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IN THE GAUHATI HIGH COURT
(THE HIGH COURT OF ASSAM, NAGALAND, MIZORAM & ARUNACHAL PRADESH)
CRP No. 478 of 2016
Bani Kanta Medhi & 4 Ors. …..Petitioners
Vs
Himadri Kishore Das & Anr. ..…Respondents
BEFORE
HON’BLE MR. JUSTICE KALYAN RAI SURANA
Advocates for the Petitioner : Mr. Satyajeet Sharma, : Mr. S.N. Adhyapak, Mr. N. Hazarika
Advocates for the Respondent : Mr. Samnur Ali, Mr. R. Baruah, : Mrs. M. Hazarika, Ms. AR Molier,
Date of hearing : 09.01.2017, 25.01.2017 & 06.02.2017
Date of judgment and order : 09.02.2017
JUDGMENT AND ORDER (CAV)
1. Heard Mr. Satyajeet Sharma, learned counsel for the petitioners,
Mr. Samnur Ali, learned counsel for the Respondent No.1 and Mrs. M. Hazarika,
learned Senior Counsel, assisted by Ms. AR Molier for the Respondent.
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2. The petitioners are the plaintiffs in TS No. 161/16. The respondents
herein were arrayed as Defendants No.1 and 2 respectively in the said suit. The
suit was filed for declaration and injunction. Along with the suit, the petitioners
had also filed a separate application under Or. XXXIX R.1 & 2 read with section
151 CPC, which was registered as Misc. (J) Case No. 213/16. The learned Civil
Judge No.3, Kamrup (M), Guwahati by order dated 20.06.2016, passed the order
of ad-interim injunction. The respondent No.1 preferred an appeal against the
said order, which was registered and numbered as Misc. Appeal No. 39/2016.
The said appeal was allowed by the learned Additional District Judge No.2,
Kamrup (M), Guwahati vide order dated 30.11.2016. By filing this application
under Article 227 of the Constitution of India, the petitioners have assailed the
said order dated 30.11.2016 passed by the learned Additional District Judge
No.2, Kamrup (M), Guwahati in Misc. Appeal No. 39/2016.
3. Along with the present revision, the petitioners have filed a
separate application under the provisions of Order XXXIX Rules 1 and 2 read with
section 151 for granting ad-interim injunction to restrain the respondent No.1
from proceeding with any construction beyond building permission dated
09.04.2012, which is registered as I.A.(C) No. 2335/16. The Respondent No.1,
who had appeared by filing a caveat has filed their affidavit-in- opposition to the
said application. During the pendency of the said Interim Application, the
petitioners have also filed a separate application under Order XXXIX Rule 7 read
with section 151 CPC for inspection of the suit premises, which is registered as
I.A.(C) No. 197/2017. The revision has come up for 'admission hearing'. This
court was of the view that there would be a repetition of same hearing at (i) the
'admission stage', (ii) for consideration of prayer for injunction, (iii) for
consideration of prayer for inspection of suit premises, and again (iv) at the time
of final hearing. On this question being posed, the learned counsel for the parties
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have all agreed that the entire matter be heard and disposed off at the
admission stage itself to avoid repetition of almost similar set of argument at
four stages as indicated above. Thus, the entire matter is taken up for hearing.
4. In order to appreciate the facts, it would be necessary to narrate
the relevant pleadings of the parties.
5. The plaintiffs' case is projected as follows:-
a. Plaintiffs claim to be flat owners of a residential apartment in Unit-B
of Rishiraj Residential Building constructed by the respondent No.1
as per plan sanctioned by the Respondent No.2.
b. The plaintiffs claim that they were had entered into separate but
similar "Agreement for Sale" to purchase separate flat units on
being satisfied with the brochure and approved construction plan
dated 09.04.2012, as supplied to them.
c. The proposed building was to be of Ground + 2 floors, with car
parking on the ground floor and residential flat units in the 1st and
2nd floor with roof over 2nd floor to remain as a common facility.
