{"id":83021,"date":"1990-01-31T00:00:00","date_gmt":"1990-01-30T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/shaziabad-sheromani-sahkari-avas-vs-state-of-u-p-ors-etc-on-31-january-1990"},"modified":"2016-12-10T13:41:50","modified_gmt":"2016-12-10T08:11:50","slug":"shaziabad-sheromani-sahkari-avas-vs-state-of-u-p-ors-etc-on-31-january-1990","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/shaziabad-sheromani-sahkari-avas-vs-state-of-u-p-ors-etc-on-31-january-1990","title":{"rendered":"Shaziabad Sheromani Sahkari Avas &#8230; vs State Of U.P. &amp; Ors. Etc on 31 January, 1990"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Shaziabad Sheromani Sahkari Avas &#8230; vs State Of U.P. &amp; Ors. Etc on 31 January, 1990<\/div>\n<div class=\"doc_citations\">Equivalent citations: 1990 AIR  645, \t\t  1990 SCR  (1) 203<\/div>\n<div class=\"doc_author\">Author: M Rangnath<\/div>\n<div class=\"doc_bench\">Bench: Misra Rangnath<\/div>\n<pre>           PETITIONER:\nSHAZIABAD SHEROMANI SAHKARI AVAS SAMITILIMITED &amp; ANR. ETC.\n\n\tVs.\n\nRESPONDENT:\nSTATE OF U.P. &amp; ORS. ETC.\n\nDATE OF JUDGMENT31\/01\/1990\n\nBENCH:\nMISRA RANGNATH\nBENCH:\nMISRA RANGNATH\nSAWANT, P.B.\nRAMASWAMY, K.\n\nCITATION:\n 1990 AIR  645\t\t  1990 SCR  (1) 203\n 1990 SCC  (1) 583\t  JT 1990 (1)\t128\n 1990 SCALE  (1)151\n\n\nACT:\n    Land  Acquisition Act, 1894: ss.4(1) &amp;  17(1)--Land\t ac-\nquired\tby cooperative housing societies prior to  notifica-\ntion in favour of Ghaziabad Development\t Authority--Validity\nof.\n\n\n\nHEADNOTE:\n    The\t appellant cooperative societies consisting of\t1739\nlow  paid Government servants had acquired certain  land  in\nGhaziabad for the purpose of providing residential  accommo-\ndation\tto  their members. Subsequently, the said  land\t was\nnotified  for  acquisition under ss. 4(1) and  7(1)  of\t the\nLand Acquisition Act for the Ghaziabad Development  Authori-\nty.  Representations made by the appellants under s.  5A  of\nthe Act were rejected.\n    In\tthe writ petitions, filed under Article 226  of\t the\nConstitution,  it was contended for the appellant  societies\nthat the Development Authority constituted by the State\t for\nthe  same purpose should not have been permitted to  acquire\nthe  said  land to their prejudice, and that  there  was  no\njustification for depriving them of their right to represen-\ntation under s. 5A of the Act. The High Court dismissed\t the\nwrit petitions.\nAllowing the appeals by special leave, the Court,\n    HELD:  1. The members of the appellant societies  should\nnot  be denied residential accommodation for which they\t had\ntaken effective steps before the acquisition for the Ghazia-\nbad Development Authority was notified. [205G]\n    2.1 Keeping in view the number of eligible members,\t the\ntotal  area  which they had acquired and  entrusted  to\t the\nsocieties  for construction, the capacity of the members  to\npay  for  the construction now charged\tby  the\t Development\nAuthority, the need for planned development of the area\t and\nall other relevant facts, it would be sufficient if each one\nof them was provided with an area of 80 sq. yards.  [205G-H;\n206A]\n204\n    2.2 High rise construction for the poor sections of\t the\nsociety\t would not be convenient. If the double storey\tcon-\nstruction  with an area of 80 sq. yards is adopted about  20\nacres of land, inclusive of land for laying of the roads and\nother\trequirements  contemplated  under  the\t development\nscheme,\t would be necessary. For convenience and  adjustment\ntwo more acres of land shall be made available to the socie-\nties to be shared by amicable adjustment by them. Thus, from\nthe  acquisition notification 22 acres of land\tshall  stand\ndeleted\t and shall be released inaccordance with the  extent\nindicated  for each of the societies. The identification  of\nthe  land to be so released shall be made within four  weeks\nfrom  the date of pronouncement of the order by\t mutual\t ar-\nrangements.  