{"id":7545,"date":"2009-08-04T00:00:00","date_gmt":"2009-08-03T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/the-guhla-primary-agricultural-vs-jagdish-singh-on-4-august-2009"},"modified":"2015-01-21T18:58:39","modified_gmt":"2015-01-21T13:28:39","slug":"the-guhla-primary-agricultural-vs-jagdish-singh-on-4-august-2009","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/the-guhla-primary-agricultural-vs-jagdish-singh-on-4-august-2009","title":{"rendered":"The Guhla Primary Agricultural … vs Jagdish Singh on 4 August, 2009"},"content":{"rendered":"
Punjab-Haryana High Court<\/div>\n
The Guhla Primary Agricultural … vs Jagdish Singh on 4 August, 2009<\/div>\n
CIVIL REVISION NO. 7223 OF 2008.                             ::-1-::\n\nIN THE HIGH COURT FOR THE STATES OF PUNJAB\n         AND HARYANA AT CHANDIGARH.\n                       C.R. No. 7223 of 2008. [O&M]\n                       Date of Decision: 4th August, 2009.\n\nThe Guhla Primary Agricultural Cooperative Society Ltd., Guhla\n                           Petitioner through\n                           Mr. Surender Dhull, Advocate\n\n           Versus\n\nJagdish Singh                Respondent<\/pre>\n
                             through
\n                             Mr. Samarth Sagar, Advocate.\n<\/p>\n
CORAM:\n<\/p>\n
HON’BLE MR. JUSTICE SURYA KANT.\n<\/p>\n
1. Whether Reporters of local papers may be allowed to see the judgment?\n<\/p>\n
2. To be referred to the Reporters or not?\n<\/p>\n
3. Whether the judgment should be reported in the Digest?<\/p>\n
SURYA KANT, J. [ORAL)<\/p>\n
           This order shall dispose of Civil Revision Nos. 7223 to<\/p>\n
7229 of 2008 as common questions of law and facts are involved in<\/p>\n
these cases. For brevity, the facts are being extracted from CWP No.<\/p>\n
7223 of 2008.\n<\/p>\n
[2].       The petitioner is a Primary Agricultural Cooperative<\/p>\n
Society registered under the Haryana Cooperative Societies Act,<\/p>\n
1984. The petitioner Society is owner of seven shops, an open<\/p>\n
verandah, office rooms, some godowns and toilets etc. constructed<\/p>\n
near the Grain Market in Guhla town, District Kaithal. All the seven<\/p>\n
shops have been rented out to different tenants since the year 1982-<\/p>\n
84. One of the shop has been let out to the respondent – tenant also.<\/p>\n
The office room along with open space continued to be occupied by<\/p>\n
the petitioner Society, whereas another part of the building was given
\n CIVIL REVISION NO. 7223 OF 2008.                          ::-2-::\n<\/p>\n
on rent to a Private School.\n<\/p>\n
[3].           The petitioner Society filed an eviction petition against the<\/p>\n
respondent-tenant under Section 13 of the Haryana Urban [Control of<\/p>\n
Rent and Eviction] Act, 1973, inter-alia, on the grounds that – [i] the<\/p>\n
demised premises is required by the petitioner Society for its own<\/p>\n
use and occupation; and [ii] the shop is in a dilapidated condition and<\/p>\n
is unfit and unsafe for human habitation.\n<\/p>\n
[4].           In order to substantiate the first plea that the premises is<\/p>\n
required by the Society for its personal use and occupation, it was<\/p>\n
averred in the eviction petition that six other Primary Agricultural<\/p>\n
Cooperative Societies, namely, Agonda, Shiv Majra, Kasaur,<\/p>\n
Kharodi, Mahamudpur and Majri have been amalgamated with the<\/p>\n
petitioner Society and as a result thereto, its business activities have<\/p>\n
increased manifolds, requiring additional accommodation for “its<\/p>\n
office, godowns for members and day to day needs and other<\/p>\n
requirements attached with the Society”. In support of the second<\/p>\n
plea, the petitioner pleaded that “the walls and flooring have been<\/p>\n
damaged with the water and have no strength to bear the burden of<\/p>\n
roof\/shop and the shop has become unfit and unsafe for human<\/p>\n
habitation”.\n<\/p>\n
[5].           The respondent – tenant controverted both the grounds<\/p>\n
and asserted that the shop is in good condition and is fit for doing the<\/p>\n
business activities and that the petitioner Society has more than<\/p>\n