The details of areas covered and/or to be covered by the building
and units therein is not essential and, as such, those are not
mentioned herein for the sake of brevity. The proposed flats in the
building was to be delivered within 12 months or within a further
extended period of 6 months.
d. Out of the five petitioners/plaintiffs, the petitioners No.3 and 5
were delivered incomplete flats, which they claim had been
completed on their own. The remaining portion of the building is
stated to be incomplete with no water supply, sanitary works,
electricity connection and the floor is also not completed. It is
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further stated that the common facilities like compound gate,
transformer, generator, security quarter, etc. has not been
completed. Without referring to minute details, it would be
sufficient to state that as per the petitioners, the building in
inhabitable.
e. The petitioners project that behind their back, the respondent No.1
illegally obtained a revised building permission dated 02.07.2014,
which was contrary to the applicable building byelaws, which to a
great extent reduced their entitlements like parking space,
proportionate share in land, etc. Despite complaining before the
Respondent No.2, as no action was taken as such, the petitioners
had filed the said suit was filed, inter-alia, with prayers to declare
the construction on the third floor and residential area on ground
floor and revised NOC as illegal with further prayer to demolish the
construction claimed to be illegal and for permanent injunction.
f. In Misc. (J) Case No. 213/16, the petitioners made a prayer to
restrain from proceeding with the constructions proposed on the
third floor and ground floor beyond permission dated 04.07.2012.
6. The respondent No.1 contested the suit by filing written statement
cum counter-claim, wherein it was projected as follows:-
a. The respondent was to construct the building pas per plan and the
petitioners were entitled to proportionate share of land under the
building and open space. it was denied that there was any promise
to provide full car parking on the ground floor as space was also
reserved for utilizing some portion for residential purpose. It was
stated that there was no agreement that the respondent No.1
would not construct over 2nd floor.
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b. It was stated that at the relevant time, the Respondent No.2 was
not sanctioning more building of more than Ground + 2 Floor as
new building byelaw was to come and when after the new building
byelaws permitted further construction, the respondent No.1
applied for a revised NOC and started construction as per the
revised NOC. It is projected that there was no violation of the
sanctioned plan.
c. It was stated that the petitioners No.3 and 5 were given their
respective fully constructed flats at their request after the said
petitioners provided their affidavits but the petitioners No.1, 2 and
4 illegally and forcibly took over possession of their incomplete flats
on 09.03.2016 by breaking locks for which FIR was lodged in the
Noonmati P.S. They threatened the labourers to stop construction,
for which the labourers left the work leaving the work incomplete.
It was claimed that none of the petitioners have completed their
assured payment. It is denied that the revised NOC was illegally
obtained.
d. The other voluminous statements including various measurement
details mentioned in the written statement cum counter-claim as
well as in the written statement to counter- claim have not been
reproduced for the sake of brevity. The respondent No.1 prayed for
recovery of possession of flats described in Schedule-A to D and for
cancellation of agreements described in Schedule-E, etc.
e. The Respondent No.1 also contested the application for ad-interim
injunction.
7. The learned Civil Judge, upon hearing the parties, by an order
dated 20.06.2016, inter-alia, held that prima facie the petitioners herein were
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entitled to have the parking space along with other amenities on the ground
floor, due and legitimate proportionate share in the land of Schedule-A since
they have also become a co-owner with the Respondent No.1 herein by virtue of
the said agreements and accordingly, any modification of the plan or extension
of the agreed construction ought to have been made in consultation with the
with the petitioners as such construction would reduce their parking space and
proportionate share in the land. Having taken such a view, the learned Civil
Judge No.3, Guwahati had granted ad-interim injunction, restraining the
respondent No.1 herein, his agents, men, servant, attorney, etc. from making
any further construction upon the roof of the second floor of the building i.e.
Schedule-B building, over the land of Schedule-A and they were also restrained
from extension of residential area of ground floor in terms of revised NOC dated
02.07.2014 till disposal of the main suit.
8. As stated herein before, the said order was assailed in appeal. The
learned first appellate court decided the matter of ad-interim injunction
independently and arrived, inter-alia, at the following conclusion:-
a. That rightly or wrongly the petitioners herein had got possession of
their respective flats by virtue of the agreements.
b. Though the petitioners claim that they were ready and willing to
pay their remaining amount, they did not approach the court for
specific performance of contract or for part performance.
c. The date of revised NOC i.e. 02.07.2014 was not the date of cause
of action.
d. That whether the NOC is illegal or not will be decided in the suit
and if the NOC is found to be illegal, the respondent No.1 will face
consequences.
