LAC etc Vs Shah Youm Khan

I

P DS I 1,,,1 WA R I I IG I I CO U R'I- A R ROTTA RA I)

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RI'-A No. l7l-A/2019.

Dute o/ huring -i0.0l.202-1.

P

Appclluttt/s (l-und ,4cquisition Collector & olhers) h.y Mr. Sujitl ur Rcltmun, AAG.

Rasponlenl/s (Shah Youm Khun) b.r Mr. Muhummol ll-1'us Khtn, .ldtmcute.

FAZAI, ST,IiIIAN .t . 'l'hrough this appcal, tilcd undcr scclion 51 <tl'l.and ,4cqui.\itio,1 lct. 1891 (,4ct). thc appcllanls havc impugnccl thc jLrdgnrcnt and clccrcc datcd: 20.04.2019 passcci by lcamcd Scnior Civil JLrdgc/.ILrdgc Iiclcrcc (l<lr-rrt, Ilattagrarrr, whcrcbv ob.icction pclition/rcf'crcncc lilcd by thc

rcsporrdcn/objcctor was acccptcd and valuc ol' cor-r'r pcnsatiolt amount ol- acclLrircd land r,r,as cnlrarrccd with l50Z compulsorv acqr-risilion chargcs and 6yo intcrcst liont thc datc ol-taking ovcr 1hc posscssion o1'thc land, till paymcnt ol' lhc arnoLrnl

) lracts o1'thc casc in bric['arc that viclc AwaIcl No. 52 clalccl: 19.01 .2016. rhc

appcllants had accluirccl thc land situatccl in Moza Chappargraln ancl thc Collcctor [,and Accluisition, I)istrict Ilattagrarr.r llxcd thc cornpcnsalion <tl- lIulcrt' Kind ol- land as lts.

i3115.121- pcr Marla and lbr llttnfer ()odeant as I{s. 41 1(t.891- pcr trarla or.r thc basis ol'otlc- ycar avcragc.

-) Iicsporrdcrrt bcing not satisllccl r'vith thc cot.npcnsatiot't so llxccl in thc ar'varcl, lllcd objcction pctition undcr scction lll of'thc Act lirr cnhancctnctrt o [' said cotnpcnsatiot't Appcllants appcarcd and conlcstcd thc ob.jcction pctition/rc f'crcncc by [iling u,'rittcn e statcmcnt. 'l'hc lcarncd I{cl'crcc Courl alicr lianring ol'issr-rcs, rccording cvidcncc ancl alicr hcaring lcarncd counscl lor partics vidc .jr-rdgr.ncnt 20.04.20 l9 acccptcd thc ob.jcction pctition by cnhancing thc pcr rnarla tnarkct valr.rc ol tl.rc accltrircd land as Il's. 3,45,000/- with 15% cotlpulsoly accluisitiorr cllargcs ancl 6%o intcrcst frorrl thc datc ol taking ovcr thc posscssion of land lill paymcnt o1- thc atlount.

Appcllants bcir.rg aggricvcd with thc .jtrclgmcnt

passcd b.v thc lcarncd [lclcrcc Court, approachcd this (lor-rr1 b1'liling instat.rt rcqular firs1 appcal.

4 Argumcnls hcard and rccord pcruscd.

) Itccord transpircs that through award No. 52 datcd: 19.07.2016, land mcasuring 25 kanals and 08 marlas in Moza Clhappargratlr r.vas accluircd by lixing thc follolving ratcs ol dif'I'crcnt kinds of lar-rd.

S.No. Kind of land Cost per Marla I Oost Pcr Kanat 0l IIutar' I i l-:.ll (r() i)ill l{l - ] 02 lla rr.jcr ,l 1.16.t19/ 8291r.ltoi- Qadccrn

'l'hc rcspoltdcnt bcittg not in

agrccmcnt to tl.rc cornpcnsation/ratcs llxcd in a thc award, prclcrrcd an ob.jcction pctitionhcfcrcncc undcr scction l8 oIthc Act.

