IN THE COURT OF THE II ADDL. SENIOR CIVIL JUDGE, NANDYAL.
Present: Sri T. M.C.Vijaya Kumar, II Additional Senior Civil Judge, Nandyal.
Friday, the 1st Day of May, 2015.
L.A.O.P.No.5/2012
and its batch of O.Ps.3/2012, 4/2012, 6/2012, 24/2013
& 25/2013.
L.A.O.P.5/2012:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Ramireddigari Nemili Reddy…… Claimant
L.A.O.P.3/2012:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Talikota Sankaramma…… Claimant
L.A.O.P.4/2012:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Talikota Jayalakshmi…… Claimant
L.A.O.P.6/2012:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Ramireddigari Sivanagi Reddy…… Claimant
L.A.O.P.24/2013:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Gopavaram Venkata Reddy…… Claimant 2
L.A.O.P.25/2013:-
Between:-
The Land Acquisition Officer-cum- Revenue Divisional Officer, Nandyal. ….. Referring Officer
And
Gopavaram Hussain Reddy…… Claimant -oo0oo-
These petitions coming on 28.4.2015 before me for final hearing in the presence of Sri B.V.Ravindra Kumar, Assistant Government
Pleader for Referring Officer and of Sri M.Umamaheswar Reddy & Sri
M.Venu Babu, Advocates for the Claimants, and after hearing on both sides and after having stood over for consideration till today, this court made the following:-
C O M M O N O R D E R
These references have been made under Sec.18 of the Land
Acquisition Act by the Land Acquisition Officer and Revenue Divisional
Officer, Nandyal at the request of the claimants who were not satisfied with the market value fixed by the Land Acquisition Officer in Award
No.5/2010 dt.23-7-2010.
2. The claimants in O.P.Nos.3/2012, 4/2012 & 6/2012 have filed a memo dt.1-4-2013 and the claimants in O.P.Nos.24/2013 & 25/2013 have filed a memo dt.14.8.2014 to the effect that the said O.Ps., be clubbed together and that common enquiry be made on the basis of evidence presented in O.P.No.5/2012. Since all the references arise from the same award the above mentioned O.Ps have been clubbed with O.P.No.5/2012 for common enquiry and the common evidence for all the O.P has been recorded in O.P.No.5/2012.
3.A total extent of Ac.15.73 cents in various survey numbers in the village of Moolasagaram of Nandyal mandal belonging to the claimants in the above said O.Ps and others was acquired under the said award No.5/2010 dated 23.07.2010 for widening and deepening of Chamakalva on both sides in connection with the Nandyal Flood
Protection works.
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4.The draft notification under Sec.4 (1) of the Land Acquisition Act was published in Kurnool Collector’s proceedings No.G1-2167/2009,
dated 29.9.2009 and published in two daily newspapers i.e., 1) Praja
Sakthi dt.19.10.2009 and (2) Public vision dt.19.10.2009. The substance of the Draft Notification was published by beat of tom-tom in the conspicuous places of the villages on 20.10.2009. Hence, the date of draft notification was taken as 29.09.2009.
5.The draft declaration under section 6 of the Act was published in the Kurnool District Gazette No.28/KNL, Part-I, Extra-ordinary dated 19.10.2009 and in two daily newspapers i.e., (1) Vishalandra dt.20.10.2009 and (2) Uttejitha dt.20.10.2009.
6.The notices under section 9 (1) and 10 published in the prescribed manner as required under rules and individual notices under section 9 (3) and 10 were served on the land owners and on the persons known or believed to be interested persons in the lands under acquisition. All the persons who attended for the award enquiry conducted on 10.6.2010.
7.In order to fix the market value of the lands of acquisition the registered sale statistics of the lands of Nandyal village have been obtained from the Sub-Registrar’s Office, Nandyal for a period of three years preceding from the date of notification i.e., from 15.10.2006 to 14.10.2009, they are altogether 81 sale transactions during the period. Out of the sale transactions except sale transactions No.8, 9, 19, 24, 25, 51, 54, 63, 64 and 80 all are discarded as far away sales.