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e. On the date of filing of the suit, the petitioners herein had not
acquired any title over the properties they agreed to purchase.
f. At the initial stage, it was not safe to conclude that the revised
NOC was obtained illegally or in collusion with officials of
Respondent No.2, who cannot grant permission mechancially.
g. At the relevant time, permission was granted for G+2 as it was the
permissible limit. Subsequently, the byelaws was amended and the
subsequent NOC was issued to the respondent No.1. Therefore, if
at the end of trial it is found that the NOC was granted owing to
manufactured document, the Respondent No.2, being a competent
authority would demolish the extended portion and the respondent
No.1 will face loss.
h. Proportionate share in land is calculated by taking into account the
total area of space purchased divided by total area of construction
multiplied with the area of the area (i.e. land) underneath. The
petitioners are entitled to proportionate area of land and if
respondent No.1 sells extra unit to other persons, the share of
petitioners will be reduced, still the petitioners would get equal
proportionate share of land. When the respondent No.1 entered
into agreements with the petitioners then he got permission for
construction of G+2 building, but if he had got permission to
construct G+3 building, he would have entered into the same
agreements with other purchasers by putting the same clause. The
builder would aim to construct maximum permissible units in a
building, which cannot be termed as illegal.
i. Main facilities agreed to be provided have not been reduced, except
reduction of proportionate/ equal share in land.
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j. As the petitioners have not filed a suit for specific performance of
contract or for part performance, the petitioners have failed to
show prima facie case for granting injunction.
k. If the respondent No.1 is allowed to construct extended portion,
the petitioners would not suffer any financial loss, except reduction
of land and that can easily be compensated in terms of money.
However, if the respondent No.1 is not allowed to construct, he will
face huge financial loss as he has already carried out substantial
construction. For this, reliance was placed in the case of Ratan Paul
(Smti) & ors. V. Subhash Ranjan Paul & Anr, 2001 (1) GLT 244
(para 27, 30).
l. In the prayer, the petitioners have prayed for demolition of 73m2
area of construction on ground floor, which cannot be completed
overnight, and on this count relied in the case of Mandali Ranganna
& Ors. V. T. Ramachandra & Ors, (2008) 11 SCC 1 (para 21, 26 &
27) cited on behalf of the respondent No.1.
m. When the petitioners entered into agreement with Respondent
No.1, then G+2 construction was allowed, but subsequently,
situation changes and the respondent No.1 is permitted to
construct more than G+2 and under such circumstances, if the
respondent No.1 is not allowed to avail the benefit, he will face
irreparable loss.
n. As the respondent No.1 was found to have constructed good
portion of construction work in the presence of the petitioners, so
at the middle restraining construction work would cause sufficient
loss to the respondent No.1 as day by day the price of construction
materials is increasing.
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o. The petitioners were, thus, not found entitled to any order of
injunction.
9. The learned counsel for the petitioners have argued on the
following points, which is made concise for the purpose of brevity:-
a. Section 54 cannot be said to create a bar for a person who has
entered into possession by virtue of Agreement for Sale. For a sale
under section 54 of Transfer of Property Act, the terms are settled
by the parties, i.e. the Agreement for Sale in the present case.
b. The NOC of 2012 nowhere shows that it was provisional.
Therefore, extension of construction beyond the same is illegal.
c. If Regulation 26(1)(a) of the Guwahati Building Construction
(Regulation) Bye-laws, 2014 is followed, the respondent No.1
would entitled only to G+2 construction.
d. The first appellate court relied on extraneous materials because (i)
there is no pleading of huge investment made by the respondent
No.1, (ii) there is no pleading that the residential portion of ground
floor is complete, (iii) there is no pleading that the 3rd floor is
complete.
e. The first appellate court ought to have confined itself only to see
whether or not the ad-injunction was rightly granted by the learned
trial court, and if there was otherwise no infirmity, the first
appellate court ought not to have substituted its view over the
plausible view as perceived by the trial court. In the case in hand,
the learned first appellate court merely substituted its view without
finding any fault with the order of injunction passed by the learned
trial court.