'l'hc appcllanls contcstcd thc suit and during trial thc rcspondcnt cxamincd Faiz Muhan.rmad l)atwari lnouza Chappargrarn ils OW- l. who brought rC VCNLIC rccord, out ol which morc rclcvant is lard iamabandi llx OW-1/2, otlc ycar avcragcs llx OW-l/D-1 b Irx OW-l/l)-3.

l '['hc rcspondcnl whilc appcaring as OW-2 clzrirncd pcr marla pricc as Ils. 5 lacs,

claiming thc sarnc to bc comtncrcial in rtalurc ancl is situatcd at Karal<uram Ilighway (KKII).

I'r-rrthcr statcd lhat thc land is silt-tittccl ncar ('orlnrunitr (-cntrc. I)ctroJ I)ut'ttp atrd Itloor Milt c1c and thcrclirrc, thc compcnsatiorr has nol bccn dctcrminccl I<ccping in vicrv its lirtr-rrc potcnliality.

tt Yar Mr"rhamntad Assistant Land Accluisition, DC ot'llcc appcarcd as I{W-l and avcrrcd thal thc coIupcl-t siiliot-t was dctcrlllirlccl on tl'tc basis ol- onc-ycar avcragc o[' nlakhloot lancl, hcncc, pricc lixcd in thc awarcl is corrcct and rclcrct'tcc lilcd by rcsponclcnt bcing ? basclcss was to bc dismisscd. In cross cxanrinatiot-t, hc aclmittccl that thc accluircd lancl is situatcd on tlrc sidc o1' I(KIl and is adjaccnt to Social WclIarc l)cpartr.ncnl bLrilding, lrloor Mill and Scrvicc Station and lr.rrthcr admittcd that ciuc to dcvclopr.t.tct'tt. thcrc ilrc prospcots o[' incrcasc o[- priccs ill thc luturc.

9 ILccorcl lirrthcr rcvcals that thc trial ('ourt appointccl local comtnissiot't Iilr

asscssmcnt ol markcl valuc ol- thc acquircd land and his lcport is on filc as lrx CW- l/l .

10.Irrom thc rccord, it is cviclcnt that as pcr rcvcnuc rccord, thc rcspondcnt is <twncr of- cntirc khasra No. 157 mcasuing 8 marlas, and inLhc Misl-e-llaqiut l:x OW-l/1, it was Ilutcr kincl o1'land but tror,r' its naturc is charlgcd to Ilan jar Qaclccm. I hc l.and Acclr'risition ('ollcctor lras dctcrmincd thc compcnsatiot't zls Its. 33175.12 lor I lutcr and I(s. 4146.t19 ktr []an jar Qadccr on thc basis of onc-ycar avcrasc l:r OW-l/l)-l.

I l. Scction 23 ol' thc ,\c1 has providccl ? mLrltiplc l-ackrrs lor dctcrminatiorr o['aurounl ol' corrrpcnsation to bc awardcd firr an acq uirccl land, which arc on Iollowing: -

Motlers to be considercd in determining compensulion: - /11 ln datarnining thc tlnottt'tl of totttltcn.sttliott ltt bc utrurtlt'rl fbr Ittttl uttluireLl ttttler llti.: .1t;t ll'tc ( rttrt t .shull tukc inIo utn.ritlcr con.; ilc ruIion..

l'lir.st11. the nturkel-rulua o/ lhc l.tttrl ar th( (lute ol loking 7,lossc,r,rlon o/ the luncl. I )Ii l;or the ptrpost tt/ I l'..Y P Ltl N/11'l(

delarrnining lhc tnurket Ytluc, lllc ('ottrl shull lake inlo occounl lronsfbr ol lund

sintilarly .\ituateLl und in similur u.;t:. lhc potantiul-talue o/ tha luutl lo be utquirctl if put to u tli//crent tr.st' .shall onlt bt tukan irtto con:ideralion il il i.t provctl thut lund .similurly :;ituaLeLl untl prcviousl v- in :inilur ust htrs. he/itre thc tlutc ofthe notifituliott trntlar suh:at'tion (l) o/ .tccliott -/. hacn trun,sft'rrcd v,illt u rit'v lo heing l)tl to lh(. u.ta rtlicd upotl d.\ ul/ccting lhe Polcnliul witrt ol thc luntl lo ha ucquircd.