Hence, they are not considered. Of all the ten sales, the sale No.80 fetches the highest market value. During the inspection of the lands, the ryots of the lands, surrounding the lands, under acquisition as well as the pattadars of the lands, under acquisition have stated that the prevailing market value of the lands within the vicinity of the lands, under acquisition is ranging from 20,00,000/- to Rs.25,00,000/- per acre. But they have neither produced nor adduced any documentary evidence in support of their claim. It is also stated that the sales are got registered at low price to evade stamp duty and the lands, under acquisition is abutting the Nandyal town. It is true that the layouts for house sites have been carried out on certain lands, which are adjacent 4 to the lands under acquisition and thus gained high residential potentiality. Hence, the above sale, which fetches the highest market value deserves to be taken as more reliable, reasonable and adoptable for fixing up the market value of the lands under acquisition. Taking the residential potentiality, fertility and situation of the lands under acquisition, the market value of the lands under acquisition is proposed at Rs.1,50,000/- per acre.
8.In addition to the land market value of the lands, solatium at 30% on the land value, 12% Additional Market value on the market value of the land from the date of publication of the draft notification to the date of award.
9.During the course of Award enquiry the land owners claimed compensation at higher market value ranging from Rs.50,00,000/- per acre, but, they have not produced any documentary evidence in support of their claim. They have claimed the compensation at
Rs.50,00,000/- per acre in the application filed under section 18(2).
Hence, their claims are not considered.
10.However, the claimants who were not satisfied with the market value fixed by the Land Acquisition Officer, they had received the compensation under protest and filed a memo requesting that their claim for enhanced compensation be referred to the civil court. Hence, these references.
11.The claimants have filed their respective claim statements contending that the market value fixed by the Land Acquisition Officer is not just and proper and that it is too meager. The Land Acquisition
Officer has not followed the rules of compensation as laid down by the various High Courts of the country. The criteria applied by the Land
Acquisition Officer, in fixing the compensation has no factual or legal basis. The Land Acquisition Officer had not followed the principles as laid down in section 23 of the Land Acquisition Act.
12.The award passed by the Land Acquisition Officer is illegal, arbitrary and not maintainable. The Land Acquisition Officer has not 5 made any proper enquiry and he has also not given any opportunity to the claimants to adduce evidence. The Land Acquisition Officer has not taken into consideration the potential value of the acquired lands in assessing their market value.
13.The Land Acquisition Officer has failed to consider the prices paid for comparable lands in the vicinity of the land acquired. The Land
Acquisition Officer has not exercised his individual discretion in fixing the market value. The Land Acquisition Officer has failed to consider the sales and purchases made in respect of lands in the neighbouring survey numbers.
14.The Land Acquisition Officer has discharged some sale transactions as boosted sales and he has commented that these sales are contemplated to impress the Land Acquisition proceedings to get the higher market value, but he did not examine vendor or vendee or witnesses to the above documents, to know the genuineness documents without making any enquiry, as the genuineness of documents the Land Acquisition Officer coming to the conclusion baseless and irrational. The compensation amount fixed by the Land
Acquisition Officer is too low and meager and does not represent the true and correct market value of the lands acquired on the date of section 4(1) notification. The actual value of the acquired land is
Rs.2,00,000/- per cent and there are several sales having taken place in the adjacent lands at the above said rate.
15.The acquired land is already in the developed area of Nandyal town. The acquired land is surrounded by APSRTC bus-stand and
Depot, Rani Maharani theater, Medicare Hospital, Veterinary
Government Hospital, Annapurna Bar and Restaurant, Chanakya Hotel,
Government Girls High School, Anjaneyaswamy temple, private school, shopping complexes, Hero Honda showroom, R.R.Maternity
Hospital, G.M. college of Education, number of banks, Gas Godown,
Auto Nagar, commercial spare parts shops, H.P. petrol pumps,
Nandyal-Kurnool main road, RTC bus-stand to Railway station road and other very busy locality are located nearby. Previouslythe Revenue
Divisional Officer acquired land for providing APSRTC bus- 6 depot 25 years ago and fixed the market value at Rs.8,00,000/- per acre. The acquired land is already purchased by the claimants for house sites and this aspect was not considered by Land Acquisition
Officer in fixing the market value. The Land Acquisition Officer considered agricultural lands for comparing and fixed the market value basing on them, but actually the acquired land is useful for house sites and located in commercial area. The potential value has to be taken into consideration for fixation of market value. Therefore, the said market value of Rs.2,00,000/- per cent may be fixed together with the
additional benefits of solatium and additional market value etc.,.
16.The claimants in O.P.No.5/2012 & O.P.No.24/2013 were examined as R.W.1 & R.W.2 respectively and in support of their claim
CW.1 was examined and got marked Exs.B1 to 5 & Exs.C1 to C3.
