Swaika Properties Pvt. Ltd. and Anr. versus State of Rajasthan and Ors.

Rajasthan Urban Improvement Act, 1959 - ss. 52(1), c 52(2), 52(5) - Writ Petition challenging notification for acquisition of land after possession was taken over and award became final - Maintainability of - Held: Not maintainable on the ground of delay and /aches - Land Acquisition Act, 1894 - ss. 4, 18 - Delay and /aches.

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On 23.6.1975, a notice was issued under s.52(2) of^D the Rajasthan Urban Improvement Act, 1959, for acquiring the land of the appellants for improvement and for extension of Jaipur Town. The appellants filed objections to the acquisition of their land which were rejected by the E Land Acquisition Officer. On 8.2.1984, the Government issued declaration under s.52(1 ). Pursuant to the said declaration, notice dated 17/18.2.1984 under s.52(5) was issued asking the appellants to hand over possession of the land. After these notices, the appellants filed writ F petition in Calcutta High Court. High Court granted stay of the acquisition proceeding restraining authorities from taking possession of the land. The respondents filed SLP before this Court. This Court did not go into the merits of the case and while granting leave, set aside the orders of Calcutta High Court and held that the Calcutta High Court G did not have territorial jurisdiction to entertain writ petition in respect of land situated in the State of Rajasthan.

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On 17.2.1987, possession of the land in question

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A allegedly was taken by the respondents and the same was handed over to Jaipur Development Authority. However, according to the appellants, possession was not taken. The appellants filed writ petition in the High Court of Rajasthan but withdrew it with liberty to file a fresh writ B^{petition. On 26.6.1989, the Land Acquisition Officer passed} an award. In the meantime, the appellants filed a writ petition seeking quashing of Notification dated 8.2.1984 and notices dated 17/18.2.2007. Single Judge of High Court dismissed the writ petition holding that there was a c^{genuine public purpose behind initiating the acquisition} proceedings. On appeal, Division Bench of High Court held that since the appellants had filed an application under s.18 of the Land Acquisition Act, 1894 for enhancement of the compensation, they were not entitled D^{totherelief sought forin thewritpetition.Hencethe} present appeal.

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Dismissing the appeal, the Court

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HELD: The appellants had filed a writ petition before E^{theCalcuttaHighCourtchallengingtheacquisition} proceedings, but the said writ petition was dismissed by this Court on 8.4. 1985 holding that the Calcutta High Court did not have the territorial jurisdiction to entertain the writ petition. Thereafter, till 1987 the appellants did not challenge the acquisition proceedings and the writ F petition was filed by it before the Rajasthan High Court which had the territorial jurisdiction in the matter and the same was withdrawn which was again filed within the next four months thereof, meaning thereby, during the interregnum the appellants slept over the matter. However, G the appellants have not been able to give any explanation for the same. Insofar as the contention regarding the possession having not been taken is concerned, the respondents submitted that the possession of the land in dispute has already been taken. Be that as it may, the H^{award in respect of the land having become final, the State}

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SWAIKA PROPERTIES PVT. LTD. AND ANR. v. STATE 523 OF RAJASTHAN AND ORS. [ASHOK BHAN, J.]

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Government is vested with the powers to take possession A of the land concerned and, therefore, there is no reason to disbelieve the claim of the State Government that the possession had been taken before the filing of the writ petition. Moreover, the appellants sought enhancement of compensation by filing reference application under s.18 B of the Land Acquisition Act, 1894. Simultaneously, the appellants filed writ petition before the High Court of Rajasthan after passing of the award. A writ petition challenging the notification for acquisition of land, if filed after the possession having been taken, is not ~ maintainable. The writ petition having been filed after taking over the possesion and the award having become final, the same deserves to be dismissed. on the gr~~nd of delay and laches. [Paras 13,17] [527A-F; 529-G; 53 -A]

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Municipal Corporation of Greater Bombay v. Industrial 0 Development Investment Co. Pvt. Ltd. & Ors. (1996) 11 SCC 501; State of Rajasthan & Ors. v. D.R. Laxmi & Ors. (1996) 6 SCC 445; Municipal Council Ahmednagar & Anr. v. Shah Hyder Beig & Ors. (2000) 2 SCC 48; C. Padma v. Dy. Secy. to the Govt. of T.N. (1997) 2 sec 627 - relied on. ~

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CIVILAPPELLATE JURISDICTION: Civil Appeal No. 1081 of 2008.