l'tot'itletl I hul

(i)il lha mrn'kel wtlue hus been intraosctl inton.stqucnce ol tha lurul heing l)Ltl lo Lt tt.;c trhich is unlaulitl or contror)) lo ltublit ;solict, thttt u:;e shull he disregarded und lhe nrurkct-t'ulue shull ha dcemed to ha lhe nturkal-vtrlue ol thc luntt if it :tctc l)ttl lo ordinurt: Ltsc, und

(ii)il thc nturket-t'uluc ol anl'building hus hecn incraased m con.sequance of lhc btrilding l.;eing so overtrov,ded u.t lo hc dungcrous to lhe hedllh of lhe innrula.s.suclt ovrcrortling shull ba tli.sregurdctl urul llte nurke I wrlue shull he dcemecl lo bc lhc nrurkat-valuc o/ thc httilding if occtrpictl hy suclt numhar of par:on:; only u.s t ttn bt ttc'tttm moclulatl in il v ilhoul ri.;k of dungcr to haullh f rom ot,cttrttrtlingl.

satrtrully. lhe tluntugc .;tr.stuinctl b1' lhc pcrsot1 inlere:;led bt'rauson o/ the tuking o/ un; .slttncling L't'op\ or treas v'hit lt ntu.l ht on tht lund al lhc lima of thc ('olltctor's tukin! plsse.\.\ion tlta raof :

thittll),lhe tluntoge (i/ unyl strstuinad h.t lhe prt.\ot1 inlcre.tlctl. trl lha timt' tt/ thc

()ollcttor's tuking ytossession of the lund, h1. t eu.son of ,;ctcring suth luntl f rom hi.; olhcr lu ntl;

/burthly. the tlamage (i/ any)sustained by the person inleresled ut lhe tinte of the Oolleclor's laking possession o/ the land, b1 reoson o/. the ocquisition iniuriourly tt//bcting his olhcr properly, nutt'trble or intmovable in uny olher manncr, or hi; earnings,

/i/ihly. rl. in utnsequence oI thu ucqui.sirion of the luntl lry the Oollector. the yserson inlercsled is contpelled lo change hi: residence or place of btr';iness lhe rcasonoble expenscs (i/ tttty) incidentul lo .st.tch chttngc; und

.;ixrhly, the damage (i/ ony) hona ./ide resulting fiom diminulion of the prrt/its ttl the lund helveen the time o/ thc publicttlion ol lhe decluration under:;eclion 6 (tnLl thc ti la ol lhe (.'olleclor''s ttrking 1ts:'essbn ttf the lond.

l(21 In udtlition to lha narket wrlue o/ the Ittnd us ahove protided. thc ()rtttrt .sholl tt:.t,trrtl tr :ltm o/ /i/ieen per ct:nlum on.tut'h rnttrket t'oltre. in con.vitlcrutittn tt/ the tontpttlsorl' nulLttc of the trctltrisilion, if tha rrcquisilion hus been rnudc t'ir tr publit: pttrpose und u strnt rtf tv'enty-fi'e ysar ctnttan on sut;h nturkcl-turluc i/ lhc tttqtri.siIitttt lttr.s bccn ntudc.fttr u ( rtrtt1rury''f '

12.'t'hc detcrmination ol amounl ol' coulpcnsatioll throrrgh lnarl(cl valLlc o[' thc lancl at thc datc o1' publication ol- notillcation

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undcr scction a(l ) of'thc Acl thcrclbrc, is onc of thc modc ol dctcrrnination of compcnsalion, and for thal maltcr thc onc-ycar avcragc ol lhc salc pricc of thc propolics sold in thc sanrc mouza, onc ycar prior 10 thc datc of noti fication undcr scction a( 1 ) o t' thc Act, arc normally lakcn into accounl. It nccds no rcilcration that acquisition o{'lar.rd is a cocrcivc mcthod of taking thc land lrom righllul owncr and thcrc is always possibility that by rcasoll of such acquisition, tl-rc land tlwncr may losc his only sourcc olcarning ar.rd tl.rcrclorc, whilc dcciding thc objcction pctitior.r/rc l-crcncc thc ? Ar-rthoritics/(lourts arc cxpcclcd to cxtcnd maxir.uum bcncfit to adcclr.ratcly compcnsatc thc pcrson intcrcstcd and thcrclorc, whilc dctcnnining thc compcnsalion, othcr l'actors likc thc location or situation ol land, ncarncss lo town or rcsidcnlial arca, its proximity to ar.ry othcr building corntr-rcrcially uscd ancl closcncss to thc mctalcd road/ highways, polcntial valuc and firtr-rrc prospccts arc othcr

lactors r,',hich can cclually bc consiclcrcd whilc fixing thc lair pricc ol'thc land.