1500 square yard open space             available with it where it could<\/p>\n
construct more shops\/building, if so required by it for the increased<\/p>\n
business activities. It was further explained that the petitioner Society
\n CIVIL REVISION NO. 7223 OF 2008.                         ::-3-::\n<\/p>\n
has rented out three rooms and a verandah to a private school and<\/p>\n
had there been a bona-fide necessity, it would not have let out that<\/p>\n
part of the premises to the school. The respondent further averred<\/p>\n
that the office bearers of the petitioner Society in fact tried to forcibly<\/p>\n
dispossess him, due to which he had to file a civil suit for Permanent<\/p>\n
Injunction.\n<\/p>\n
[6].          On the basis of the pleadings of the parties, the Rent<\/p>\n
Controller framed the issues (i) as to whether the petitioner Society<\/p>\n
bona-fidely requires     the tenanted      premises    for its personal<\/p>\n
necessity? and (ii) whether the tenanted premises is in dilapidated<\/p>\n
condition and requires reconstruction? The other ancillary issues<\/p>\n
were also framed. The petitioner Society produced its Cashier and<\/p>\n
Chief Executive Officer [AW2 and AW3] and one Draftsman [AW1] in<\/p>\n
its oral evidence. It also produced on record a site plan [Ex.A1], two<\/p>\n
resolutions dated 12.2.2007 and 6.4.2007 [Ex.A2 and A3], a letter<\/p>\n
dated 21.8.2006 of the Assistant Registrar, Cooperative Societies,<\/p>\n
Kaithal [Ex.A4] and certified copy of the plaint in Civil Suit No. 92 of<\/p>\n
2007 [Ex.A5] and closed its evidence. The respondent – tenant also<\/p>\n
produced one Draftsman [RW1] and himself stepped into the witness<\/p>\n
box [RW2]. He also produced the documentary evidence consisting<\/p>\n
of Jamabandi for the year 2002-03 [Ex.R1] and Site Plan [Ex.R2].<\/p>\n
[7].          On consideration of the evidence on record, the Rent<\/p>\n
Controller, rejected the first plea of the petitioner Society it requires<\/p>\n
the premises for its personal use and occupation after observing that<\/p>\n
there is sufficient accommodation available with the Society<\/p>\n
inasmuch as three rooms and Verandah which were earlier rented
\n CIVIL REVISION NO. 7223 OF 2008.                       ::-4-::\n<\/p>\n
out to Mount Carmel School have now been got vacated and that<\/p>\n
“there is more than sufficient open space in possession of the<\/p>\n
petitioner Society whereupon construction can be raised by it for<\/p>\n
running its business”. The Rent Controller further observed that no<\/p>\n
evidence has been led to prove the increase in its business or other<\/p>\n
activities due to amalgamation of seven different Cooperative<\/p>\n
Societies and that the site plan [Ex.A1] produced by the petitioner<\/p>\n
Society does not reflect the entire property owned and possessed by<\/p>\n
it. The Rent Controller also turned down the plea that the premises<\/p>\n
has become unfit and unsafe for human habitation after observing<\/p>\n
that only vague allegations have been made and there is no<\/p>\n
corroborative and credible evidence to substantiate that plea. The<\/p>\n
eviction petition was accordingly dismissed.\n<\/p>\n
[8].       The petitioner Society preferred an appeal which too met<\/p>\n
with the same fate and has been dismissed by the Appellate<\/p>\n
Authority vide its impugned judgment dated 9.9.2008.<\/p>\n
[9].       I have heard learned counsel for the parties at some<\/p>\n
length and perused the impugned orders as well as the record. In<\/p>\n
my considered view, no error of jurisdiction has been committed by<\/p>\n
the courts below in dismissing the eviction petition, warranting any<\/p>\n
interference by this Court. I say so for the reason that the plea of the<\/p>\n
petitioner Society regarding its personal necessity was founded up<\/p>\n
on the fact that with the amalgamation of seven other Cooperative<\/p>\n
Societies, the business and other activities of the Society have<\/p>\n
multiplied. No evidence whatsoever except the oral statement of the<\/p>\n
office bearers of the Society, has been led in support of that plea.
