We, Stormborn Capital Acquisition Three Limited…

Proposed development

We, Stormborn Capital Acquisition Three Limited, intend to apply for a 6 year planning permission at Phibsborough Shopping Centre, Phibsborough Road, and No's 345-349 North Circular Road, Dublin 7, and immediately adjacent lands. The site is bound by North Circular Road to the south, Connaught Street to the north, Dalymount Park to the west, and Phibsborough Road to the east. The application does not include Units 11 & 13-16, including Tesco, of the existing Shopping Centre. The proposed development consists of the following: •Demolition of existing stand and associated structures on the east of Dalymount Park, the existing warehouses at Nos. 345-349 North Circular Road, and other ancillary site clearance works. Alterations including partial demolition and reconstruction of Retail Units 1-3 and part demolition of Retail Unit 12 of Phibsborough Shopping Centre to facilitate the proposed development; •The refurbishment, change of use and extension of the existing Phibsborough Tower, a 7 storey building with plant and antennae at roof level, above retail at ground floor, from office and first floor gym and ancillary car parking uses, to use as a hotel (Block A). The hotel development includes a 2 storey extension to the existing 8th floor level (a maximum height of 9 storeys over ground floor retail) and provision of a 9 storey extension to the rear for stair/lift core, plant and circulation areas. The proposal includes the demolition of the existing southern core from first to eighth floor and the construction of a new enclosed stair/lift core from first to ninth floor level. The proposed hotel will provide a total of 150 no. hotel bedrooms, including 7 no. quad/family rooms. The hotel includes associated facilities including concierge/reception, co-working office space, a licenced bar/restaurant use, staff facilities, storage rooms, plant and back of houses areas all at first floor level. The proposed hotel includes a new 2 storey extension on the northern side of the Shopping Centre, providing access to the hotel, with alterations and additions at first floor level to provide connections to the main tower element of the hotel. Access to the hotel is also provided via pedestrian entrances along Phibsborough Road; •Construction of a 9 storey purpose-built student accommodation (PBSA) building (Block B), over and adjacent to the existing Phibsborough Shopping Centre) providing 411 no. PBSA bedspaces from first to ninth floor level (including 357 no. single rooms and 27 no. twin rooms, in 57 no. clusters comprising 5 no. 4 bed, 11 no. 5 bed, 1 no. 6 bed, 20 no. 7 bed, 6 no. 8 bed, 13 no. 10 bed and 1 no. 12 bed clusters). The PBSA building ranges in height from 5 storeys along Phibsborough Road, above the existing Shopping Centre and parking at first floor level, to 9 storeys fronting Dalymount Park. The PBSA includes ancillary internal student amenities, including multipurpose space at ground floor level, study rooms and gym at first floor level, and communal open space at ground, second and seventh floor level. A bike and bin store is provided at split ground floor level; •Construction of a 4-storey mixed use building fronting North Circular Road (Block C) providing retail/café/restaurant with take-away use at ground floor level and 23 no. cost-rental apartments from first to third floor level (21 no. 1 beds and 2 no. 2 beds), arranged around a first-floor communal open space. Each apartment includes a private winter garden along the western and northern elevations; •Extensive public realm improvements are proposed, including a new civic plaza linking Phibsborough Road, North Circular Road and Connaught Street, facilitating access to Dalymount Park, and associated public realm works (which includes alterations to the existing footpaths / public roads, internal vehicular and pedestrian routes, boundary treatments, and utility connections), including provision for the BusConnects plans on the Phibsborough Road; •The development includes the removal of existing surface level car parking spaces and the reconfiguration of the existing first floor podium car park, to provide 2 no. spaces at surface level and 49 no. spaces at first floor level for retail and hotel uses. Cycle parking comprising 446 no. long-term spaces and 112 no. short-term spaces is provided to serve the hotel, residential and student accommodation uses; •The development includes upgrades to the façades of the existing Shopping Centre, including the enhancement of existing shopfronts and associated signage zones; •Provision of a new service yard to serve the proposed development to the rear of the site, accessed from Connaught Street; •The proposed development includes 4 no. ESB substations, landscaping, boundary treatments, plant, bin stores, PV panels, servicing, lighting, drainage, attenuation storage and all associated site development works necessary to facilitate the development.

What happens next

Permission was granted on 22 Jun 2026. Third parties may appeal within four weeks; after that the permission is final and works can start once a commencement notice is lodged.

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