13.In thc prcscnl casc, thcrc is sr-rf-flcicnt malcrial on rccord which suppofls thc contcntions of the rcspondcnl that thc acquircd land is situalcd right at onc sidc o1' thc KKI I and thcrc arc buildings likc Irloor Mill, Social Wclf arc (-'omplcx and l)ctrol I)ump wrth Scrvicc Station and thus has much bcttcr fi-tturc prospccts and thcrclorc, mcrc dctcrmination o1- compcnsation on onc-ycar avcragc ls no1 a dcsirablc yardstick lor such dctcrminalion

14.'l'hc lcarncd Ilclcrcc Cour1. whilc e cnhancing thc compcnsation through in.rpr-rgncd judgmcnl has rclicd upon valuation tablc l;r OW- l/8 issucd by thc I)cpLrtl' (lomrr-rissioncr, for District llattagrarn, whioh is also a Iactor 1o bc lcgally considcrcd litr asscssmcnl and dclcrminalion of fair compcnsation, kccpir.rg in vicw thc locations ol thc land that it is situatcd right on thc cdgc o[' KK I I, with many othcr cotrrncrcial buildings in thc vicinity, thc naturc o1'thc acquircd land

is commcrcial and thcrclbrc as pcr valuation tablc I;x OW- l/8, thc pricc fixcd by thc Dcpuly Commissioncr 1'or commercial land is Ii.s. 345,000/- pcr marla and thcrclorc, thc cnhanccmcnt ol- compcnsation by thc Itclcrcc CoLrrl is within thc mandatc ol law. ln arriving to thc abovc findings, rcliancc is placcd on thc casc ol lrlisar lhmad Khan and olher-Vs- Colleclor l.ond lcqttisition, tcp<>rlcd in l'l-I), 2002 Suprcmc Court, 25, whcrcin, it was hcld thal: -

ln the instant apPeals, w-a huve thoroughly exam.ined the evidence rl the IlaLqa Patttari, the land ov)ners as well (ts lhe

? Strb-l)ivis ionnl O//icer and Patwari, SClllP, Wll)Dl and the average sale price rt/ the lands similarly It silualed and in idenlicaL use during lhe Perbd when these lands v,ere acquired. We are rf the considered view lhal |hir market value, cts deterntined hv the lligh Cottrl. does not suf/br /ront any legul infirmitY or misapprecialion of the malerial Jacts. lntleed the Landowners are entitled b maximttm Pos s i ble bene.fit i.n lhe circumslances of

tl

each case./br the reason lhctt sttch lands are ttctluired nol b1t wolt 6J mutual negr ialions bul under lhe Slate potver conferred on lhe public Junct ir.tnar ies. Courts are. thereJbre, always liberctl and generous in fixing lhe cluantum rt/ compensation basec{ on ddferenl consideratktns so thal neither a land owner is deprived of hi.s due ri!ltLt nrtr lhL' Lt(lttitin.q c.t!'nt) i.x unduly burdened in that behalf.

Similarly, in thc casc of Province ry' Sind throttgh Colleclor of l)islricl Dadu and others- Vs-llamzan and others rcportcd in PLD 2004 Suprcmc Court 512' i1 was hcld that: - The most imporlant aspect clun the londs compulsorily acqtrired is, thal lhe ntanrlalorl) relurns proposed to be given to the land.owner is lhe compensalirn and not the markel valtte. Verv section 23 prr-tvicles [br various mallers lo be brrntghl under considercttion while determining contpensalion. 14cu'ket vctlu.e is only one of.sttch mallers to be cottsidered by lhe Colleckr or Ccturls ' Contpensation is a verY wider lerm inclicating thal lhe landowners' .t'br various re(I,\on,\, is to be cr.trnpensaled and nri nterely paid

ll

lhe price rf land which is just an inl.eraclktn o.f supply and demctnd .fixed between a w illing buyer ctnd willing se ller.

