Acceptable land uses within the park are set out under CEDP land use zoning matrix and include for educational, enterprise and employment centre, general industry, and office use as being permitted in principle. Light industrial land use is open for consideration. The above uses may take the form of:
• Stand alone national and multinational industries,
• Business/office/technology related national and multi-national facilities,
• Incubator spaces/suites,
• Grow-on and spin off facilities,
• Research facilities,
• University linked training facilities,
• Support facilities,
• Business support,
• Conference Facilities.
Initially, demand will be low for ancillary support facilities such as retail, amenity, restaurants, etc., and existing nearby facilities offering such services, such as the Park Hotel and the Poppyfields, will have a role to play.
Uses on this site will be focused on those which match the profile of such a high quality environment. Proposed uses should also be clean (both in terms of appearance and emissions), compatible and complimentary of high environmental and amenity qualities of the Park, should be of high quality contemporary architecture (promoting renewable energies and other green technologies where possible) and suitable for integration into a campus style layout utilising the existing levels and topography of the land. Uses which require external outdoor storage, low quality architectural buildings or produce extensive airborne emissions will not be favourably considered on the Masterplan lands and will be directed to industrially zoned lands within the County. Any planning application will be required to include full details of the proposed use, including processes involved and materials and chemicals etc used.

The Masterplan site offers significant opportunities to create a visually interesting, inspiring and functionally efficient environment in which to work whilst also adding to the recreational space within Clonmel. The existing landscape is not defined by a single characteristic, but has a varying landscape language that can be developed upon. It is critical to retain a memory of what that landscape was, in visual and functional terms, while also creating a modern and efficient layout. This will inform the development of the brand, effective promotion of Ballingarrane Park and the quality of experience of the users thereafter. Within Ballingarrane Park, it is a goal of this Masterplan to ensure that the Park is a place dominated largely by people, not vehicles, whilst creating large scale employment opportunities. It is intended to create a series of formal and informal walks and civil spaces for interaction, while still allowing for circulation by public transport buses, shuttle vehicles, access for persons with disabilities, construction and emergency vehicles, as well as facilitating practical private vehicle access.

The Masterplan lands are to be accessed from the existing 7.5m wide access road provided from the Cahir Road Roundabout on the N24. No new access points will be permitted from the N24. There will be one main spine road through each precinct only. New access roads provided within the estate shall have a minimum carriageway of 7.5m with 1.3m wide grass strip and 2m wide footpaths and cycle paths. Entrances onto said access roads shall meet the sightlines requirements set out under Section 9.21 of the CEDP.

Precinct layouts will be required to ensure that the precinct adheres to the Masterplan vision, strategy and principles. They should include for an integrated approach to land use and utilise the existing levels and topography of the land in the siting of buildings in creating places of human scale. Layouts shall ensure visual and operational co-ordination with adjoining buildings / precincts with high quality connectivity for pedestrians and cyclists, while minimising the use of the private car. Existing natural/cultural features and biodiversity shall be enhanced. Precinct Layouts shall also demonstrate compliance with the standards set out under Section 9.30 (Industrial Development) of the CEDP. Development proposals may be submitted for part of a precinct. In such circumstances a layout shall be submitted for the entire precinct demonstrating that the proposed development does not prejudice the development of the remainder of the precinct in an integrated and cohesive manner. Development proposals may also propose the development of more than one precinct

Each precinct will be subject to an overall design scheme which shall set out the proposed design approach to be applied throughout the entire scheme. Design schemes will adopt innovative design approaches suitable for their location and implementing uniform and complementary approach to materials and finishes.

Tipperary County Council will facilitate and encourage sustainable development proposals for alternative energy sources and energy efficient technologies within the Ballingarrane Park in accordance with Policy INF 9 (Renewable Energy), Section 5.7 (Small Scale Wind Energy Production), Policy INF 10 (Auto Producers of Wind Energy) and Section 9.18 (Sustainable Building Design) of the CEDP.

Precincts 1, 2, 3 and 4 are currently served by the existing internal distributor road together with water, waste water, electricity, gas infrastructure and broadband and are available for development in the short term. Where proposed developments require in excess of the 600m3 /day available within the existing water network, developers will need to provide for on-site bored well supply. A functioning hub forms the springboard for a science park to develop. The Community and Enterprise Section of Tipperary County Council in addition to the Local Enterprise Office (LEO) are currently based in Ballingarrane House and offer a one stop shop in terms of enterprise assistance for future park occupants. In the coming years Tipperary County Council intend to progress the development of a further 5,000 – 7,500 sq m within Precinct 1 to include for park management facilities, incubation units, university facilities, first tenants etc. The development of Precincts 5, 6 and 7 is dependent on the extension of the existing site services to serve same.

Development proposals will be required to provide parking and loading facilities in accordance with the standards set out under Section 9.20 (Parking and Loading) of the CEDP. The use of grouped or shared parking and loading facilities may be considered acceptable by the Planning Authority in appropriate circumstances.

Precinct plans are required to be supported by a landscaping plan. The Council will require the use of native species in all new planting proposals. Hedgerows should be in hardwood using a mix of elder/dogrose/ blackthorn/holly/hawthorn. Shrub planting should be selected from a mix of holly, elder, green (wild cherry), hawthorn, blackthorn, dogrose or hazel. Tree species should be selected from indigenous species such as oak, ash, silver, birch and rowan. Applicants must demonstrate that satisfactory arrangements have been made to secure the maintenance of all landscaped and amenity space in perpetuity. Such arrangements shall be provided for as part of any planning application.

Environmental Impact Assessment (EIA) will be required where proposed uses are above the threshold for an EIA as set out in Schedule 5 of the Planning and Development Regulations 2001, as amended, or where the proposal is likely to have a significant effect on the environment, having regard to the criteria set out in Schedule 7 of the Planning and Development Regulations 2001, as amended.

Proposals should provide for cycle facilities in accordance with Section 9.21 of the CEDP and same should be identified at the Planning Stage.

Signage shall be restricted to a single sign at the entrance to a precinct identifying all occupants within same. Fingerpost signs will be permitted at junctions within the Park where considered necessary by the Planning Authority.

A comprehensive boundary treatment shall form part of the precinct design scheme referred to above. Boundary treatment between the precincts must be of a form and layout that achieves seamless integration between the precincts, is attractive, encourages mobility, assists the innovation process and contributes positively to the environment of Ballingarrane Park.

Hard landscape materials largely include paving and street furniture elements (such as seating, signage, bins, etc). A selection of hard landscape elements should be identified and chosen on the basis of durability, aesthetic quality and its suitability to the Masterplan area

The Ballingarrane Masterplan 2018 was subject to Strategic Environmental Assessment (SEA) and Appropriate Assessment (AA) screening. Copies of the screening documentation are available to view on request.