Gujarat High Court
Legal Representatives Of Decd.Patel ... vs Legal Representatives Of Decd.Patel ... on 9 July, 2014
Author: Ks Jhaveri
Bench: Ks Jhaveri, A.G.Uraizee
C/LPA/1077/2011 JUDGMENT
IN THE HIGH COURT OF GUJARAT AT AHMEDABAD
LETTERS PATENT APPEAL NO. 1077 of 2011
In SPECIAL CIVIL APPLICATION NO. 4097 of 2011
FOR APPROVAL AND SIGNATURE:
HONOURABLE MR.JUSTICE KS JHAVERI
and
HONOURABLE MR.JUSTICE A.G.URAIZEE
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1 Whether Reporters of Local Papers may be allowed to see
the judgment ?
2 To be referred to the Reporter or not ?
3 Whether their Lordships wish to see the fair copy of the
judgment ?
4 Whether this case involves a substantial question of law as
to the interpretation of the Constitution of India, 1950 or any
order made thereunder ?
5 Whether it is to be circulated to the civil judge ?
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LEGAL REPRESENTATIVES OF DECD.PATEL BHAGWANBHAI JETHABHAI
& 1....Appellant(s)
Versus
LEGAL REPRESENTATIVES OF DECD.PATEL BABUBHAI MOHANBHAI &
4....Respondent(s)
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Appearance:
MR SHALIN MEHTA, SENIOR COUNSEL WITH MS VIDHI J BHATT,
ADVOCATE for the Appellant(s) No. 1 - 1.3 , 2
MR PERCY KAVINA, SENIOR COUNSEL WITH MR PRAVIN P PANCHAL,
Page 1 of 12
C/LPA/1077/2011 JUDGMENT
ADVOCATE for the Respondent(s) No. 3 - 5
MR SN SHELAT, SENIOR COUNSEL WITH MR SHIVANG M SHAH & MS
DHARA M SHAH, ADVOCATES for the Respondent(s) No. 1.1 - 1.3 , 2.1 - 2.4
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CORAM: HONOURABLE MR.JUSTICE KS JHAVERI
and
HONOURABLE MR.JUSTICE A.G.URAIZEE
Date : 09/07/2014
ORAL JUDGMENT
(PER : HONOURABLE MR.JUSTICE KS JHAVERI)
1. Heard Mr. Shalin Mehta, learned Senior Counsel appearing with Ms. Vidhi Bhatt, learned advocate for the appellant, Mr. P.C. Kavina, learned Senior Counsel appearing with Mr. Pravin Panchal, learned advocate for respondents no. 3 to 5 and Mr. S.N. Shelat, learned Senior Counsel appearing with Mr. Shivang Shah, learned advocate for respondents no. 1 - 2.
2. This appeal has been filed challenging the judgment of the learned Single Judge dated 30.03.2011 passed in Special Civil Application No. 4097 of 2011 whereby the learned Single Judge dismissed the writ petition and confirmed the order dated 15.03.2011 passed by Unjha Area Development Authority - respondents no. 3 to 5 (hereinafter referred to as respondent authority).
3. It is the case of the appellants that they have become owners of the land bearing Final Plot No. 214 of Town Planning Scheme No. 5 by executing a registered sale deed Page 2 of 12 C/LPA/1077/2011 JUDGMENT and that since 1938, the appellants were in actual physical possession of land bearing Final Plot No. 214 of Town Planning Scheme No. 5 till the same was taken over illegally by respondents no. 2/1 to 2/4 under the cover of the order passed by respondent Authority. It is the case of the appellant that Special Civil Suit No. 224 of 2002 was instituted by the appellants before the Court of Senior Civil Judge, Mehsana praying that they be declared owners of the said final plot and in the said suit respondents no. 1 & 2 are impleaded as defendants. It is further the say of the appellants that after bi-parte hearing the Civil Judge issued an order directing both the parties ot maintain status quo till the final disposal of the suit which is in operation. Form F issued by the Town Planning Scheme No. 5 shows the appellants as owners of the said Final Plot No. 214. It is the case of the appellants that despite all this, the respondent authority, on an application filed by respondent no. 2/2 passed an order on 15.03.2011 directing the appellants to hand over possession of Final Plot No. 214 to respondents no. 2/1 and 2/4 and that on the very same day, respondents no. 2/1 and 2/4 took over possession of final plot from the appellants. This order was challenged by the appellants by way of writ petition which came to be dismissed by the learned Single Judge without disturbing the order dated 15.03.2011.