15.'l'hc Augr-rst Suprcrnc Court ol Pakistan in thc casc o1- Land lcquisition Col lector, G..s.c., N. T.l).c., (wlPDt), Lahore and another-Vs- ll4st. Surrotta !y4ehntood .lon rcportcd ir.r 2015 SCMII, ztl, i1 was authoritativcly hcld that: - The ./itcts of the instant case ht:e necessarily been examinecl in the light of a./bresoicl cttse-law. ln lhis case. Notification under seclion I ofthe ,4ct d lB91 was issued on l7-2-1977 and the declaralion under section 6 o/ llrc ,1r:t of l89,1 vvus ntade on 3I-5-]986. lt appeors lhol possessbn o;/ lhe lantl or a part thereo/ was laken r.tver on 30- ? 1 2- ancl llte .,[word rtas

I 985

announc'ed on 30-6-1988 and the otnounl of compensalion, os per the lward, wa.r 1is. 6,000 per ntarla (wltich was enhanced to lls. 8,000 per marLa by the learned lleJeree .h.dge/Sen.ior Civil .ludge, Kasur and moin1ainerl h.v' wo1, of the impug,ned .juclgmenl). Vide letler dalecl 9-'l- 1988 issued by lhe l)ePutY

Commiss ioner/Dislrit't Collecktr ' KLtsut . ddtlrt.\.\t'tl lrt lltt ( 'r t tt t tt t i t i i r t n c r' l.alnre Division. l,tthore. which is

ll

uvuilohle ot pagc 101 tt/ tlte pupcr- book, indicoted lllol lhe presenl nturket pric'e of tlrc lancl in question is lls. 8,000 per marlo. 'l'he soid letler i.e. lixh ll-l is also indicalive of thc est'uktlion rl the markel pric'e o/ tlte land .fhtnt the dute of NotiJic'utirttt mrler Seclion 1 o[ the ,4cl o.f l891: ond 'l'he the pronouncetnenl of llrc /v;ard. pol?nliol value of the lancl in viev. o/ ils slrdtegic lot:ulion cann0l he ignoretl. ll is in evidence lhut lhe lond it1 queslion is sitrutlecl on tlrc ntuit't l,tr ltore - Kusur- lie rozpur lloutl, Luhore, within lhe lintits of the Mttnit ipol ('ontntitlee, Kasur, neur lhe Ses.sitttt.s (.)ourl. Kasur, oppttsita llte Canlonmenl lreu, in lhe vicinil.tt r{ the 'l'chsil Munit ipul O//ic'c ttnd the l)istrict ()ourt.s ond is atljoining the I lighvu.v llt:st llluse. The (,ururl Colon.tt is also locoled nearbt,. lt has also heen brought on lhe racord lltat in llte raar 199 l. the Municipul Conttttillttc, Ku.sur, sold properl.r' neor lhe lund in queslion in un open aucliott. x lticlt .litched price at the role rtf lts. 13,750 pcr murlu. lt i.s also ovailcrhle on tlte rccorrl lhlt dl the lima o[' unnoLtncemenl ol the ,4t'unt, u llepresen/alive ol ttppellant No.2 i.e. Wlt'1)l v,as presenl and slaled tltal lhe role o/ lts. 6.000 per marlu tttrs trt'r't'ltlahle lo tlle l)ePurtmettl. ll i.s rttt the btr.tis ol the c(bresoid evidencc thul the lL'ornad l?elbrea.ludge/Senior ('iv il

Judge, Kasur, concLuded that llte c'ompensalion lo vvhiclt lhe respondenl is entitled was ut llte rale o/ lls. 8,000 per marla.

[.i]<cr.risc, thc Augr-rst Suprcmc Clor-rrt of itr casc titlcd: Province rf l'juniab through [,and lctluis it ion Colleclor (tnd unother-V.t-llegrtnt lziza rcporlcd as 2014 SCMIf 75, has also hcld that: -