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f. The challenge to the NOC was within the prescribed period of
limitation. Only when the petitioners became aware of the same
and upon refusal of the respondent No.1 to stop construction, that
cause of action arose to file the suit. The revised and/or NOC for
extended construction was issued in February, 2016 and the suit
was filed in April, 2016, as such, it was not proper to accuse the
petitioners of delay or laches.
g. The list of deviations were available before the learned first
appellate court (enclosure to counter-claim) and are also spelled
out clearly in I.A.(Civil) No. 197/17, which is an application under
Order XXXIX Rule 7 read with section 151 CPC.
h. In the Schedule of Agreement, it was projected that the building
would be of G+2 and no reservation was made for any extension of
construction. Therefore, subsequent NOC was illegal. Rights of the
petitioners are morefully stated in clause 5 and 6 of the Agreement
for Sale.
i. This court has the power to exercise jurisdiction as the learned first
appellate court has exceeded its jurisdiction.
j. The order is ex facie perverse.
k. Reliance was placed on the case of-
i. Esha Ekta Apartment Housing co-op Society V. M.C., (2013)
5 SCC 357.
ii. Dalpat Kumar V. Prahlad Singh, (1992) 1 SCC 719 to show
that prima facie case is not to be confused with prima facie
title.
10. The learned counsel for the respondent No.1, with the leave of this
Court, which was granted by order dated 25.01.2017, had filed a set of
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documents which were filed by before the first appellate court. He has argued as
follows:-
a. The first NOC was issued on 09.04.2012, the 2nd and Revised NOC
was issued on 02.07.2014 and the 3rd NOC and/or second revised
NOC was issued on 01.02.2016. Third party interest created on the
extended portion of construction beyond the first NOC.
b. The learned trial court, i.e. Court of Civil Judge No.1 passed the
injunction order without discussing the pleadings of the parties.
c. Unless a sale deed is executed, the petitioners remain a
prospective purchaser and no concluded right has accrued on
them.
d. In the plaint there is no averment of infringement of any civil right.
e. The petitioners have entered into possession and not cleared their
dues, for which they are trespassers because as per law, only after
obtaining "possession certificate" under the existing building bye-
laws, can any person occupy the flat.
f. In the suit, the respondent No.1 has filed a counter-claim.
g. In exercise of superintending jurisdiction, this court cannot venture
into a fact finding process and will have to only evaluate whether
the first appellate court committed any jurisdictional error and this
cannot be equated to appellate jurisdiction.
h. There being no negative covenant to restrain the respondent No.1
to construct beyond NOC of 2012, the petitioners would get what
they had booked, which will now be as per the result of their
counter-claim.
i. Unless a sale deed is executed, the petitioners have no concluded
right.
j. Relied on the following case citations:-
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i. Gulshera Khanam V. Aftab Ahmad, (2016) 9 SCC 414 (para
33, 34)
ii. (2015) 15 SCC 1 (para 37-41).
iii. Mandali Ranganna V. T. Ramachandra, (2008) 11 SCC 1
(para 22 and 24 to 28).
iv. (2003) 6 SCC 675 (para 26, 38).
v. Ratna Paul (Smti.) & Ors V. Subhash Ranjan Paul & Anr,
(2001) 1 GLT 244 (para 13, 14).
vi. Premji Ratansey Shah & Ors V. Union of India & Ors, (1994)
5 SCC 547 (para 4, 5).
vii. Wander Ltd. V. Antox, (1990) Supp SCC 727.
viii. Rameswar Rai V. State of Assam & ors, 2001 (1) GLT 650
ix. Singh & Ors. V. Md. Jallanuddin & Ors, 1997 (1) GLT 282
(para 5).
k. Thus, the learned counsel for the respondent No.1 supports the
first appellate order impugned herein.
11. Mrs. Hazarika, learned counsel for the respondent No.2 i.e.
Guwahati Metropolitan Development Authority, submits that this is a private
dispute between the petitioners and the respondent No.1. She denies any
collusion in the matter of grant of NOC and supports the NOCs issued by the
Respondent No.2 as those are otherwise validly issued. It is submitted that they
would abide by any decision that is passed by this court.
12. Having heard the learned counsel for all the parties, according to
this court, as this revision is on the matter of grant of ad-interim injunction, the
only points of determination before this Court is as to whether or not the order
passed by the first appellate court is sustainable? The other issues agitated by
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the parties in course of their oral argument, if gone into, would cause prejudice
to either of the parties at the time of trial and, as such, they have not been
answered herein.
13. This court has perused the materials on record. From the
documents it is seen that the NOC for construction dated 09.04.2012 was issued
on the basis of an application dated 22.11.2011. The NOC dated 02.07.2014 was
also issued on the basis of the application dated 22.11.2011. Thereafter, the
Respondent No.2 by its letter dated 07.01.2015 informed the Commissioner,
Guwahati Municipal Corporation in connection with "planning permit" in respect
of the respondent No.1 to the effect that modification in building plan may be
done, if required, within the permissible limit mentioned in the body of the said
letter. The Guwahati Municipal Corporation, issued a No objection certificate for
construction dated 01.02.2016, which was done on the basis of application dated
21.01.2015.