The  order of release bearing  appropriate\t de-\nscription  to  follow and sketch maps to be  signed  by\t the\nparties. [206D; 207C-E]\n    3.\tThe development charges for  sewerage,\telectricity,\nroad  connections  and\tthe like shall be  provided  to\t the\nDevelopment Authority at the rate of Rs.100 per sq. yard and\ninternal  development shall be done by the  societies  them-\nselves. In raising the construction, the bye-laws and  regu-\nlations\t of  the  Development Authority\t shall\tbe  strictly\nfollowed, (207G)\n\n\n\nJUDGMENT:\n<\/pre>\n<p>    CIVIL  APPELLATE JURISDICTION: Civil Appeal Nos.  992997<br \/>\nof 1990.\n<\/p>\n<p>    From  the  Judgment and Order dated 30.8.  1988  of\t the<br \/>\nAllahabad  High Court in W.P. Nos. 12572 of  1984.  6512\/85,<br \/>\n12574\/84, 17966\/180. 12152,84 and 12159 of 1984.<br \/>\n    K.K.  Venugopal, S.N. Misra, Rajinder Sachhar,  Soli  J.<br \/>\nSorabjee,  V.M. Tarkunde, S.S. Ray, O.P. Rana,\tGovind\tMuk-<br \/>\nhoti,  P.C. Kapur, B.P. Sahu, P.N. Misra, Krishna Pd.,\tB.P.<br \/>\nSingh,\tA.K. Goel. J.M. Khanna, Ms. Shafali Khanna, S.\tMar-<br \/>\nkandeya,  Ashok Sharma, G.S. Gift Rao, Mrs.  C.\t Markandeya,<br \/>\nW.A.  Nomani, G. Seshagiri, S.K. Mehta, Aman  Vachher,\tAtul<br \/>\nNanda,\tN.D. Tyagi, Raju Ramachandran, D. Pillai,  Raja\t Ram<br \/>\nAgarwal,  Sanjay  Parekh, S.N. Mira and A.K.  Goel  for\t the<br \/>\nappearing parties.\n<\/p>\n<p>The Judgment of the Court was delivered by<br \/>\n    RANGANATH  MISRA, J. We have heard counsel for the\tpar-<br \/>\nties  at  considerable length but piece meal spread  over  a<br \/>\nnumber of days. Special Leave granted<br \/>\n<span class=\"hidden_text\">205<\/span><br \/>\n    Five cooperative societies with membership of Government<br \/>\nservants mostly of&#8217; the lower strata filed six separate writ<br \/>\npetitions  before the Allahabad High Court  challenging\t the<br \/>\nNotification  under  section 4(1) and section 17(1)  of\t the<br \/>\nLand  Acquisition  Act (1 of 1894) on several  grounds.\t The<br \/>\nprincipal  contentions before the High Court were  two-fold:<br \/>\n(1)  the  cooperative societies consisting Of the  low\tpaid<br \/>\nGovernment servants having acquired the land for the purpose<br \/>\nof providing residential accommodation to their members, the<br \/>\nGhaziabad Development Authority constituted by the State  of<br \/>\nUttar  Pradesh\tfor the same purpose should  not  have\tbeen<br \/>\npermitted  to acquire the said land to their prejudice;\t and<br \/>\n(2) there was no justification for depriving the petitioners<br \/>\nof  their  right to representation under section 5A  of\t the<br \/>\nAcquisition Act in the facts and circumstances of the case.<br \/>\n    The\t High Court by a common judgment dated 30th  August,<br \/>\n1988, dismissed the writ petitions by negativing the several<br \/>\ncontentions  raised on behalf of the petitioners. It may  be<br \/>\npointed\t out  that  on behalf of the  Neelam  Sahakari\tAwas<br \/>\nSamiti Ltd. two writ petitions were filed while each of\t the<br \/>\nother  four societies had filed one writ petition.  That  is<br \/>\nhow six Special Leave Petitions were filed before this Court<br \/>\nand have now been converted into appeals on grant of leave.<br \/>\n    Ghaziabad, within the State of Uttar Pradesh,  virtually<br \/>\nbordering  Delhi is located at a distance of  28  kilometers<br \/>\nfrom the New Delhi Railway Station in the trans Jamuna area.