4. Mr. Shalin Mehta, learned Senior Counsel appearing for the appellants contended that the learned Single Judge ought to have appreciated that the judicial order of maintaining status quo passed by Civil Court could not have been overridden by an executive fiat which in the present case is the impugned order dated 15.03.2011 passed by the Page 3 of 12 C/LPA/1077/2011 JUDGMENT respondent authority. He submitted that the respondent authority had no jurisdiction to decide the ownership or title of Final Plot No. 214 as the title dispute was pending final adjudication in the Court of Civil Judge, Mehsana by way of Special Civil Suit No. 224/02.
4.1 Mr. Mehta further contended that the learned Single Judge erred in denying relief to the appellants solely on the ground that the legality and validity of the Town Planning Scheme had not been challenged by the appellants and that the impugned order dated 15.03.2011 passed by the respondent authority was an order to implement the Town Planning Scheme. He submitted that the learned Single Judge failed to appreciate that Form F prepared by the said Town Planning authorities showed the appellants to be the owners of the Final Plot No. 214 as a result of which the impugned order dated 15.03.2011 could not have directed handing over possession of Final Plot No. 214 to respondents 2/1 and 2/4.
4.2 Mr. Mehta has drawn the attention of this Court to Annexure 'D' to the petition, wherein the respondent no. 3 had passed a resolution to the effect that the matter being subjudice the application of the respondent no. 2/2 for transferring the suit property in his name cannot be considered.
4.3 Mr. Mehta has also drawn the attention of this Court to Section 68 r/w Rule 33 of The Gujarat Town Planning and Urban Development Act and submitted that the respondent authority has not followed due procedure for eviction and has violated the provisions of law. He contended that on Page 4 of 12 C/LPA/1077/2011 JUDGMENT 11.03.2011, the respondent authority received application from respondent no. 2/2 and on the very same day legal opinion was sought for by respondent authority. He submitted that no written opinion was given but on the basis of oral legal opinion the respondent authority passed impugned order transferring the possession of the suit land to respondents no. 2/1 to 2/4 without even hearing the appellants though the appellants were in possession of the suit land for the last 70 years. He submitted that the action of respondent authority is nothing but abuse of process of law being without jurisdiction more specially when the civil court having granted stay the respondent authority merely on the basis of an oral legal opinion for a lawyer transfers the property on which status quo order has been directed to be maintained.
4.4 Mr. Mehta contended that the learned Single Judge as well as respondent authority failed to appreciate that the respondent authority had issued demand notice to the appellants for payment of property tax in respect of the plot in question and that such demand notice was never issued to respondents no. 1 & 2. He submitted that land revenue was being paid by the appellants since 1938 and therefore the action of the respondent authority smacks of non-application of mind and arbitrariness.
5. Mr. PC Kavina, learned Senior Counsel appearing for respondent authority supported the impugned orders and submitted that once Civil Revision Application No. 21/2004 was dismissed and the learned Single Judge has passed the impugned order, no case is made out to interfere. He Page 5 of 12 C/LPA/1077/2011 JUDGMENT submitted that the appellants not having challenged the Town Planning Scheme cannot now take shelter of Section 68 or Rule 33 of the Act. He has drawn the attention of this court to Section 54 and submitted that the appellants ought to hav appealed to the Board of Appeal constituted under Section 55 of the Act for any grievance against any decision of the Town Planning Officer.
5.1 Mr. Kavina submitted that once it was verified from the revenue records that the name of appellant no. 2 was there in the records, under Rule 26(9), the Town Planning Officer served notice dated 08.03.2001 to appellant no. 2 providing an opportunity to show cause as to why the application of the respondent no. 2 be not granted. However, no reply was given by the appellants. Thereafter, again on 18.06.2001 another notice was sent to the appellants but the same was also not replied to. He submitted that on 18.07.2003 the Town Planning Officer had taken a decision as required under the Act about the right, title and interest of the allottees and it was also notified that the aggrieved party can prefer an appeal under section 55 of the Act.
