{"id":157842,"date":"1998-05-29T00:00:00","date_gmt":"1998-05-28T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/babu-lal-ors-vs-union-of-india-on-29-may-1998"},"modified":"2017-01-26T04:31:09","modified_gmt":"2017-01-25T23:01:09","slug":"babu-lal-ors-vs-union-of-india-on-29-may-1998","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/babu-lal-ors-vs-union-of-india-on-29-may-1998","title":{"rendered":"Babu Lal & Ors. vs Union Of India on 29 May, 1998"},"content":{"rendered":"
Delhi High Court<\/div>\n
Babu Lal & Ors. vs Union Of India on 29 May, 1998<\/div>\n
Author: A Kumar<\/div>\n
Bench: A Kumar, M Siddiqui<\/div>\n<\/p>\n
<\/pre>\n
JUDGMENT<\/p>\n
Arun Kumar, J.<\/p>\n
1.  These  appeals  pertain to land falling within the revenue  estate  of village  of  Jasola in Delhi. Through a notification issued on  6th  April, 1964  under  Section 4 of the Land Acquisition Act, 1894  (hereinafter  re-\n<\/p>\n
ferred  to as ‘the Act’) large areas of land falling within village  Jasola were  sought  to  be acquired. The said notification under  Section  4  was followed by a declaration under Section 6 of the Act on 7th December, 1966. The Land Acquisition Collector made award dated 30th January, 1979  bearing No.  39\/78-79  and Award No. 23\/79-80 (suppl.) announced on  31st  October, 1979.  The  market value of the land covered under Award No.  39\/78-79  was
\nfixed by the Collector at uniform rate of Rs. 4,000\/- per bigha except  for the  land falling in Khasra No. 91\/1 for which an amount of Rs.  500\/-  per bigha was awarded on account of the fact that it abutted on the main Delhi-Mathura road. Under Award No. 23\/79-80 (suppl.), the Collector divided  the land into three blocks, namely, block “A”, “B” and “C” and fixed the market value  at Rs. 4,000\/-, Rs. 2,500\/- and Rs. 1,000\/- per bigha  respectively. The  land owners sought reference under Section 18 of the Act. The  learned Addl. District Judges who dealt with the cases which are subject matter  of the  present  appeals fixed the market value of the acquired  land  at  Rs. 11,500\/- per bigha. They relied on a decision of this Court in RFA No.  396 of 1979 decided on 17th April, 1984, Anar Singh Vs. Union of India, report-ed  in . In this case, this Court fixed the market  value of  the land in village Jasola at Rs. 10,000\/- per bigha for its  notifica-tion  under  Section 4 of the Act dated 24th October, 1961.  The  reference Courts took this as the bare figure and granted increase at the rate of  6% per annum over and above the rate of Rs. 10,000\/- per bigha. By this method they arrived at the market value of Rs. 11,500\/- per bigha as on 6th April,
\n1964  which  is  the date of notification under Section 4  in  the  present appeals.\n<\/p>\n
2.   The  land  owners  have filed the present appeals  claiming  that  the market  value  of their acquired land be fixed at Rs. per  50,000\/-  bigha. Originally the claim of the appellants in these appeals was lesser.  Howev-er, by way of amendments, the claim has been enhanced by the appellants  to Rs. 50,000\/- per bigha. The amendments have already been allowed in all the appeals and the requisite court fee already stands paid.\n<\/p>\n
3.   Village  Jasola falls on both sides of the Delhi-Mathura road.  It  is adjacent  to village Bahapur on one side of the road and on the other  side of the road also it is adjacent to village Bahapur on one side and  village Okhla on the other side. Admittedly there are no sale transactions pertain-ing  to  village Jasola. Therefore, the market value of the  land  in  this village  has to be fixed on the basis of decisions pertaining to  the  same village  or the adjoining village. Of course, no decision is available  for the  same date of Section 4 notification i.e., 6th April, 1964. We have  to
\ngo by the decisions with respect to the nearest dates of Section 4  notifi-cation. In Anar Singh (supra) which pertains to village Jasola the date  of Section  4 notification being 24th October, 1961, this Court had  to  ulti-mately rely on the decision of this Court with respect to village  Bahapur. Certain observations in Anar Singh’s case, are quite relevant and  instructive.  On reliance placed on decisions with respect to village  Bahapur  it was observed, “village Bahapur adjoins village Jasola on both sides. Howev-\n<\/p>\n