<br \/>\nIt has of late become, apart from being a Railway junction,.<br \/>\nan  industrial\tarea as also an\t agglomeration\tsufficiently<br \/>\ndeveloped  to  call it a township. A Master  Plan  has\tbeen<br \/>\ndrawn up for the area and some portions have been  developed<br \/>\nwhile  the lands of the five cooperative societies have\t not<br \/>\nyet  been improved on account of the pendency of this  group<br \/>\nof cases.\n<\/p>\n<p>    In course of the hearing of these appeals we were satis-<br \/>\nfied  about  the genuineness of the  grievance\tadvanced  on<br \/>\nbehalf\tof the members through their respective\t cooperative<br \/>\nsocieties and took the view that the members of the coopera-<br \/>\ntive  societies should not be denied residential  accommoda-<br \/>\ntion  for  which they had taken effective steps\t before\t the<br \/>\nacquisition  for the Development authority was notified.  We<br \/>\ntook into consideration the total number of members as\talso<br \/>\nthe  number  of eligible members; the total area  which\t the<br \/>\nmembers had acquired and entrusted to the cooperative socie-<br \/>\nties  for construction; the capacity of the members  to\t pay<br \/>\nfor the construction now charged by the Development authori-<br \/>\nty;  the need of planned development of the area.;  and\t all<br \/>\nother  relevant\t facts and circumstances placed by  all\t the<br \/>\nparties before<br \/>\n<span class=\"hidden_text\">206<\/span><br \/>\nus  and\t formed the opinion that it would be  sufficient  to<br \/>\nmeet  the  requirement of members of these societies if each<br \/>\none  of them was provided with a plot limited to an area  of<br \/>\n80 square yards.\n<\/p>\n<p>    Total members entitled to allotment are 1739. Whether it<br \/>\nshould\tbe individual plots or double storeyed\tconstruction<br \/>\nshould\tbe permitted was seriously debated before us but  we<br \/>\nhave come to the ultimate conclusion that instead of  single<br \/>\nstorey\tconstruction  double storey constructions  would  be<br \/>\nconvenient  and\t economical.  The interest  of\tthe  members<br \/>\nrepresented  by their respective cooperative  societies\t and<br \/>\nthe nature of the housing complex contemplated by the Devel-<br \/>\nopment\tauthority have to be kept in view and  the  ultimate<br \/>\ndecision,  keeping  the interest of both, has to  be  taken.<br \/>\nCounsel\t for the Development authority had canvassed  before<br \/>\nus  that instead of confining construction of flats  to\t two<br \/>\nstoreys, the normal pattern of five or six storeys could  be<br \/>\nadopted. High-rise construction for the poor section of\t the<br \/>\nsociety would not be convenient&#8211;in old age many would\thave<br \/>\nmovement  problem; many of the necessities for living  would<br \/>\nbe difficult to secure. We have, therefore, decided that the<br \/>\nconstruction  must be confined to two storeys only  and\t the<br \/>\nmembers\t of their respective societies shall make their\t own<br \/>\nadjustment  of\tthe ground floor and 1st  floor\t allotments.<br \/>\nAbout  20  acres of land would be necessary  if\t the  double<br \/>\nstorey\tconstruction  with  an area of 80  square  yards  is<br \/>\nadopted. Society-wise particulars are provided below:<br \/>\nS. No. Name of cooperative\tTotal members Area<br \/>\nsociety\t\t\t\tentitled to\tin acres<br \/>\n\t\t\t\tallotment\n<\/p>\n<p>1.   Sarkari Karamchari Evam   230\t  2.54<br \/>\n     Mitregan Sahakari Awas<br \/>\n     Samiti Ltd.\n<\/p>\n<pre>2.   Kendriya Karamchari Evam\t523\t   5.77\n     Mitregan Sahakari Awas\n     Samiti Ltd.