,4dntittedly lhe suit land is localed aboul 25 karams away.from Murree l?oocl and opposite to the q//ice of Surve r- of l'akislan. l'.ll/. I Surdar Khan., Depuly MliO admilletl itt cross-exantinalion thal lhere (u'e shops on one side ol the said o//ice us well as on its back: lh.at adjacenl kt a the lancl is the Oihri CamP; that ocross lhe said catnp also lhere ttre slnps and thol ott the olher side of lhe road are crtmmercial as we/l as resitlential properlies incltLding a pelrol pump. Muhtt n't matl l?irtz,4.W.2 an o;[Jicia I oI the o/fice o/ l)eputlt Co tnnt is s one r, Ilatta pi nd i, odnti le c{ i L I

ll'tal as per lhe vaLuolktt't table issued b, the offic'e o./ the DePtnY (.lomntiss ioner, Lhe comntercial lund i.r as.sr:s.serl ol l?s. 2,25,00() per ttttrlo ,,,t,hereas lhe residenlicrl lancl is assessacl as t?s. 35,000 per mtrrLa in th.e said area. The voluatbn lahle

t5

v)ds prepared and notiJied in terms oJ seclion 27 1 o/ the Stump Act, 1899. 7-his valuation tahle by itsel/ may not fitrnish conclusive eNidence qtru the value o/ the property bttt lhis cun. he laken nole oJ porticularly in obsenc.e o./ any evi.dence to lhe contror)) regarding lhe value o/ the propert.t, und olher /hctors reflecled in the eviclence wilh regard to lhe polential vuIut ,,I tItr' pr()pL'rI)'. WIti|( Lt.\.\(.\sittg llte contpensalirtt, the Collector ltcts nol onltt lo consicler the ntctrkel vultre o/ the land in tlueslion bul its polenliol value. T-he morket value is norma//v laken up o.s one exisling on t lrc dttte o/ nol i/icotion under section a(1) q/ rhe l,and Acquisition lcr tr.ncler Lhe principle of willing bLL.yer and wiLling seller ,,-hile lhe potenlial volue was lhe value b which simiLtrr a Irtnrl.t r'rttrld hL pul ltt ttnt u.\t itl J ture. 7'ltus in determining the qulnlutn 11/ compensalion lhe exercise moy not be reslricted lr.t lhe time of lh.e cr/bresaid nolificotion b ils ./irlure value may be laken intr.t dccounl. ln ,4bdur llauJ'Khan v. Lond ,4cclttisiliott Colleclor/D.C. ( 199 I S(:Ml? 2161) this c:ourt wltile c{ilating upon lhe quesl ion o/ rale o./ contpensolion laid down ./ollowirtg principles germone 1o seclion 23 of' llrc Land lctluisition lct vthich muy he kepl in view. Those are as /blktws:-

"(i) 'l'lttrt trn (nlrv it1 llte l?avenLre llecord trs /o thc nolure o/ the ltrnr.l mat nol be conclusive, fbr eranlple, Lanrl ntuy, be shown in (iirclattori us Muiru, btrt hec'ouse of lhe existertce o/ a wcll neur tlte loncl, mukes it culxrblc o.f bacoming Clruhi land:

(ii)'l'hol while determining lhe potentiols o/ the lond. llte uSe of tltit'h the lund is c'upoble o/ heing pltl, oughl lo be tttnsiderecl.

(iii)'l-hot tlrc ntarkel vulue of tlte land is rutrntolLy lo be llkcn 0s exisling on tlta date of publicat ion of the ruttificulion under section l(l)ol llte iltt ltul lir dctertnining lltL' .ttrttte. lhe prices on which similor lond siltLatetl in llrc vicinily was sold tltrring lhe preceding l2 montlt.s trntl rutl 6-7 .t'cors nlu.\' be cottsitlercd a incltrling other Jit.'lors like potenliul vu luc e l<'. "

l(r. In vicw ol'thc abovc, it is hcld that thc lcan'rcd I{clcrcc (lorrrt allcr propcrl}' cvalLlating all thc charactcristics ol' accltrirccl land, has fixcd/crrhanccd i1s compcnsation anror.lnt. [.carrtccl cotttrscl lirr appcllarrts Iirilcd to poinl otll alty illcgality, irrcgr-rlarity or .jurisclictional clcl'cct in thc impugncd

t7

.jLrclgnrcrrt, thcrclirrc, thc instant appcal ]S Ircrcby dism isscd, accordingly.

Announced.

-10.01.202-t.

I

lohtr l'vtrctlr) hk,)l \ n tnq rulgDutt t)-l o: l0: l I&ro .^------\

JUDGE