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From the final Judgment and Order dated 4.9.2006 of the High Court of Judicature for Rajasthan, Jaipur Bench, Jaipur in F D.B. Special Appeal (Writ) No. 134/2006.

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Dr.AM. Singhvi, Dr. Manish Singhvi and P.V. Yogeswaran for the Appellants.

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Bharat Vyas, A.A.G., C.S. Vaidyanathan, Manish Kumar G and Ansar Ahmad Chaudhary for the Respondents .

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The Judgment of the Court was delivered by

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ASHOK BHAN, J. 1. Leave granted.

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Challenge in the present appeal is to the order passed H

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A on 04th September 2006 in D.B. Special Appeal (W) No.134 of 2006 by a Division Bench of the High Court of Rajasthan dismissing the appeal filed by the appellants whereby the Division Bench has upheld the judgment and order passed by a learned Single Judge of the same High Court dismissing the 8^{writ petition filed by the appellants thereby upholdingthe} acquisition proceedings in respect of the land of the appellants.

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In order to appreciate the grievance of the appellants, facts leading to the filing of the appeal are necessary to be indicated.

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Notice under Section 52(2) [which is equivalent to Section 4 of the Land Acquisition Act, 1 a94] of the Rajasthan Urban Improvement Act 1959 (for short, 'the Act') was issued on 25th June 1975 for acquiring the land of the appellants bearing D^{Khasra No.3a3 measuring 14 bighas and 16 biswas situated} at Madrampura, Jaipur, Rajasthan. As per the said notice, land was sought to be acquired for improvement and purposes of Jaipur Town - extension of Civil Lines Area for construction of buildings. On 23rd August 1975, another notice was issued by the State under Section 52(2) of the Act indicating the purpose E of acquisition of land for extension of civil lines and planning of housing scheme. Appellants, on oath September 1975, filed objections to the acquisition of their land. The appellants also submitted their representation from time to time. The Land Acquisition Officer, however, rejected the objections. On oath F February 19a4, the Government issued declaration under Section 52(1) of the Act [which is equivalent to Section 6 of the Land Acquisition Act, 1 a94]. Pursuant to the said declaration, notice under Section 52(5) of the Act was issued asking the appellants to hand over possession of the land.

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After these notices were issued, the appellants filed Writ ' Petition No.5972 of 19a4 before the High Court of Calcutta. A + .. ·' learned Single Judge of the High Court of Calcutta, while issuing ) rule nisi, granted stay of the acquisition proceedings and restrained the respondents from taking possession of the land. -

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SWAIKA PROPERTIES PVT. LTD. AND ANR. v. STATE 525 OF RAJASTHAN AND ORS. [ASHOK BHAN, J.]

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Aggrieved against the said order the respondents filed Special A Leave Petition before this Court, inter alia, challenging the jurisdiction of the Calcutta High Court to entertain the writ petition. Since the Special Leave Petition was filed against an interim order, this Court did not go into the merits of the case and while granting leave, by order dated oath April 1985, set ij aside the order of the Calcutta High Court and held that the Calcutta High Court did not have the territorial jurisdiction to entertain the writ petition in respect of a land situated in the State of Rajasthan. Thus, the proceedings before the Calcutta High Court came to an end. c

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On 17 .02.1987, possession of the land in question is alleged to have been taken by the respondents and the same was handed over to Jaipur Development Authority. However, according to the the appellants, possession was not taken.

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The appellants filed Writ Petition No.1507 of 1987 in^D the High Court of Rajasthan which was withdrawn by them on 1 oth March 1989 with liberty to file a fresh writ petition .