er,  prices of the land in village Bahapur were rising, it is not  possible to  say  that  there was no increase in the value of the  land  in  village Jasola”. xxxx.” It was also observed that “there may not be any sale trans-action in village Jasola. The transactions of the adjoining village can  be a  good guide when there is no evidence available in this village. This  is well-settled.”\n<\/p>\n
4.   On the question of potentiality of the land it was observed:-\n<\/p>\n
     “After  all we have to take potentiality into  consideration  and potentiality means such uses to which land can be put in the near reasonable  future.  It is the duty of the valuer “to  take  into consideration every intrinsic quality and every intrinsic circum-stance  which  tends to push the value either up  or  down,  just because it is relevant to the valuation and ought therefore to be cast  into the scales of the balance before he looks to  see  the resultant figure on the dial at which the pointer finally  rests” (per  Scott. LJ in Robinson Brothers (Brewers) Ltd. Vs.  Houghton
\n     (1937) 2 KB 445 at p. 469). Potentiality of the land in  question is one intrinsic quality which we must take into account. As  the Privy Council has said:\n<\/p><\/blockquote>\n
     “For  it  has been established by numerous authorities  that  the land is not to be valued merely by reference to the use to  which it  is being put at the time at which its value has to be  deter-mined (that time under the Indian Act being the date of notifica-tion  under S.4(1) but also by reference to the uses to which  it is  reasonably capable to being put in the future.  No  authority indeed is required for this proposition. It is self-evident.”\n<\/p><\/blockquote>\n
     Narayana Gajapatiraja Vs. Revenue Divisional Officer: .\n<\/p><\/blockquote>\n
     In our opinion the learned Judge assessed the value on a  totally wrong  basis.  Potentiality  is a right and  proper  subject  for consideration  in ascertaining the compensation  in  ascertaining the  compensation  to  be paid on  expropriation.  Prospects  and possibilities  of future development ought to be taken  into  ac-count in determining the price to be paid for property compulsoi-ly acquired.”\n<\/p><\/blockquote>\n
5.   After discussing various factors the Court came to a definite  conclu-sion that “the acquired land had great potential whether it was situated on this side of the road or the other side of the road.”\n<\/p>\n
6.   The  market  value  of the land in this case  for  notification  under Section  4 dated 24th October, 1961 was fixed at Rs. 10,000\/-  because  the appellant  had claimed only this much. Therefore, so far as the  figure  of market value fixed in this case is concerned it cannot be a good guide.  In Bijay  Singh Vs. Union of India, (1993) 52 DLT 13, this Court again  relied
\non  the instance of village Bahapur in order to determine the market  value of land in village Jasola. Thus we have no hesitation in adopting the  same principle  for determining the market value of land in the present  appeals specially in view of the fact that there are no sale transactions forthcom-ing  with respect to the land in question. In Bijay Singh (supra) the  date of notification under Section 4 is 31st December, 1976 and this Court fixed the  market value of land with regard to the said date as Rs. 55,000\/-  per
\nbigha in village Jasola. In our view this decision does not serve as a good guide because it is too far beyond in point of time. We are concerned  with 6th April 1964 while this decision pertains to 31st December, 1976.\n<\/p>\n
7.   In RFA 408\/77, Union of India Vs. Amin Chand decided on 9th July, 1979 this  Court fixed market value of land in village Bahapur for  notification under Section 4 dated 13th November, 1959 @ Rs. 19,000\/- per bigha.\n<\/p>\n
8.   In another case pertaining to village Bahapur for a notification under Section  4 dated 13th November, 1959 a Division Bench of this  Court  fixed the market value of land @ Rs. 19,000\/- per bigha. This decision is report-ed as DLF United Limited Vs. Union of India, . In Lekh Raj Vs. Union of India, 1997(1) Apex Decisions (V) 33, this Court approved  the rate  of Rs. 19,000\/- per bigha for village Jasola for  notification  under Section  9  dated 13th November, 1959. However, the appellant  was  granted compensation only at the market value of Rs. 10,000\/- per bigha because  he had  confined value of Rs. 10,000\/- per bigha because he had  confined  his claim in appeal to the said ate.\n<\/p>\n