Ex.B1 is Certified copy of registered sale deed dt.7.7.2007, Ex.B2 is certified copy of registered sale deed dt.7.7.2007, Ex.B3 is certified copy of registered sale deed dt.7.7.2007, Ex.B4 is certified copy of blue print plan issued by Commissioner, Nandyal Municipality Ex.B5 is certified copy of registered sale deed dt.8.9.2006, Ex.C1 is
Commissioner report, Ex.C2 is Commissioner plan and Ex.C3 is location map by the Mandal Surveyor of Nandyal. In the meanwhile, a copy of award No.5/2010 dt.23-7-2010 was marked with consent as
Ex.A.1 and the Referring Officer has not presented any oral evidence.
17.While, the learned counsel for the claimants argued that the
Land Acquisition officer had fixed the market value of the land at a low level arbitrarily without taking into consideration the genuine sale transactions made in respect of lands in the vicinity and that he has not followed the rules of compensation while fixing the market value.
The learned Assistant Government Pleader has argued that the Land
Acquisition Officer had acted in accordance with the law, rules and regulations and all available material and that as such the market value fixed by the Land Acquisition Officer could not be found fault with.
18. The crucial question is whether the Award No.5/2010 dt.23-7-2010 passed by the Land Acquisition Officer does not 7 adequately compensate the claimants for the loss of their lands in various survey numbers of Moolasagaram village of Nandyal Mandal that were acquired under draft notification dt.20.10.2009.
19.The claimant in L.A.O.P.5/2012 who was examined as R.W.1 states in his evidence that the acquired land is already in the developed area of Nandyal town, within the limits of Nandyal
Municipality. He further contended that the acquired land is surrounded by Pradhama Nandeeswara swamy temple, Kadapa-
Kurnool main road, I.L.T.D. Godowns, St.Wereburghs Hospital,
APSRTC bus stand and Depot, Rani Maharani theater, Medicare
Hospital, Veterinary Government Hospital, Chanakya Hotel,
Government Girls High School, Anjaneyaswamy temple, Private school, Shopping complexes, Hero Honda Showroom, R.R.Maternity
Hospital, G.M.College of Education, number of banks, Gas godowns,
Auto Nagar, commercial spare parts shops, H.P.Petrol pumps,
Nandyal-Kurnool main road, Saw Mill, RTC bus stand to Railway station road and other very busy locality are located nearby. He further contended that all the above institutions and colonies are developed one, the acquired land is useful for house sites and located in commercial area, but this aspect was not considered by Land
Acquisition Officer in fixing the market value. Ex.B1 is registered sale deed dt.7.7.2007 for 5745.76 sq.yards, in which the transaction took place for Rs.6,89,49,120/- which works out to Rs.5,80,00,000/- per acre. Ex.B2 is registered sale deed dt.7.7.2007 for 1306 sq.yards, in which the transaction took place for Rs.1,56,72,000/- which works out to Rs.5,80,00,000/- per acre. Ex.B3 is registered sale deed dt.7.7.2007 for 687.37 sq.yards, in which the transaction took place for Rs.81,49,440/- which works out to Rs.5,73,82,000/- per acre. He further deposed that Exs.B1 to B3 lands and reference lands are similar in nature, potentiality and market value. Ex.B4 blue print plan dt.3.8.2012 issued by the Commissioner, Nandyal Municipality in relation to municipal town limits area. Finally, he prays to fix the market value of the acquired land at Rs.2,00,000/- per cent on the date of section 4(1) notification with statutory benefits. In his cross- examination, he admitted that his acquired land is behind Nandyal-
Kurnool main road and canal is adjacent to his acquired land.
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20.In support of claim of claimants, they examined RW.2 who is claimant in LAOP.No.24/2013. He deposed in his evidence that himself and his brother who is claimant in LAOP.No.25/2013 were purchased an extent of AC.0.10 cents in Sy.No.438/A/3B under registered sale deed dt.8.9.2006 for the consideration of Rs.7,12,000/-. He further deposed that the said land has been acquired by the Referring Officer for widening and deepening of the Chamakalva in award No.5/2010 dt.23.7.2010 and fixed the market value of Rs.1,50,000/- per acre with all statutory benefits as compensation. He further deposed that the acquired land is already developed area and this aspect was not considered by the Land Acquisition Officer in fixing the market value.
