Delhi High Court
Maina Devi vs The Estate Officer & Anr. on 21 December, 2010
Author: Kailash Gambhir
Bench: Kailash Gambhir
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+ W.P. (C) No. 609/2008
% Judgment delivered on: 21.12.2010
Maina Devi ......Petitioner.
Through: Ms. Gita Dhingra, Adv.
versus
The Estate Officer & Anr. .....Respondents
Through: Mr. O.P. Saxena, Adv.
CORAM:
HON'BLE MR. JUSTICE KAILASH GAMBHIR
1. Whether the Reporters of local papers may
be allowed to see the judgment? No
2. To be referred to Reporter or not? No
3. Whether the judgment should be reported
in the Digest? No
KAILASH GAMBHIR, J. Oral
*
1. By this petition filed under Article 226 of the Constitution of India, the petitioner seeks to challenge the eviction order dated 25.6.2007 passed by the learned Estate Officer against the petitioner.
2. Brief facts of the case relevant for deciding the present petition are that by virtue of being a safai karamchari with respondent no.2, she was allotted a government accommodation bearing no. A-420, Slum Tenement, Sangam Park, Delhi on 11.12.1970. As the petitioner did not vacate the said premises, a cancellation order dated 19.11.1997 was passed against her. Thereafter a show cause notice dated 28.7.06 was served upon her and an eviction order dated 25.6.2007 was passed against her by the learned Estate Officer. Feeling aggrieved by the same, the petitioner has preferred the present petition.
3. Counsel for the petitioner submits that the petitioner was an allottee of the said staff quarter which was allotted in favour of the petitioner vide letter dated 11.12.1970 on licence fee basis. Counsel also submits that the Government had announced a scheme of conversion of ownership rights of the original allottees who were in occupation of the tenements allotted by the Slum & J.J.Wing and that the petitioner had applied for the same vide application dated 13.8.1984, but no decision was taken by the respondent on the said application of the petitioner. The contention of the counsel for the petitioner is that even an unauthorized occupant was made entitled to avail the benefit of the said scheme but the petitioner who was the original allottee and a licensee was not given ownership rights by the respondent and such an act on the part of the respondent is discriminatory in nature. Counsel for the petitioner also submits that the respondent has issued allotment slips in favour of many such employees who are still enjoying the possession of the tenements which were allotted to them during the course of their employment with the Slum & J.J. Wing. Based on these submissions, counsel submits that the petitioner cannot be termed as an unauthorized occupant of the said tenement and is not liable to pay any damages.
4. Opposing the present petition, Mr. O.P. Saxena, counsel for the respondent submits that the said tenement was allotted in favour of the petitioner by virtue of her employment with the respondent and as per clause 7 of the allotment letter, the petitioner was required to vacate the quarter immediately on her retirement. Counsel further submits that the allotment of the said quarter was cancelled by the respondent vide order dated 19.11.1997 on account of the subletting of the said quarter by the petitioner in favour of one Mr. Roop Lal. Counsel further submits that in fact Mr. Roop Lal had filed a civil suit bearing no. 61/98 against the petitioner which was later dismissed as withdrawn. Counsel also submits that a writ petition bearing W.P.(C) No. 6115/2001 was also preferred by Mr. Roop Lal, wherein he claimed ownership rights under the same very scheme, but the said petition was dismissed by this court vide order dated 21.11.2001. Counsel submits that the petitioner had retired on 30.11.2003 and since the petitioner did not vacate the said staff quarter, proceedings were initiated against her by the Estate Officer under Section 4 of the Public Premises (Eviction of Unauthorized Occupants) Act 1971. Counsel further submits that the said scheme announced by the Slum & J.J. Wing for the grant of ownership rights was not meant for the employees of the Slum & J.J. wing, but the same was applicable to all those who were allotted the tenements under the Slum Clearance Scheme. Counsel further submits that the present petition is not maintainable as the petitioner failed to challenge the order of the Estate Officer in appeal and therefore without exhausting the statutory remedy the petitioner has invoked the writ jurisdiction of this court.
5. I have heard learned counsel for the parties.
6. It is not in dispute between the parties that the petitioner was allotted the said tenement during the course of her employment with the Slum & J.J. Wing. Once the said quarter was allotted in favour of the petitioner being an employee of the respondent, then it was incumbent on the said employee to have vacated the said accommodation immediately on her retirement. Not only the fact that the petitioner failed to vacate the said tenement on her retirement but in fact she had parted with the possession of the said tenement in favour of Mr. Roop Lal. Taking note of the breach of the terms and conditions of allotment, the allotment of the petitioner was cancelled by the respondent vide its letter dated 19.11.1997. The scheme on which strong reliance has been placed by the petitioner was meant for all those who were either the original allottees and even for the unauthorized occupants living in various slum colonies of Delhi, but certainly the said scheme was not applicable to the employees of the Slum & JJ Wing who were allotted the government accommodation by virtue of their employment with the respondent. Counsel for the petitioner has not been able to point out that the said scheme was also applicable to the employees of the Slum & J.J. Wing. It is a settled legal position that it is for the occupant to show that his occupation in respect of the Government premises is authorized. No document has been placed on record to show that the occupation of the petitioner after the cancellation of the said allotment was authorized. In any event of the matter the petitioner had no right to retain the possession of the said tenement after her retirement. Even before the Estate Officer the petitioner did not lead any evidence or place any document on record to show her legal right over the said tenement. The learned Estate Officer after taking into consideration the evidence adduced by the respondent passed a reasoned order taking a view that the said scheme of the Government was not meant for the staff quarter allotted to various safai karamcharis and the said scheme was meant for the grant of ownership rights to the original allottees in occupation of tenement under lease of Slum & J.J. Wing. The said scheme of the Slum and J.J. Wing, therefore, cannot come to the rescue of the present petitioner in whose favour allotment of the quarter was made on account of its employment with the respondent.
7. I also find merit in the submission of the counsel for the respondent that the petitioner before approaching this Court failed to exhaust the statutory remedy of filing an appeal under Section 9 of the Public Premises (Eviction of Unauthorized Occupants) Act, 1971. It is a settled legal position that once the statute itself has provided a remedy and unless there are exceptional reasons disclosed by the party invoking the writ jurisdiction of the Court, then the remedy provided in the statute must be adhered to. In any event of the matter, now this objection is only academic, as this Court has already heard the arguments and is deciding the present petition on merits.
8. In the light of the above discussion, I do not find any infirmity or perversity in the impugned order passed by the learned Estate Officer.
9. There is no merit in the present petition and the same is hereby dismissed.
December 21, 2010 KAILASH GAMBHIR, J
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