However, despite the several false dawns and broken guarantees, there is emerging evidence of a subtle shift in focus away from the traditional industrial heartlands of Dublin West up towards the northside of the city in anticipation of the opening of the underground route to the port area. Evidence suggests this trend will accelerate when the tunnel does . . . eventually . . . become operational.

According to CBRE's Garrett McClean, a move away from established industrial locations along the N7 corridor is already under way.

"I expect the tunnel to cement the M1 corridor as the number one logistics location in the city. At present you couldn't say that, and the strategic importance of the Dublin South West area is still a fact of life.

"But we are in the early stages of a trend. We are seeing a new emphasis on locations like the M1 business park, Fingal Bay . . . and there are a few hundred acres zoned industrial which will be primed for when the port tunnel does open."

While most of this activity is close to the mouth of the tunnel, around the M1-M50 interchange, the benefits of a new and rapid route to the port will also prove advantageous for locations further out from the city, McClean predicts.

"You would expect to see stronger uptake at locations like Dublin Airport Logistics Park or even pushing up the motorway to places like Ashbourne. For example, the new N2 will dramatically reduce travel time for occupiers in the new, 70-acre Ashbourne Business Park."

For the logistics operator, improved access to the port area will be a tremendous advantage.

"He's probably the most cost-conscious operator there is. Even a slight change in fuel prices can affect his whole operation. For him, issues of distance are of vital importance.

"Easier access to the docks can also mean less handling of product. The more a product is handled the more it's going to cost because it involves more manpower."

McClean anticipates large 3PLs . . . third party logistics companies . . . moving further outside the M50 ring to where more competitively priced land is available.

"Close in you're going to see a move away from large distribution facilities to higher-end users and smaller business parks with a higher percentage of office content.

I think you're going to see much more higher-end development, not dissimilar to what you have at the Port Tunnel Business Park (PTBP)."

The PTBP is a development of 37 business units and 22 own-door office suites constructed by Delaford Properties inside the existing Clonshaugh industrial park.

It's adjacent to the tunnel entrance and six kilometres from the city centre. CB Richard Ellis and Jones Lang LaSalle are joint selling agents.

The office suites start at 85sq m (915sq ft). and can be linked to provide space of up to 900sq m. The business units start at 215sq m (2313sq ft). Units are for sale or to let. Office suites start at 355,000 to purchase and 18,500 per annum to rent.

The business units can be purchased from 490,000 and rented from 24,500 per annum.

"Over 50% of the business are reserved and they'll be available for occupation about four weeks from now, " says McClean.

A second phase consisting of a small number of business units is expected to be available by the middle of next year.

"One of the main attractions of this location is the availability of capital allowances, whereby qualifying users, such as manufacturing or internationally trading companies, can avail of generous tax allowances, " he adds.

"A planned new access route connecting the park with the N32 and providing direct access to the M1-M50 junction is another advantage of locating here."

CB Richard Ellis Gunne (01-6185557) Jones Lang LaSalle (01. . .673 1600)