What is stopping you from making your first bid?

[gap]

I have several properties in cottage country (Ontario experience only - but I think it's the same everywhere, now) and it's not just dredging you can no longer attain a permit for, it's ANYTHING in or near the water.   In fact, some municipalities require several thousands of dollars of 'fish habitat' study even for just a dock.  The floating docks are pretty much the only thing you can easily get for docking now.   Anything that disturbs the water is routinely turned down.  Most of the property I'm knowledgeable with is in Muskoka (high end bureaucracy now), but except for the few unorganized townships in lesser known cottage country, you are rarely able to do anything along the water.   My township actually came to take pictures and count the water lillies in my waterfront area when I got my floating dock only permit. 
I also just bought a large tract of land off the St. Lawrence River with some dredged canals - according to the township it's impossible now and hasn't been allowed for years.