14. It was stated by the learned counsels for both the sides in course
of their argument that the "Agreement for the Construction, Sale & Delivery of
Unit with the Rights and Obligations attended thereto" for all the five petitioners
are similarly worded, except for area and flat units. Therefore, for determining
the issue before this court, this court has referred to the agreement dated
29.12.2014 between the respondent No.1 and petitioner No.4 (Plaintiff
Document No.1; pg.44-57 of this revision). It would be relevant to refer to the
relevant clauses 1, 2, 5, 6, 10, 17, 20, 22 and the "Schedule of the Unit to be
constructed and sold out to the purchaser", which is reproduced herein below.
1) “It is agreed that the purchaser shall pay to the builder, on account of coasts (sic.) of the construction of the said unit area/unit measuring approximately 1452 sqft including proportionate share in the common areas comprising
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staircases, passages, etc. in the proposed multistoried building, a sum of Rs.2900/- (Rupees Two thousand Nine hundred) only per square feet, the said cost being inclusive of all coasts (sic.), charges and expenses to be incurred by the builders for construction of the said residential unit for the purchaser in the said multistoried building, complete in all respects including electric wiring, water supply in the toilet, kitchen, etc of the said unit, units walls, ceiling, doors and windows and also the costs, charges and expenses incurred for construction and completion of all common areas and facilities including lobbies, staircase, boundary wall, sewerage line, electric line, main water line, garden portico and other common space.
2) This agreement/contract shall be completed or deemed to have been completed by the builder only after the said multistoried building is completed in all respects including electric wiring, water supply in the toilet, kitchen, etc of the said unit, units, walls, ceiling, doors and windows and also costs, charges and expenses incurred for the construction and completion of all common areas and facilities including lobbies, staircase, boundary wall, sewerage line, electric line, main water line, garden portico and other common space.
5) That it is made clear, the undivided share/interest of the purchaser in the land shall always by calculated by taking into account the total area of space purchased divided by the total area of construction as multiplied by the area of the land underneath.
6) The purchaser shall be entitled to full and free enjoyment not only of the unit area/unit which he was left to be constructed by the builder in the said multistoried building but also full and free enjoyment of all common areas, facilities, advantages and benefits in the said multistoried building and to all easement rights of light and air or ingress or and also all right support and right to het water from the water supply system to be provided by the builder in the said building including any right of enjoyment of the services of pump house, common electric installations, etc. Subject,
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however, to the purchaser paying the proportionate costs, charges and expenses for the supply of the said electrical installations, water supply maintenance, municipal rates and taxes, property taxes and all other costs, charges and expenses for enjoying common amenities and services in proportion to the undivided share/interest purchased by the purchaser in the said multistoried building. The description of common areas and amenities to be enjoyed are given in the schedule. Full price of such common facilities, additions and other amenities as mentioned in detail in the schedule is to be borne and paid by the purchaser in proportion to his detail in the schedule is to be borne and paid by the purchaser in proportion to his undivided share/interest in the schedule land.
10) That the purchaser agrees that until the said premises is separately assessed to Municipal tax or for water charges, the purchaser shall pay the water charges and property tax assessed on the whole building by the concerned authorities according to the undivided share/ interest of the purchaser in the land and this shall be determined as per the formula given in clause 5 of this agreement.
17) That it is further agreed upon between the parties hereto that in the event of any apartment owners association being not formed and registered before the disposal by the builder of the other units in the said building, the power and authority of the association or any other body or forum so to be formed, the right of the purchaser of the said unit and also other purchasers and occupiers of other units in the said building shall be subject to overall right and control of the builder in respect of any matters concerning the said building and also relating to the construction and completion thereof, and all amenities pertaining to the same and in particular, the builder shall have absolute authority and control as regards any unsold units/ premises in respect of which no agreement has been made for some reason or other and the builder shall have the absolute authority regarding the disposal thereof.
