{"id":70990,"date":"2010-03-23T00:00:00","date_gmt":"2010-03-22T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/g-prema-vs-spl-tahsildartirupattur-on-23-march-2010"},"modified":"2018-09-13T09:52:57","modified_gmt":"2018-09-13T04:22:57","slug":"g-prema-vs-spl-tahsildartirupattur-on-23-march-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/g-prema-vs-spl-tahsildartirupattur-on-23-march-2010","title":{"rendered":"G.Prema vs Spl.Tahsildar,Tirupattur on 23 March, 2010"},"content":{"rendered":"
Supreme Court of India<\/div>\n
G.Prema vs Spl.Tahsildar,Tirupattur on 23 March, 2010<\/div>\n
Author: R V Raveendran<\/div>\n
Bench: R.V. Raveendran, K.S. Radhakrishnan<\/div>\n
                                                1\n\n\n                 IN THE SUPREME COURT OF INDIA\n\n                  CIVIL APPELLATE JURISDICTION\n\n                   CIVIL APPEAL NO. 2705 OF 2010\n        [Arising out of Special Leave Petition (C) No.29135\/2008]\n\n\nG. Prema                                                ... Appellant\n\n                                    Vs.\n\nThe Special Tahsildar, Tirupattur                       ... Respondent\n                                    WITH\n\n                   CIVIL APPEAL NO. 2707 OF 2010\n        [Arising out of Special Leave Petition (C) No.30599\/2008]\n\nK. Alliammal                                            .... Appellant\n\n                                    Vs.\n\nThe Special Tahsildar, Tirupattur                       ...Respondent\n\n\n                            JUDGMENT\n<\/pre>\n
R. V. RAVEENDRAN, J.\n<\/p>\n<\/p>\n
      Leave granted.\n<\/p>\n
      Survey Nos.59\/3 and 59\/1 of Jolarpettai village, Tirupattur Taluk,<\/p>\n
measuring 1.43 acres and 5.07 acres belonging to the respective appellant in<\/p>\n
the two appeals (along with another 0.27 acre) were acquired        for the<\/p>\n
purpose of providing house sites for weaker sections, in pursuance of
\n                                      2<\/span><\/p>\n
preliminary notification dated 7.6.1989. The Land Acquisition Officer<\/p>\n
determined the compensation for the said agricultural lands at Rs.30,000\/-<\/p>\n
per acre by his award dated 22.4.1992.\n<\/p>\n<\/p>\n
2.    The Reference Court by its judgment and award dated 11.9.1995<\/p>\n
increased the compensation to Rs.4,17,600\/- per acre. It relied on a sale deed<\/p>\n
Ex. A1 dated 23.12.1988 relating to sale of a plot of land measuring 2520 sq.<\/p>\n
ft. in nearby Survey No.65\/3 for a sale consideration of Rs.30,870\/- which<\/p>\n
works out to Rs.12.25 per sq.ft. or Rs.533,610\/- per acre. The Reference<\/p>\n
Court however took the market value under Ex. A1 as Rs.12 sq.ft. or<\/p>\n
Rs.5220\/- per cent and after deducting 1\/4th (Rs.1044\/-) thereof towards the<\/p>\n
cost of development, arrived at the market value of the acquired land at<\/p>\n
Rs.4,176\/- per cent or Rs.4,17,600\/- per acre.\n<\/p>\n<\/p>\n
3. Feeling aggrieved, the State filed appeals before the High Court. The High<\/p>\n
Court was of the view that it would be more appropriate to rely upon Ex. A2<\/p>\n
dated 11.8.1986 which related to a sale of a land which was also the subject<\/p>\n
matter of the same acquisition. Under Ex.A2, one of the appellants (Prema)<\/p>\n
had sold land measuring 15 cents in Sy. No.59\/3 for Rs.18,750\/- which<\/p>\n
worked out to Rs.1,250 per cent or Rs.125,000\/- per acre. As the sale was of
\n                                      3<\/span><\/p>\n
the year 1986 and the preliminary notification was of the year 1989, the<\/p>\n
High Court provided an increase of 10% per year, that is Rs.375\/- for three<\/p>\n
years, and arrived at the market value as Rs.1,625\/- per cent or Rs.162,500\/-<\/p>\n
per acre. As a consequence, the High Court allowed the appeals in part and<\/p>\n
