Planning Permission for Terraced House - Dublin City

James 007

We are looking at the possibility of extension to our house.

Existing Layout (See Plan):
I have attached our existing rough plans (the black inked dwg is not our plan, but we have used it for the purposes of showing our layout for now), we have added slight changes (in purple) to the existing plan as shown and have included rough dimensions. The neighbours to the left would be mirrored to our house save for the 'new' dining room extension (which received PP in 2000 by our previous owner). The neighbours to the right would be mirrored in the same way again to our house. There is access laneway to the back garden wall and a large workshop shed beyond this point.

Proposal:
We are looking to take the whole ground floor for ourselves and rent out the first floor and the 'current' ground floor kitchen, access only from the ground floor hallway only. In order to successfully do this we would like to add an extension. The front sitting room will also serve as a guest bedroom for a friend(s) that may stay over on odd occasions.

Proposed Work & Extension:
(i) Ground Floor
*Remove utility and existing roof to dining room.
*Add new ground floor, open plan kitchen/dining area across full width of 6m and 3.5m min. back from external face of existing kitchen back wall.
*Add narrow hallway/shower room and bedroom that wraps in an L (see Plan1)
(ii) First Floor
Would like to get a communial sitting room space, access through existing bathroom, existing bathroom adjusted into 1/2 shower rooms

Aware of:
*Drainage will need to be looked at. Existing external rain gully is located at the corner where new extension meets the kitchen external wall.
*Garden space, min. of 25sqm to be left insitu for PP, we would like to keep this bigger if possible, by also keeping the proposed hallway access as narrow as possible.
*The tunnel effect regarding first floor extensions.
*40sqm overall extension without PP.

Discussion:
We would like to get some opinions and thoughts based on peoples experiences in getting through the planning process on each of the following below.
Overshadowing
Overbearing
Overlooking
Ground floor extension layout & experiences
First floor layout and experiences

James 007

Also, please ignore the windows and doors in this plan, ours would be slightly different to this, let me know any views on our previous thread.