\n3.    Ghaziabad Shiromani\t298\t   3.29\nSahakari Awas Samiti Ltd.\n 4.    Neelain Sahakari Awas\t 245\t    2.70\n Samiti Ltd.\n<span class=\"hidden_text\">207<\/span>\n5.    Asha Pushpa Vihar Sahakari 443\t    4.87\nAwas Samiti Ltd.\n1739\t      19.17\n    Members entitled\t    1739\n    Total area\t\t    19.17 acres (rounded to 20\n\t\t\t\t      acres)\n<\/pre>\n<p>    This area of 20 acres is inclusive of land for laying of<br \/>\nthe  roads  and other requirements  contemplated  under\t the<br \/>\ndevelopment scheme. For convenience and adjustment we are of<br \/>\nthe  view that two more acres of land be made  available  to<br \/>\nthe  five  cooperative societies to be\tshared\tby  amicable<br \/>\nadjustment  by them. Thus from the acquisition\tNotification<br \/>\n22  acres of land shall stand deleted and shall be  released<br \/>\nin accordance with the extent indicated for each of the five<br \/>\ncooperative societies. The identification of the land to  be<br \/>\nso released shall be made within four weeks from the date of<br \/>\npronouncement of the order by mutual arrangement. We  direct<br \/>\nthat  when  the land shall be so identified,  the  order  of<br \/>\nrelease\t from acquisition by appropriate description of\t the<br \/>\nland shall be made; sketch maps showing the identified\tland<br \/>\nshall  also be signed by parties to avoid future  litigation<br \/>\nand made over to each of the societies.\n<\/p>\n<p>    We\tcommend that all the five cooperative societies\t may<br \/>\nform themselves into a federation for the purpose of  ensur-<br \/>\ning  appropriate development of the area and sharing  either<br \/>\nin common or by division the 2.83 acres of extra land  which<br \/>\nis directed to be released from acquisition.<br \/>\n    It\thas been agreed that development charges for  sewer-<br \/>\nage,  electricity,  road connections and the like  shall  be<br \/>\nprovided  by the Development authority @ Rs. 100 per  square<br \/>\nyards  and internal development shall be done by the  socie-<br \/>\nties  themselves. In raising the construction, the  bye-laws<br \/>\nand  regulations  of  the  Development\tauthority  shall  be<br \/>\nstrictly  followed. We hope and trust that  the\t Development<br \/>\nauthority  shall extend its cooperation in every  manner  to<br \/>\nthe  societies to effectuate the directions made by  us.  We<br \/>\nlook forward to the fulfillment of the dreams of each of the<br \/>\nmembers of the society in the matter of having a residential<br \/>\naccommodation.\n<\/p>\n<p><span class=\"hidden_text\">208<\/span><\/p>\n<p>    As soon as the lands are identified and sketch maps\t are<br \/>\ndelivered as directed above the interim orders made by\tthis<br \/>\nCourt shall stand dissolved.\n<\/p>\n<p>       The  appeals  are disposed of without any  order\t for<br \/>\ncosts.\n<\/p>\n<pre>P.S.S.\t\t\t       Appeals allowed.\n<span class=\"hidden_text\">209<\/span>\n\n\n\n<\/pre>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Shaziabad Sheromani Sahkari Avas &#8230; vs State Of U.P. &amp; Ors. Etc on 31 January, 1990 Equivalent citations: 1990 AIR 645, 1990 SCR (1) 203 Author: M Rangnath Bench: Misra Rangnath PETITIONER: SHAZIABAD SHEROMANI SAHKARI AVAS SAMITILIMITED &amp; ANR. ETC. Vs. RESPONDENT: STATE OF U.P. &amp; ORS. ETC. DATE OF JUDGMENT31\/01\/1990 [&hellip;]<\/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-83021","post","type-post","status-publish","format-standard","hentry","category-supreme-court-of-india"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Shaziabad Sheromani Sahkari Avas ... vs State Of U.P. &amp; Ors. 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