reduced the compensation from Rs.4,17,600\/- to Rs.1,62,500\/- per acre. The<\/p>\n
said judgment is under challenge in this case.\n<\/p>\n<\/p>\n
4.    The appellants contended that the High Court committed an error in<\/p>\n
relying on Ex. A2 as it was nearly 3 years prior to the acquisition and there<\/p>\n
was a steep increase in the value of land during that period. They contended<\/p>\n
that Ex. A1 relating to Survey No.65\/3 which was a nearby land, was more<\/p>\n
appropriate for determining compensation as it was a sale on 23.12.1988,<\/p>\n
much nearer to the date of acquisition. They contended that the<\/p>\n
compensation awarded by the Reference Court ought not to have been<\/p>\n
interfered by the High Court. Alternatively, they contended that even if<\/p>\n
Ex. A2 had to be relied on, the price thereunder should have been increased<\/p>\n
cumulatively at least by 30% per annum. On the other hand, learned counsel<\/p>\n
for the respondent – state submitted that when a sale deed executed by one of<\/p>\n
the claimants relating to an acquired land was available, the High Court was<\/p>\n
justified in taking note of that transaction (Ex. A2 dated 11.8.1986) in
\n                                      4<\/span><\/p>\n
preference to Ex. A1 dated 23.12.1988 which related to a land farther away.<\/p>\n
It was also submitted that while Ex. A2 relied on by the High Court relates<\/p>\n
to 15 cents of land whereas Ex. A1 relied on by the Reference Court was in<\/p>\n
regard to a small plot of developed land measuring hardly 2 cents that is<\/p>\n
2520 sq.ft. and therefore Ex. A2 dated 11.8.1986 was rightly preferred<\/p>\n
instead of Ex. A1 dated 23.12.1988. The respondent also contended that the<\/p>\n
increase in value per year was rightly taken as 10% and that being the<\/p>\n
standard increase, should not be interfered with.\n<\/p>\n<\/p>\n
5.    We are of the view that both the sale deeds are relevant. Ex. A1 is<\/p>\n
nearer in time and the plot though small was also near to the acquired lands.<\/p>\n
Ex. A2 relates to a part of the acquired lands nearly three years prior to the<\/p>\n
preliminary notification. We therefore propose to rely upon both the sale<\/p>\n
transactions by making appropriate adjustments.\n<\/p>\n<\/p>\n
6.    Ex. A1 dated 23.12.1988 as noticed above, is in regard to a small<\/p>\n
developed land measuring 2520 sq.ft. which works out to Rs.12.25 per sq.ft.<\/p>\n
That the acquired lands are situated on the outskirts of Jolarpettai surrounded<\/p>\n
by developed areas (Jolarpettai is one of the main Railway Junctions under<\/p>\n
Southern Railway). The land was acquired for making housing sites for<\/p>\n
weaker sections which also shows their potential for development. However,
\n                                      5<\/span><\/p>\n
as what has been acquired is a larger tract of land and Ex. A1 related to a<\/p>\n
very small piece of land, we are of the view that a deduction of 60% towards<\/p>\n
development cost (that is deduction towards land to be set apart for roads,<\/p>\n
drains, parks etc., and the cost of development), would be appropriate. On<\/p>\n
deducting the 60% towards the development cost from Rs.533,610\/- per acre<\/p>\n
(which is the value reflected by Ex. A1 dated 23.12.1988), the market value<\/p>\n
for a larger tract of land would be Rs.213,440\/- per acre. If we take Ex. A2<\/p>\n
dated 11.8.1986 as the basis, as there is a gap of three years between the date<\/p>\n
of Ex. A2 and the date of preliminary notification, we have to work out the<\/p>\n
market price in 1989, by providing appropriate yearly increase. This Court in<\/p>\n
Sardar Joginder Singh v. State of U.P. [2008 (17) SCC 133] has held that in<\/p>\n
urban areas or lands with potential for development, a cumulative increase<\/p>\n
of 10% to 15% would be appropriate. We are of the view that having regard<\/p>\n
