’s Grangegorman campus, the Mater Hospital, and strong public transport links as key reasons for the proposed mix of uses.
If approved, construction could begin as early as next year, with the development designed to align with the planned BusConnects corridor for the area. Developers say they have also engaged with the council to ensure the project will complement — rather than conflict with — the ongoing redevelopment of Dalymount Park.
The plans mark the latest attempt to reimagine one of Dublin’s most recognisable — and often debated — shopping centres, with the final decision now resting with Dublin City Council following a period of public consultation.