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20) That all the common areas facilities and amenities are being provided by the builder in the said multistoried building over and upon which the purchaser and other purchaser shall have the right of common use and enjoyment and which is fully described in the schedule hereunder. The purchaser hereby agreed to pay the proportionate cost and charged for the same as will be fixed by the builder towards the association is formed and after formation of such association, the proportionate costs and charges of maintaining the common facilities shall have to be paid to the association. It shall be open for the members of the proposed association to frame its rules and regulations by-law, etc for its smooth functioning.
22) That the purchaser hereby agrees that the builder shall be entitled to add or vary the terms of this agreement in the conveyance deed to be executed by the builder (as Attorney of the vendor) in favour of the purchaser.
Schedule of the Unit to be constructed and sold out to the purchaser
All that a unit or a premises or unit area in the Unit No. – B Flat No. I, measuring about 1452 square feet (approx. super built up area) in the said multistoried building known ‘Rishiraj Residential Building.”
15. On perusal of the above specific clauses as well as other clauses of
the said agreement, it is clear that the petitioners have not agreed to pay for the
proportionate share of the land falling in their share. The unit sought to be
bought and sold is referred not only in clause 1 of the agreement but also
reiterated in the Schedule to be sold. Therefore, in the opinion of this court, no
vested right or interest is found to have devolved on the petitioners over the
same on the basis of the various clauses contained in the said Agreement.
Therefore, the finding recorded by the first appellate court in paragraph 14 of
the impugned judgment that as the petitioners herein have not filed a suit for
specific performance of contract or for part performance, for which the existence
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of prima facie case was not found in favour of the petitioners cannot be faulted
with.
16. On reading clause 2 of the said Agreement, it would appear that
the agreement/ contract is not yet a concluded contract as the admitted case of
both the parties is that the construction is not yet complete in all respects.
Therefore, this court finds the reasoning by the first appellate court for refusing
injunction on the ground that the petitioners have not come for enforcement of
contract and/or for specific performance of contract is not a unreasonable view
and the said reasoning cannot be held to be perverse for two reasons, firstly,
that there is no agreement or contract to be enforced for sale of proportionate
share in the land and, if there is no covenant to purchase the proportionate
share in the land, it would not be open for the petitioners to claim and/or assert
any right over any part of the land on which the building has been built and
secondly, there being no agreement/contract for sale of proportionate share in
law, the petitioners did not pay for the same and without acquiring ownership
right over the proportionate share over the land, there is no cause of action to
be enforced in the absence of any claim by the petitioners for their agreement/
contract to be specifically performed. The mere mention of how undivided
interest of the purchaser in respect of the land in clause 5 of the agreement,
does not give the privilege of ownership right to the petitioners in respect of the
proportionate share in the said land. A reading of clause 5 of the said agreement
would justify the finding recorded by the learned first appellate court in
paragraph 11 of the impugned judgment of how the share of proportionate area
of land is to be calculated. Having arrived at a view different from the learned
first appellate court, still it appears that there is no infirmity in the finding
recorded by the learned first appellate court wherein the learned court has
stated that if the respondent No.1 herein is allowed to construct the building, the
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appellants will not face any kind of loss, except reduction of proportionate share
in the land, which can be compensated in terms of money. The reliance by the
learned first appellate court in the case of Ratna Paul (Smti.) & others V.
Subhash Ranjan Paul & another, 2001 (1) GLT 244 (para 27) is not found to be
misplaced.
17. This court is further of the view that there is yet one more reason
why refusal of injunction is found to be justified. It is observed that by clause 22
of the said agreement as reproduced above, the respondent No.1 had reserved
the right to add or vary the terms of the said agreement in the conveyance deed
to be executed by the respondent No.1 in favour of the petitioners. The finding
by the first appellate court in paragraph 11 to the effect that the respondent
No.1 herein cannot unilaterally change the agreement is not faulted with but the
fact remains that the clause 22 of the agreement entitles the respondent No.1
herein to alter the clauses in the conveyance deed.
18. Although the learned counsel for the petitioners had argued that
the petitioners had right to enjoy roof rights over second floor, but on reading
the agreement, specifically clauses 10, 17 and Schedule, this argument is not
substantiated because the petitioners did not purchase or acquire any roof rights
over second floor, rather, from clause 17, it appears that the respondent No.1
had reserved absolute authority over any unsold portion, which includes the roof
over second floor and, as such, there appears to be no impediment in carrying
out construction on the roof of the second floor.