to the situation and potential, providing a cumulative increase of 12% for 3<\/p>\n
years over the base rate of Rs.1250\/- disclosed by Ex.A2 dated 11.8.1986<\/p>\n
would be appropriate. If so done, the market price would work out to be<\/p>\n
Rs.1,756\/- per cent or Rs.175,600\/- per acre. By averaging the two prices,<\/p>\n
we get a market value of Rs.194,520\/- (rounded off to Rs.195,000\/-) per<\/p>\n
acre. We accordingly increase the value of land from Rs.162,500 to<\/p>\n
Rs.195,000\/- per acre.\n<\/p>\n
                                             6<\/span><\/p>\n
7.         We find that while the High Court awarded an additional amount at<\/p>\n
12% per annum from the date of preliminary notification till the date of<\/p>\n
passing of award or delivery of possession whichever was earlier and<\/p>\n
solatium at 30% under section 23(2), it awarded interest only on the<\/p>\n
compensation plus additional amount. In regard to interest on the solatium<\/p>\n
amount, the High Court stated that as the matter was pending before the<\/p>\n
Supreme Court, depending upon the outcome, the claimants will be entitled<\/p>\n
to claim the amount before the Reference Court. This Court has<\/p>\n
subsequently held that interest is payable on the solatium also.<\/p>\n
8.         In view of the above we allow these appeals in part as follows :<\/p>\n
     (a)      The compensation for the land is increased from Rs.162,500 per<\/p>\n
              acre to Rs.195,000 per acre.\n<\/p><\/blockquote>\n
     (b)      The compensation awarded in regard to well and the structure is<\/p>\n
              not disturbed.\n<\/p><\/blockquote>\n
     (c)      The appellants will be entitled to additional amount @ 12% per<\/p>\n
              annum on the market value from the date of notification under<\/p>\n
              section 4(1) of the LA Act till the date of award of the Collector,
\n                                      7<\/span><\/p>\n
        and solatium at 30% of the market value and interest on the<\/p>\n
        aggregate including solatium @ 9% per annum for one year from<\/p>\n
        the date of taking possession and 15% per annum thereafter till the<\/p>\n
        deposit.\n<\/p><\/blockquote>\n
  (d)   The respondent is permitted to draw back any amount deposited in<\/p>\n
        excess of what is due as aforesaid. If the appellants have drawn<\/p>\n
        any amount in excess of what is due to them, the respondent shall<\/p>\n
        be entitled to recover the same.\n<\/p>\n
  (e)   Parties to bear their respective costs.\n<\/p>\n<\/p>\n
                                                  ……………………..J.<\/p>\n
\n                                                  (R V Raveendran)\n\n\nNew Delhi;                                        .........................J.\nMarch 23, 2010.                                   (K S Radhakrishnan)\n<\/pre>\n","protected":false},"excerpt":{"rendered":"
Supreme Court of India G.Prema vs Spl.Tahsildar,Tirupattur on 23 March, 2010 Author: R V Raveendran Bench: R.V. Raveendran, K.S. Radhakrishnan 1 IN THE SUPREME COURT OF INDIA CIVIL APPELLATE JURISDICTION CIVIL APPEAL NO. 2705 OF 2010 [Arising out of Special Leave Petition (C) No.29135\/2008] G. Prema … Appellant Vs. The Special Tahsildar, Tirupattur … Respondent […]<\/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":[30],"tags":[],"class_list":["post-70990","post","type-post","status-publish","format-standard","hentry","category-supreme-court-of-india"],"yoast_head":"\nG.Prema vs Spl.Tahsildar,Tirupattur on 23 March, 2010 - 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\/g-prema-vs-spl-tahsildartirupattur-on-23-march-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"G.Prema vs Spl.Tahsildar,Tirupattur on 23 March, 2010 - 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