He further deposed that the acquired land is useful for commercial purpose. He further deposed that the market value is increasing 15 to 20% p.a., cumulatively, thus the market value of the acquired land at the time of notification was Rs.1,50,000/- per cent. He further deposed that the Land Acquisition Officer acquired Ac.0.09 cents out of
Ac.0.10 cents of the claimants land, the remaining Ac.0.01 cent has become useless and the claimants have no access to the un-acquired portion of Ac.0.01 cent, hence the claimant is entitle to compensation for the un-acquired portion of Ac.0.01 cent. Ex.B5 is certified copy of registered sale deed dt.8.9.2006 executed by 1.Mohammad Abdul Rafi
Hussain 2.Mohammad Abdul Hussain in favour of RW.2 and claimant in
LAOP.No.25/2013. Finally, he prayed to fix the market value at
Rs.2,00,000/- per cent with statutory benefits. In his cross- examination he deposed that there were transactions of sale and purchase of lands adjoining of Chamakaluva earlier to 4(1) notification.
21.The Advocate/Commissioner is examined as CW.1 and deposed that he inspected the acquired land along with Mandal Surveyor on 16.3.2015 and filed rough sketch, plan, Mandal surveyor location map along with his report (Exs.C1 to C3). He deposed in his cross- examination that the land of RW.2 is facing Nandyal-Kurnool main road.
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22.On perusal of Exs.B1 to B5, it is observed that Ex.B1 is registered sale deed dt.7.7.2007 for 5745.76 sq.yards in Sy.No.424/2, 424/3 & 427/2, in which the transaction took place for
Rs.6,89,49,120/- which works out to Rs.5,80,00,000/- per acre. Ex.B2 is registered sale deed dt.7.7.2007 for 1306 sq.yards in Sy.No.424/3, in which the transaction took place for Rs.1,56,72,000/- which works out to Rs.5,80,00,000/- per acre. Ex.B3 is registered sale deed dt.7.7.2007 for 687.37 sq.yards in Sy.No.427/2, 424/2, in which the transaction took place for Rs.81,49,440/- which works out to
Rs.5,73,82,000/- per acre. On perusal of evidence of RW.1 it is learnt that Exs.B1 to B3 lands and reference lands are similar in nature, potentiality and market value. Ex.B4 blue print plan dt.3.8.2012 issued by the Commissioner, Nandyal Municipality in relation to municipal town limits area. Ex.B5 is the certified copy of registered sale deed dt.8.9.2006 for Ac.0.10 cents in Sy.No.438/A/3B for Rs.7,12,000/-. In support of Ex.B5 the claimant in LAOP.No.24/2013 was examined as
RW.2, he deposed that his land was acquired by the referring Officer under Ex.A1. On perusal of Ex.B5 it is learnt that RW.2 and claimant in
LAOP.No.25/2013 purchased an extent of Ac.0.10 cents in
Sy.No.438/A/3B for consideration of Rs.7,12,000/-.
23.The counsel for claimants argued that as per Ex.B5 the market value of acquired land works out at Rs.71,200/- per cent. He further argued that for the purpose of Land Acquisition Act the market value must be determined on the basis of sale deeds of comparable lands. In support of his arguments, the counsel for claimants relied on a decision (citation with Regent Computronics Pvt. Ltd.) of the Hon’ble
Supreme Court reported in LAWS (SC)-2004-1-97 in a case between
Krishi Utpadan Mandi Samiti Sahaswan District Badaun
Through Its Secretary vs. Bipin Kumar, wherein it was held that “for the purpose of Land Acquisition Act the market value must be determined on the basis of sale deeds of comparable lands.” As per the above citation, it is learnt that the registered sale deed (Ex.B5) by which the claimants purchased the land was a good example for ascertainment of market value of the acquired lands. Admittedly, the claimants in LAOP.No.24/2013 and 25/2013 purchased Ac.0.10 cents of land for Rs.7,12,000/-, which works out to Rs.71,200/- per cent.
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24.The counsel for claimants also relied on a citation reported in
LAWS (SC)-2013-4-53 in a case between Ashrafi vs. State of
Haryana, wherein it was held that the acquired land is in urban area, time lab should be calculated cumulatively. But, here the claimants failed to prove that the acquired land is in the vicinity of urban area.
Admittedly, the acquired land is in the vicinity of Moolasagarm village of Nandyal mandal. Hence, the claim of time lag cumulatively is rejected.