19. As regards the projection of the petitioners that car parking facility
to the building would be reduced if the respondent No.1 is allowed to go ahead
with the proposed construction, this court finds that there is no covenant in the
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said agreement to provide car parking to the petitioners, for which the clause 1,
2 and clause 20 read with "Schedule of the unit to be constructed and sold out to
the purchaser".
20. In order to appreciate the submissions made by the learned
counsel for the petitioners that on the basis of the land available with the
respondent No.1, the Respondent No.2 could not given a sanction for
construction of 3 floors by modifying the first NOC dated 09.04.2012, it is seen
that the NOC dated 09.04.2012 was issued on the basis of application dated
22.11.2011 and the NOC dated 02.07.2014 was also issued on the basis of
application dated 22.11.2011. From the Planning Permit dated 07.01.2015,
issued by Respondent No.1, it is seen that on the basis of application dated
30.09.2014 submitted by the respondent No.1 the Respondent No.2 found that
the respondent No.1 was entitled to more construction, for which it informed the
Commissioner, Guwahati Municipal Corporation that Planning Permit was
accorded for construction as mentioned therein. At this juncture, it would be
pertinent to refer to the letter under Memo No. GDD.54/97/743 dated
04.09.2012 by the Commissioner & Secretary to the Govt. of Assam, Guwahati
Development Department to the Respondent No.2 and to the Commissioner,
Guwahati Municipal Corporation allowing the said authorities to grant permission
only upto G+2 floors purely for residential buildings only, further informing that
new Building Bye Laws was expected shortly, which makes it crystal clear that
the respondent No.1 obtained NOC for G+2 construction and after the new
Building Bye Laws came to be enacted in 2014, applied for extension of
construction, which was accorded, therefore, the first appellate court had rightly
held that it would be premature to accept allegation of any collusion at this stage
as the same can only be established at the trial. This view of the first appellate
CRP 478 of 2016 Page 20 of 24
court appears to be reasonable, otherwise a finding recorded without any
evidence would definitely prejudice either of the party at the trial of the suit.
21. As regards the plea that the respondent No.1 took permission from
the respondent No.2 by projecting a residential building but as the Respondent
No.1 had proposed to sell flats, essentially an apartment was being built, the
learned counsel for the petitioner had relied on the provisions of Regulation
24(c). Per contra, in support of the contention that the permission and/or NOC
for construction was accorded validly, the learned counsel for the respondent
No.1 referred to the provisions of Regulation 26(1)(a) of Guwahati Building
Construction (Regulation) Byelaws, 2014. Considering the submissions from the
learned Senior Counsel for the Respondent No.2 that there was no collusion and
that the NOCs for construction was validly issued, this court is again of the view
that it would be improper to declare at this stage what would be the proper size
of construction, because this facet can only by decided after appreciation of
evidence. Therefore, the learned first appellate court was not incorrect in holding
that if in the trial the NOC in question is found to be illegal and void then GMDA
is the appropriate authority to demolish the extended portion of the building.
22. The stand of the petitioners that the respondent No.1 had not
disclosed them about the subsequent permissions/ NOCs, this court is of a prima
facie view that unless the agreement does not have any clause which obliges the
builder to seek consent of the prospective purchasers before he actually applies
and obtains a fresh NOC, the petitioners cannot have suffered any legal
prejudice whatsoever.
23. As regards the submission that the impugned order passed by the
learned first appellate court is bad in law because an appellate court does not
CRP 478 of 2016 Page 21 of 24
have the power to interfere with the exercise of discretion by the trial court and
substitute it own discretion without arriving at a finding that the discretion was
exercised arbitrarily or perversely or capriciously where the court had ignored the
settled position of law, for which reference may be made to the case of Wander
Limited V. Antox India Private Limited, (1990) Supp (1) SCC 727, this court is of
the view that in the present case in hand, the learned Court of Civil Judge No.3,
Guwahati, failed to appreciate that (i) the parking area, (ii) proportionate share
in land and (iii) roof space over second floor were all not covered by the
schedule of area sought to be sold by virtue of the herein before referred
Agreement for sale and, as such, the prima facie case for trial is found lacking by
this court and therefore, the said deficiency in the judgment of the learned first
appellate court cannot be of any aid to the petitioners because even this court by
applying an independent view of the matter has arrived at the same finding as
the learned first appellate court that there is no prima facie case in favour of the
petitioners for grant of ad-interim injunction.
