The submissions and commissioned reports from Dublin Corporation, the planning authority, relating to the Spencer Dock development were completed yesterday at the Bord Pleanala hearing, and the developers will begin their presentation on Monday.
The hearing is expected to continue until the week after next, the principal planning inspector, Mr Des Johnson, said.
Three submissions were made on behalf of Dublin Corporation yesterday.
Mr Alan Taylor, consultant, presenting a submission on DTZ Sherry Fitzgerald's report requested by Dublin Corporation on the Dublin office market, said the supply of office space in the city centre had reached crisis point.
"Apart from Docklands there is only a limited amount of land available within the city for largescale office development. Docklands is therefore viewed as the only location for major office development in the city to satisfy new demand and expansion requirements of existing businesses in the city," Mr Taylor told the hearing.
He said vacancies for office space were at an all-time low and demand had resulted in property rising to as much as £20 million per acre and rents to £30 per sq ft.
From an economic development viewpoint the city was in competition with other parts of the country and other European cities for inward investment. In order to maintain Dublin's competitive position there was a need to have an adequate supply of ready-to-go commercial land in accessible locations.
Ms Susan Roundtree, conservation officer, Dublin Corporation, said that of four protected structures on the site three were to be retained and the other was to be demolished. However, planning legislation provided that a protected structure could only be demolished where there were exceptional circumstances.
She said the definition of exceptional circumstances had not been drawn up yet. The Victorian building to be demolished was Campion's pub, North Wall.
"The building does have architectural and historical merit," she said. It would probably rate at least as a building of local importance which significantly contributed to the character of the area.
Referring to the six terraced houses in Mayor Street, Ms Roundtree said they dated from the 1880s. She commented: "The impact of the development would be extremely detrimental."
Ms Roundtree said it was necessary for the applicants to demonstrate how the development would affect the architectural character of the three protected structures and justify the proposals.
Ms Imelda Averill, Dublin Corporation, referring to soil samples taken from the site, said the level of contamination was considered to be not serious and did not show major contamination of the site.
The hearing resumes on Monday.