9.   The  learned  counsel for the appellant sought to  place  reliance  on Union of India Vs. DLF Ltd., . It was a case pertain-ing  to  village Bahapur and the date of notification under Section  4  was 13th November, 1972. The market value of land was fixed at Rs. 65,000\/-. In our view this case again does not serve as a good guide because the date of Section  4 notification is more than eight years subsequent to the date  of notification under consideration in the present appeal.\n<\/p>\n
10.  This  leaves us only with the decisions pertaining to village  Bahapur with respect to Section 4 notification dated 13th November, 1959 fixing the
\nmarket  value  of  land at R. 19,000\/- per bigha and the one  in  Lakh  Raj (supra) which pertains to village Jasola for a notification under Section 4
\ndated  13th November, 1959 where the rate of Rs. 19,000\/- per bigha  has  a tacit approval. As against these determinations with respect to 13th Novem-ber, 1959 the date of notification under Section 4 in the present batch  of appeals  is 6th April, 1964. Thus there is a difference of about  four  and half years. It cannot be denied that there was a rising trend in the market
\nvalue  of land during this period. This has been judicially  recognised  in several  decisions  including those Anar Singh (supra)  and  Prakash  Chand Kashyap Vs. Union of India, AIR 1988 Delhi 316. In the latter case a  Divi-sion  Bench of this Court clearly ruled that “it is common  knowledge  that the price of land rose appreciably between 1959 and 1964 articularly after the master plan came into force with effect from 1\/9\/1962.”\n<\/p>\n
11.  In  our view a fair method of fixing the market value of land  in  the present  appeals  would be to follow the principle of increase  @  12%  per annum.  This  principle can be a good guide in view of  the  provisions  of Section  23(1A) of the Act. This has also been recognised by this Court  in Rameshwer  Solanki  & Ors. Vs. Union of India, .  In  the
\npeculiar  facts  and circumstances of the present case we are of  the  view that  this could be the best and most fair way to fix the market  value  of the  acquired land of the appellants. We have the market value of  land  at Rs.  19,000\/- per bigha for notification under Section 4 dated 13th  Novem-ber,  1959. We have to arrive at the market value for a notification  under Section  4  for dated 6th April, 1964. This means that  the  difference  is about  four  and half years and on the basis of 12% per  annum  roughly  we reach the figure of Rs. 28,000\/- per bigha.\n<\/p>\n
12.  Accordingly we fix the market value of the land for the acquired  land of  the appellants in village Jasola at Rs. 28,000\/- per bigha. The  appellants will be entitled to get the compensation at the said rate. The appellants  will be entitled to get compensation @ Rs. 28,000\/- per  bigha.  Be-sides  this all the appellants will get solatium @ 30% on the market  value of land fixed in their respective cases. The appellants will also be  enti-tled  to  interest @ 9% per annum from the date of dispossession  till  the expiry  of  one  year and thereafter @ 15% per annum till  payment  on  the
\nenhanced amount. The appellants will be entitled to proportionate costs.<\/p>\n","protected":false},"excerpt":{"rendered":"
Delhi High Court Babu Lal & Ors. vs Union Of India on 29 May, 1998 Author: A Kumar Bench: A Kumar, M Siddiqui JUDGMENT Arun Kumar, J. 1. These appeals pertain to land falling within the revenue estate of village of Jasola in Delhi. Through a notification issued on 6th April, 1964 under Section 4 […]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_lmt_disableupdate":"","_lmt_disable":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[14,8],"tags":[],"class_list":["post-157842","post","type-post","status-publish","format-standard","hentry","category-delhi-high-court","category-high-court"],"yoast_head":"\nBabu Lal & Ors. vs Union Of India on 29 May, 1998 - Free Judgements of Supreme Court & High Court | Legal India<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.legalindia.com\/judgments\/babu-lal-ors-vs-union-of-india-on-29-may-1998\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Babu Lal & Ors. vs Union Of India on 29 May, 1998 - 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