6. Mr. SN Shelat, learned Senior Counsel appearing for respondent nos. 1 & 2 submitted that the town planning scheme has become final and under the provisions of Sections 67 and 68 the title to final plot vests with the respondents. He submitted that the appellants have admitted before this Court that the scheme has become final and they are not challenging the scheme. He submitted that the decision of the learned single judge in CRA No. 21 of 2004 is binding upon the parties and is res judicata between the parties as Page 6 of 12 C/LPA/1077/2011 JUDGMENT regards the finality of the scheme. In support of his submissions, Mr. Shelat has relied upon a decision in the case of AIR 2013 SC 2389 para 52.
7. On 23.08.2002, the appellants preferred Special Civil Suit No. 224 of 2002 before the court of Additional Senior Civil Judge at Mehsana praying that they may be declared the owners of the suit property and pending the regular civil suit no. 53 of 1993 filed by respondents no. 1/1 to 1/3 and 2/1 to 2/4, the direct possession and use of the suit land by the appellants may not be forcefully disturbed by either the respondents or their agents or the officers of respondents no. 3 to 4. Vide order dated 23.08.2002, the trial court directed thte respondents to maintain status quo till 05.09.2002. Thereafter the appellants preferred Ex. 5 application praying for direction to the respondents not to disturb forcefully their direct possession and use of the suit land by either the respondents or their agents or the officers of the respondent no. 3 to 4. The trial court after hearing the parties vide order dated 23.08.2002 confirmed the status quo till the final disposal of the suit. In the meantime, respondent no. 2/2 made an application to respondent no. 3 for transferring the suit property in his name but respondent no. 3 passed a resolution to the effect that the matter being subjudice, the application for transfer cannot be granted.
7.1 The respondents no. 1/3 and 2/1 to 2/4 also preferred an application under Order 7 Rule 11 to dismiss the suit of the appellants and to vacate the status quo order but the same was dismissed by the trial court. The respondents no. 1/3 and 2/1 to 2/4 had also preferred application at Ex. 57 to the Page 7 of 12 C/LPA/1077/2011 JUDGMENT effect that the suit of the appellants requires to be dismissed but the same was also dismissed. The said order was also challenged before this Court by preferring Civil Revision Application No. 21 of 2004 and the same was also disposed of by this court vide order dated 27.09.2010. Thereafter, the respondents no. 1/1 to 1/3 and 2/1 to 2/4 preferred an application at Ex. 152 under Order 7 Rule 10 and 11. The trial court vide order dated 22.02.2011 transferred the suit filed by the appellants to Unjha Court.
7.2 The respondent no. 2/2 preferred an application before respondent authority on 11.03.2011 for transfer of the suit property and on the very same day the authority sought for legal opinion which was received not in writing but orally that the matter no more being subjudice may be transferred to the respondents. Immediately, without even hearing the appellants, the respondent authority acted upon the said oral advice and passed an order on 15.03.2011 allowing the application of respondent no. 2/2.
8. At the outset we find it pertinent to observe that it is a matter of grave concern that the authority has disregarded court's order though they were party and not acted inspite the court's order. In our opinion even if the Special Civil Suit No. 224 of 2002 was transferred from Mehsana to Unjha, the status quo order passed by Mehsana Court as early as 07.11.2006 continued. In fact the respondents are guilty of violating the said status quo order passed by the Mehsana Court by forcibly taking physical possession of the plot in question. The interpretation that once suit is transferred from Mehsana to Unjha, the interim relief shall stand vacated is a Page 8 of 12 C/LPA/1077/2011 JUDGMENT personal interpretation of the counsel of the respondent authority and there is no written legal opinion or advice given in this regard. This interpretation is vexatious and made in order to favour the respondents. The respondent authority ought not to have acted upon such oral advice when no written advice, case law or provision of law is not present. This itself creates a doubt and the order dated 15.03.2011 smacks of arbitrariness and illegality.
8.1 Another aspect that requires to be taken note of is that the respondent authority has vacated the appellants from the land in question on the basis of oral legal advice of an advocate Mr. Yagnik without affording an opportunity to the appellants to who were in occupation of the land without following the due procedure contemplated under Section 68 of The Gujarat Town Planning and Urban Development Act, 1976 read with Rule 33. It would be advantageous to refer to the provisions of section 68 and Rule 33 of the Act which read as under:
"Sec. 68. Power of appropriate authority to evict summarily.
On and after the date on which a preliminary scheme comes into force, any person continuing to occupy any land which he is not entitled to occupy under the preliminary scheme shall, in accordance with the prescribed procedure, be summarily evicted by the appropriate authority.