25. In the decision of the Hon’ble Supreme Court reported in 2004 (10) S.C.C. page 627 (Omprakash Vs. Union of India) it was held that value appreciation allowed at the rate of 12% per annum at a flat rate in respect of agricultural land does not call for any interference from the Apex court under Article 136 of the Constitution of India.
26.In the common Judgment dated 20.4.2006 passed by the
Hon’ble High Court of A.P. in the Appeal Nos.73, 65, 66 etc., of 2003
and cross objections, it was held that though the Hon’ble High Court had earlier consistently applied the rate 10% per annum for determining value appreciation of agricultural land, in view of the principle laid down in the said decision of the Hon’ble Supreme Court the rate of 12% per annum becomes applicable for calculating appreciation of value that immovable properties undergo over a period of time.
27.In the light of the said decisions of the Hon’ble Supreme Court and the Hon’ble High Court it is clear that value appreciation at the rate of 12% per annum has to be factored in to the said market value reflected in Ex.B.5. The time gap is 3 years and 21 days between
Ex.B5 and Ex.A1.
28.On perusal of evidence of RW.1 & RW.2, it is learnt that Ex.B5 lands acquired by the Land Acquisition Officer pertaining to
Moolasagarm village of Nandyal mandal and also it is learnt that Ex.B5 lands acquired under Ex.A1 award. Hence, it can be said that the market value fixed by the Land Acquisition Officer in respect of the 11 lands acquired from the claimants herein also deserves to be enhanced.
29.Further, there is no contra evidence with regard to similarity of the lands by the Land Acquisition Officer. The date of 4(1) notification of award under Ex.B5 was dt.8.9.2006 whereas the present acquired land notification was 29.09.2009. Hence, it is appropriate to fix the market value of the acquired lands by relying on Exs.B5.
30.Further, Ex.B.5 dt.8.9.2006, whereas the present acquired land notification was 29.9.2009. There is a gap of 3 years, 21 days. So, 12% escalation of market value is taken into consideration it comes to
Rs.97,330/- per cent rounded to Rs.97,000/- per cent for the lands under acquisition. Since the acquired land of the present claimants is in cents, hence reference is answered accordingly with regard to the cents only. Hence, I feel it is better to fix the market value for the acquired lands as Rs.97,000/- per cent.
31.Hence, in view of the facts, circumstances, evidence and citation submitted by the learned counsel for the claimants, I arrived to a conclusion to fix the market value for the lands under acquisition as
Rs.97,000/- per cent with all statutory benefits.
32.In the result, the references are answered as follows:
(i)the market value of the lands under acquisition is fixed at
Rs.97,000/- (Rupees ninety seven thousands only) per cent.
(ii)that 30% solatium on the market value fixed is granted as provided under Section 23 (2) of the Act.
(iii)in addition to it, the additional market value at the rate of 12% per annum on such market value is granted from the date of Notification under Section 4 (1) of the Act to the date of Award.
(iv)that the claimants are entitled to interest at 9% per annum from the date of Section 4 (1) Notification for a period of one year and thereafter at 15% per annum till the date of payment on the enhanced market value,
additional market value and solatium.
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(v)that the amount already paid by the Land Acquisition
Officer shall be deducted from the compensation fixed by the Court.
(vi) each party do bear their own costs involved in this petition.
Typed to my dictation, corrected signed and pronounced by me in the open court, this the 1st day of May, 2015.
II Addl. Senior Civil Judge, Nandyal. Appendix of Evidence Witnesses examined For Referring Officer:- For Claimants:-
Nil R.W.1: R.Nemili Reddy R.W.2: Gopavaram Venkata Reddy
CW.1 : G.Mahanandi (AdvocateCommissioner)
Exhibits marked For Referring Officer:
Ex.A1: Copy of award No.5/2010 dt.23.7.2010 (marked by consent).
For Claimants:
Ex.B1 is Certified copy of registered sale deed dt.7.7.2007. Ex.B2 is certified copy of registered sale deed dt.7.7.2007. Ex.B3 is certified copy of registered sale deed dt.7.7.2007. Ex.B4 is certified copy of blue print plan issued by Commissioner, Nandyal Municipality. Ex.B5 is certified copy of registered sale deed dt.8.9.2006.
Ex.C1 is Commissioner report. Ex.C2 is Commissioner plan. Ex.C3 is location map by the Mandal Surveyor of Nandyal.
II ASCJ, NDL.