24. The learned counsel for the respondent No.1 had relied on
paragraph 38(9) of the case of Surya Dev Rai V. Ram Chander Rai & others,
(2003) 6 SCC 675, and reminded this court that this court exercising
superintending jurisdiction under Article 227 of the Constitution of India ought
not to indulge in re-appreciation or evaluation of evidence. However, it is seen
that in the instant case, it is on plain and ordinary reading of the "Agreement for
the Construction, Sale and Delivery of Unit with the Rights and Obligations
Attended thereto dated 29.12.2014 between the Respondent No.1 and Petitioner
No.4 (i.e. Kandarpa Roy) (Plaintiff Document No.1; pg.44-57 of this revision), the
first NOC dated 09.04.2012 and second NOC dated 02.07.2014 were both in
existence. The said agreement does not contain reference to any particular NOC
and, as such, the petitioners cannot claim to have any indefeasible right to get
CRP 478 of 2016 Page 22 of 24
the building constructed in terms of NOC dated 09.04.2012. Moreover, there is
no agreement for the transfer or right in respect of proportionate share in the
land and in respect of parking space. Of course the other agreements are of
different dates, but at least one out of the five petitioners is deemed to be aware
about the existence of two NOCs, which were obtained prior to the agreement
with him. Therefore, the learned Civil Judge appears to have not applied its
judicial mind and granted injunction mechanically in holding that there was
existence of prima facie case in favour of the petitioners herein. The sale having
not been completed and there being no material on record before the learned
trial court to hold that the petitioners herein had spent huge amount of money
for purchasing their residential units, the grant of injunction cannot be said to be
proper. The reference to promise allegedly made by the respondent No.1 to the
petitioners is not shown to have been violated because there was no bar for the
respondent No.1 to go for additional structures, so long as the size of unit sought
to be purchased by the respective agreements of the petitioners with the
respondent No.1 remains unaltered. One must be mindful of the fact that under
clause 17 of the agreement, the respondent No.1 had reserved his absolute
authority over unsold units/ premises and that under clause 22 of the
Agreement, the respondent No.1 reserved the right to vary the terms of the said
agreement in the Conveyance Deed to be executed by the respondent No.1 in
favour of the builder. Thus, viewed from all angles, notwithstanding that the first
appellate court had not given its reason on the findings recorded by the learned
Civil Judge No.3, Guwahati, this court has no option but to uphold the judgment
and order passed by the first appellate court. The judgment and order dated
20.06.2016 is not found to have been based on sound legal principles because
the said learned court did not apply its judicial mind on the various clauses
contained in the agreement, as such, the same is sustainable in the opinion of
this court.
CRP 478 of 2016 Page 23 of 24
25. Having held the petitioners lacked a prima facie case for trial, the
other aspects of the matter relating to remaining two golden principles of
injunction like balance of convenience and irreparable loss of injury or any other
issues raised by the parties need not be gone into. In this case in hand, the sale
of the flat unit in favour of the petitioners is not completed and, as such, they
cannot be said to have become the owners of the flat units and as the
petitioners have not asked for specific performance of the contract, as such, as
on date, the title of the respondent No.1 remains intact in respect of the flat
units intended to be sold to the petitioners. Thus, in view of the decision of the
Hon'ble Apex Court in the case of Premji Ratansey Shah (supra) (para-5), the
learned trial court ought not to have granted injunction against a true owner.
Therefore, notwithstanding that the learned first appellate court did not
specifically hold the order dated 20.06.2016 to be bad in law, the re-appreciation
of materials on record by the first appellate court cannot be faulted with. The
reasons, findings and decision of the first appellate court appears to be on sound
premises. The other cases cited by the parties do not apply on the singular facts
of the present case.
26. Accordingly, the judgment and order passed by the learned First
Appellate Court is held to be sustainable and revision is not found devoid of any
merit and the same is dismissed with the parties left to bear their own cost.
27. Consequently, the I.A. No. 2335/16 and I.A.(C) No. 197/17 are also
both dismissed.
28. As the trial of the suit and the counter-claim is yet to begin, it is
made clear that the observations and/or findings mentioned herein before in this
CRP 478 of 2016 Page 24 of 24
order is only for the purpose of deciding the present revision and for the limited
purpose of deciding the issue of only ad-interim injunction and, as such, the
same shall in no way influence the trial or prejudice any party hereto in the trial.
JUDGE
Mkumar