\n CIVIL REVISION NO. 7223 OF 2008.                       ::-5-::\n<\/p>\n
The petitioner Society ought to have proved as to what were its<\/p>\n
business activities before and after the amalgamation and how the<\/p>\n
existing space has now fallen short. It ought to have proved the<\/p>\n
increase in business activities like, storage space for fertilizers,<\/p>\n
seeds, agricultural equipments and other allied activities. Suffice it to<\/p>\n
say that mere amalgamation of seven Societies into one and<\/p>\n
consequential increase in the membership of the Society does not<\/p>\n
per-se require more space as the names of the members are to be<\/p>\n
entered in the Society’s Membership Register only. However, the<\/p>\n
Rent Controller does not appear to be right in observing that since<\/p>\n
there is additional open space available with the Society, it could<\/p>\n
raise construction thereupon. No tenant has a right to dictate the<\/p>\n
landlord that instead of seeking eviction, the landlord should raise<\/p>\n
fresh construction to meet his requirement.\n<\/p>\n
[10].        Similarly, the evidence led by the petitioner Society in<\/p>\n
support of the second plea that the premises has become unfit and<\/p>\n
unsafe for human habitation, falls short of proving that plea. No<\/p>\n
building expert of credibility has been produced nor the photographs<\/p>\n
or any other material has been brought on record to establish that the<\/p>\n
building has outlived its utility or is now unsafe or unfit for human<\/p>\n
habitation. The bald statement made by the officials of the Society<\/p>\n
can not be accepted.\n<\/p>\n
[11].        For the reasons afore-stated, no interference with the<\/p>\n
impugned orders is called for and the revision petition is accordingly<\/p>\n
dismissed.\n<\/p>\n
[12]         Faced with this, learned counsel for the petitioner pleaded
\n CIVIL REVISION NO. 7223 OF 2008.                         ::-6-::\n<\/p>\n
for the remand of the case to enable the petitioner – Society to lead<\/p>\n
additional evidence. No such plea can, however, be entertained at<\/p>\n
this stage. Suffice it to observe that the principle of res-judicata is not<\/p>\n
attracted stricto-senso to the eviction proceedings based upon plea<\/p>\n
of personal necessity of a landlord, if the afresh such proceedings<\/p>\n
are based upon changed circumstances. In other words, it is open to<\/p>\n
the landlord to file a fresh petition provided that the later events<\/p>\n
justify the requirement of additional accommodation. In this view of<\/p>\n
the matter, the Society shall be at liberty to file a fresh petition, if so<\/p>\n
required, to prove that during the pendency of the eviction<\/p>\n
proceedings, the circumstances have changed and keeping in view<\/p>\n
the later events, it requires the tenanted premises for its personal<\/p>\n
use and occupation. Needless to say that the tenant shall always be<\/p>\n
at liberty to refute such plea and prove otherwise.<\/p>\n
[13].       No costs.\n\nAugust 04, 2009.                            ( SURYA KANT )\ndinesh                                          JUDGE\n <\/pre>\n","protected":false},"excerpt":{"rendered":"
Punjab-Haryana High Court The Guhla Primary Agricultural … vs Jagdish Singh on 4 August, 2009 CIVIL REVISION NO. 7223 OF 2008. ::-1-:: IN THE HIGH COURT FOR THE STATES OF PUNJAB AND HARYANA AT CHANDIGARH. C.R. No. 7223 of 2008. [O&M] Date of Decision: 4th August, 2009. The Guhla Primary Agricultural Cooperative Society Ltd., Guhla […]<\/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":[8,28],"tags":[],"class_list":["post-7545","post","type-post","status-publish","format-standard","hentry","category-high-court","category-punjab-haryana-high-court"],"yoast_head":"\nThe Guhla Primary Agricultural ... vs Jagdish Singh on 4 August, 2009 - 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\/the-guhla-primary-agricultural-vs-jagdish-singh-on-4-august-2009\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Guhla Primary Agricultural ... vs Jagdish Singh on 4 August, 2009 - 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