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On 25th June 1989, the Land Acquisition Officer passed the award and forwarded the same for approval to the State E Government. According to the respondents, the State Government accorded its approval on 29th July 1989 which was declared by the Land Acquisition Officer on 30th July 1989 in accordance with law.

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In the meantime, the appellants filed S.B.Civil Writ^F Petition No.2911of1989 seeking quashing of Notification dated oath February 1984 and also notice dated 17th/18¹ h February 2007 by which the possession is alleged to have been taken. One of the objections taken by the respondents before the High Court was that the writ petition could not be entertained after G taking over of the possession of the land and handing over the same to Jaipur Development Authority and the award having been passed in respect of the said land in accordance with \aw. It was also alleged that the award was not the subject-matter of the writ petition. It was also pointed out that the appellants were H'

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A simultaneously pursuing Reference Application for enhancement of compensation. Ultimately, a learned Single Judge of the High Court of Rajasthan, accepting the submissions of the respondents, dismissed the writ petition holding that the there was a genuine public purpose behind initiating the acquisition B^proceedings.

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Being aggrieved, the appellants carried the matter in appeal before.the Div1sion Bench of the High Court of Rajasthan. The Division Bench, agreeing with the view taken by the learned Single Judge, dismissed the appeal and held that since the c appellants had filed an application under Section 18 of the Land Acquisition Act, 1894 for enhancement of the compensation they are not entitled to the relief sought for in the writ petition. The said order is under challenge before us.

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A preliminary objection has been taken by the D respondents to the effect that the appeal is liable to be dismissed on the ground of the delay on the part of the appellants to challenge the acquisition proceedings. It is also submitted that the acquisition of the land cannot be challenged after taking E^{over of the possession and after the award having become final.} In support of this submission, the respondents have relied upon a number of judgments of this Court.

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Counsel for the appellants, however, strenuously contended that there was no delay on the part of the appellants F^{in filing the writ petition challenging the acquisition proceedings.} He submitted that soon after the notice under Section 52(5) was issued by by the respondents, the appellants filed writ petition before the High Court of Calcutta which stood dismissed pursuant to an order of this Court, as noted above. Thereafter G^{the appellants filed another writ petition before the High Court} of Rajasthan which was withdrawn. Within a period of four months thereof, i.e., on 05th July 1989, another writ petition bearing No.2911 of 1989 was filed. Counsel also submitted that these acts of the appellants demonstrate that there was no delay on the part of the appellants to seek redressal of their grievance.

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SWAIKA PROPERTIES PVT. LTD. AND ANR. v. STATE 527 OF RAJASTHAN AND ORS. [ASHOK BHAN, J.]

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It was contended that actual possession of the land was never A taken by the respondents on 17th119th February 1987.

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We do not find any substance in the submissions of the counsel for the appellants. No doubt, the appellants had filed a writ petition before the Calcutta High Court challenging the B acquisition proceedings, but the said writ petition was dismissed by this Court on oath April 1985 holding that the Calcutta High Court did not have the territorial jurisdiction to entertain the writ petition. Thereafter, till 1987 the appellants did not challenge the acquisition proceedings and the writ petition was filed by it before the Rajasthan High Court which had the^c territorial jurisdiction in the matter and the ~ame was withdrawn which was again filed within the next four months thereof, meaning thereby, during the interregnum the appellants slept over the matter. However, the appellants have not been able to give any explanation for the same. Insofar as the contention D regarding the possession having not been taken is concerned, the respondents submit that the possession of the land in dispute has already been taken. Be that as it may, the award in respect of the land having become final, the State Government is vested with the powers to take possession of the land E concerned and, therefore, there is no reason to disbelieve the claim of the State Government that the possession had been taken before the filing of the writ petition. Moreover, the appellants sought enhancement of compensation by filing reference application under Section 18 of the Land Acquisition F Act, 1894. Simultaneously, the appellants filed writ petition before the High Court of Rajasthan after passing of the award. This Court has repeatedly held that a writ petition challenging the notification for acquisition of land, if filed after the possession having been taken, is not maintainable. In the case of Municipal G Corporation of Greater Bombay v. Industrial Development Investment Co. Pvt. ltd. & Ors. (1996) 11 SCC 501 where K. Ramaswamy, J. speaking for a Bench consisting of His Lordship and S.B. Majmudar, J. held:

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"It is thus well-settled law that when there is inordinate H

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delay in filing the writ petition and when all steps taken in the acquisition proceedings have become final, the Court should be loath to quash the notifications. The High Court has, no doubt, discretionary powers under Article 226 of the Constitution to quash the notification under Section 4(1) and declaration under Section 6. But it should be exercised taking all relevant factors into pragmatic consideration. When the award was passed and possession was taken, the Court should not have exercised its power to quash the award which is a material factor to be taken into consideration before exercising the power under Article 226. The fact that no third party rights were created in the case is hardly a ground for interference. The Division Bench of the High Court was not right in interfering with the discretion exercised by the learned Single Judge dismissing the writ petition on the ground of laches."

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In the concurring judgment, S.B. Majmudar, J. held as under:

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" ..... Such a belated writ petition, therefore, was rightly E rejected by the learned Single Judge on the ground of gross delay and laches. The respondent-writ petitioners can be said to have waived their objections to the acquisition on the ground of extinction of public purpose by their own inaction, lethargy and indolent conduct. The F Division Bench of the High Court had taken the view that because of their inaction no vested rights of third parties are created. That finding is obviously incorrect for the simple reason that because of the indolent conduct of the writ _petitioners land got acquired, award was passed, G compensation was handed over to various claimants including the landlord. Reference applications came to be· filed for larger compensation by claimants including writ petitioners themselves. The acquired land got vested in the State Government and the Municipal Corporation free H from all encumbrances as enjoined by Section 16 of the

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SWA!KA PROPERTIES PVT. LTD. AND ANR. v. STATE 529 OF RAJASTHAN AND ORS. [ASHOK RHAN, J.]

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Land Acquisition Act. Thus right to get more compensation A got vested in diverse claimants by passing of the award, as well as vested right was created in favour of the Bombay Municipal Corporation by virtue of the vesting of the land in the State Government for being handed over to the Corporation. All these events could not be wished away B by observing that no third party rights were created by them. The writ petition came to be filed after all these events had taken place. Such a writ petition was clAarly stillborn due to gross delay and laches ..... "

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Similarly, in the case of State of Rajasthan & Ors. v.^c D.R. Laxmi & Ors. (1996) 6 SCC 445 following the decision of this Court in the case of Municipal Corporation of Greater Bombay (supra) it was held :

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" .... When the award was passed and possession was D taken, the Court should not have exercised its power to quash the award which is a material factor to be taken into consideration before exercising the power under Article 226. The fact that no third party rights were created in the case, is hardly a ground for interference. The Division E Bench of the High Court was not right in interfering with the discretion exercised by the learned Single Judge dismissing the writ petition on the ground of laches ..... "

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To the similar effect is the judgment of this Court in the case of Municipal Council, Ahmednagar & Anr. v. Shah Hyder F Beig & Ors. (2000) 2 SCC 48 this Court, following the decision of this Court in the case of C. Padma v. Dy Secy to the Govt. of T.N. (1997) 2 sec 627 held :

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"In any event, after the award is passed no writ petition can be filed challenging the acquisition notice or against G any proceeding thereunder. This has been the consistent view taken by this Court and in one of the recent cases (C. Padma v. Dy. Secy. to the Govt. of T.N.) .... "

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In the present case also, the writ petition having been

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A filed after taking over the possession and the award having become final, the same deserves to be dismissed on the ground of delay and laches. Accordingly, the order of the learned Single Judge and that of the Division Bench are affirmed to the extent of dismissal of the writ petition and the special appeal without B going into the merits thereof. This appeal also deserves to be dismissed without going into the merits of the case and is dismissed as such. No costs. D.G. Appeal dismissed.

Swaika Properties Pvt. Ltd. and Anr. v. State of Rajasthan and Ors.

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Swaika Properties Pvt. Ltd. and Anr. v. State of Rajasthan and Ors.

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