33. Procedure for eviction under Section 68.-
(1) For eviction under section 68, the appropriate authority shall follow the following procedure, viz.:-
(a) The appropriate authority shall in the first instance serve a notice upon a person to be evicted requiring him, within such reasonable time as may be specified in the notice, to vacate the land.Page 9 of 12
C/LPA/1077/2011 JUDGMENT
(b) If the person to be evicted fails to comply with the requirement of the notice, the appropriate authority shall depute any Officer or Servant to remove him.
(c ) If the person to be evicted resists or obstructs the officer or Servant deputed under clause (b) or if he re-occupies the land after eviction, the appropriate authority shall prosecute him under Section 188 of the Indian Penal Code."
8.2 It shall also be relevant to reproduce section 46 of the Act as the same is relevant in the present context and the same read as under:
"Sec. 46. Disputed ownership.
(1) Where there is a disputed claim to the ownership of any place of land included in an area in respect of which a declaration of intention to make a scheme has been made and any entry in the record of rights or mutation relevant to such disputed claim is inaccurate or inconclusive, an inquiry may be held on an application being made by the appropriate authority or the Town Plannong Officer at any time prior to the date on which the Town Planning Officer draws up the preliminary scheme under section 51 by such officer as the State Government may appoint for the purpose of deciding as to who shall be deemed to be the owner for the purpose of this Act.
(2) Such decision shall not be subject to appeal but it shall not operate as a bar to a regular suit in a court of competent jurisdiction.
(3) Such decision shall, in the event of a Civil Court passing a decree which is inconsistent therewith, be corrected, modified or rescinded in accordance with such decree as soon as practicable after such decree has been brought to the notice of the appropriate authority by the person affected by such decree."
8.3 It is required to be noted that on an application filed by respondent no. 2/2, the respondent authority passed an order Page 10 of 12 C/LPA/1077/2011 JUDGMENT on 15.03.2011 directing the appellants to hand over possession of Final Plot No. 214 to respondents no. 2/1 and 2/4 and that on the very same day, respondents no. 2/1 and 2/4 took over possession of final plot from the appellants. It is pertinent to note that the respondent no. 2/2 had given an application in this regard on 11.03.2011 and on the very same day legal opinion was sought for by the authority and on the basis of oral legal opinion the respondent authority rushed to pass the impugned order dated 15.03.2011. The respondent authority did not think it fit to seek a written legal opinion in any case. The respondent authority solely on the basis of oral legal opinion of advocate Mr. Yagnik without following the procedure as aforesaid, removed the appellants from possession of the land. This is nothing but clear breach of Section 68 read with Rule 33 as well as section 46 of the Act. In that view of the matter we are of the opinion that the impugned order dated 15.03.2011 is required to be quashed and set aside as there is a breach of the mandatory provisions of Section 68 and Rule 33 of the Act.
8.4 An attempt has been made on the part of the respondents to say that the order dated 23.07.2002 was not challenged. However, in our opinion the said order is an internal communication and the same was passed without hearing the appellants. In that view of the matter, it shall not be appropriate to act upon this order which was neither served upon the appellants nor passed after affording due opportunity to the appellants.
8.5 Moreover, when the respondent authority had passed a resolution to the effect that the matter being subjudice, the Page 11 of 12 C/LPA/1077/2011 JUDGMENT application of respondent no. 2/2 for transferring the suit property in his name cannot be considered, we fail to infer as to how within a period of six months such a subjudice matter became non subjudice. It is required to be appreciated by the authority that such decisions by the general body cannot be ignored. Therefore, the impugned order is required to be quashed and set aside as the same is against the decision of the general body as well.
9. In the premises aforesaid, appeal is allowed. The impugned orders dated 30.03.2011 passed in Special Civil Application No. 4097 of 2011 and order dated 15.03.2011 passed by Unjha Area Development Authority are hereby quashed and set aside. The possession of the land in question shall be handed over to the appellants at the earliest. We hope that the appellants shall be given possession by the authorities within a week preferably by 18.07.2014, more particularly, when the authority has acted within four days of the tender of application by respondent no. 2/2.
10. Mr. Shivang Shah requested that the present judgement may be stayed for some time. We are of the view that the respondents have disregarded court orders and therefore the order being arbitrary and illegal, granting stay of this judgement will eventually lead to continuity of illegality. Therefore we reject the request made by learned advocate.
(K.S.JHAVERI, J.) (A.G.URAIZEE,J) divya Page 12 of 12