LA.APP./1039/2008 of DINESH KUMAR & ORS. Vs UOI & ANR.

*$-e1IN THE HIGH COURT OF DELHI AT NEW DELHIIN THE HIGH COURT OF DELHI AT NEW DELHI

CORAM:HON'BLE MR. JUSTICE PRADEEP NANDRAJOG

1. Whether the Reporters of local papers may be allowedto see the [judgment?]to see the [judgment?]

2. To be referred to Reporter or not?

3. Whether the judgment should be reported in the Digest?

PRADEEP NANDRAIOG, J.

For orders see LA.APP. No.59/2007

-*'-fl(PRADEEP NANDRAJOG)JUDGE

JUNE [07,2OLL]dk

Signature Not Verified

INTt-tE|-|lGI-lCoUR-r0FDELi-!l/\I['nE\^/DE!-t-trN

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LA APP.NA.59|2OAVBED RAM'APPellant :-ftrrbugh:Mr.B.P.Gupta, ['Mr'Deepal< ][l(hosla ]- u.ngMr.L.C.Chec.lri, [Mr'R'B.Singh, ][Mr'Satislr;]and [Mr.Rajesh ][Gupta, Advocates']l(.Vernra . Versusuor & oRS.ResPondentsTlrrouglr:Mr.Sarrjay iPoddar, [Standing ][Counsel ][(LA),]GI\CT Delhi witlr [Mr'R.C.Ra1r, ][Advocate]for R-1.Mr.Ajay l(umar [Verma, ][S[andirrg ][Counsel']D DA;. nnO& [cM ]/2011 [(9!qs5 ][obiectio:qs],-LA'APP' ][']+LA,APP.4U2007 s .npp' o9lz 0o7 ' [LA'NP-P-9L12007 ]' ;- -Cvt [tt:gs/zorr,']m.npp.oz'-ooz [LR.Rpp.oi72oroz ])to'gqZlZott' - [ta'npp-'- ]--ASIZ-007 "q'zlzorr, - lA'Rpp'z:/zo-o-z- s' cvl ['], Ln'npp'eglzooz' ' [Ln'nPP'zaelzqog-= ][l-4'4ff'gu20oz'][g...^9Y']No.94s [-011. ]- LA'APP' 1gZB/2008''/zooe,- [LA'RpP'-r9: ][Z/Z ][OOs ]o/zorr' - LA'npRrr0/zoog'09' LA'APP'559/2009-- [6' ][Clvl]*o.nzglzorr. IV [gtO/2011'LA'/-\P-B'2/2010']& cM rye ?1{1?91.1,oro' - LA'APp'9?Ul20r0'on, ta'aPP'sqlzott [s' ][cu ][g?Q-q/2oI1-']'fSOlZOrf [So CPt ][rr:00/Zorr']Page l ol'32& connected

LA.APP.59 /2007 & connected

CORAM:lloN'BLE MR,. JUSTICE [PRADEEP ]DIAIDRAJOG

1. Wlretlrer the Reporters [of local ][pap'ers ][rnay be ][allowed]to see tlre [judgment?]to see tlre [judgment?]

2. To be reterred to [Reporter or ][not? ]'

3. Wliether- Llre [judgnrent ][should ][be ][reported ][irr ][the ][Digest?]

Page 7 ol 32

LA.APP.59 /2007 & connected

PRADEEP [NAI\DRAIOG' ][I. ]

1.Un-numberedCTossobjectionsandcivilrrrisce|laneous.appIicatiorrs [whiclr ][are ][in ][the ][natur'e ][o.[ ][cross objections, ][if ][any']lyirrguntrumbered.intlreabovecaptionedappeaIsn.laybenutnbered [Lry ][tlre ][Registry ]: als anclancl

als anclancl2'.Theinstantc|ecisiorrc|ecides.aforenotedappecross objections [in ][s'uch ][appe?ls ][where ][cl-oss ][objectiol-ls ][are ][I'iled']3.1-lreriverYamunaisnoton|yanimportarrL.|'eatureo1'tlre city of [Delhi, ][but is ][also. ][a ][nrajOr'source ][ol'water ][supply ][to ][the]city. lt clraws [its ][water ]['[rom ][tfie ][Yamunotri ][Glacier ][in ][tlre ][upper]IIreaclres of [tlre ][Himalayas ][ancl ][on ][the ][way ][to ][the ][plains' ][is ][enriclred]by tlrg [r-iver ][Tons ][and ][needless ][to ][state, ][llulTlerous ][sLreams ][and]rivulets enrich [tlre ][river- ][in ][its ][onward ][jourrrey. ][It ][travels ][a ][distatrce]of a5out 400 [km ][irr ][the ][plains ][bel'ore ][joining ][river ][Ganga ][at]Allalrabad.enters [[t|re ][city ][of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[city ][of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[tlre ][Nortlr ][an,d.f|ows]][[Nortlr ][an,d.f|ows]][[an,d.f|ows]]4, |t

enters [[t|re ][city ][of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[city ][of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[of ][Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[Dellri ][,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[,.tronr ][tlre ][Nortlr ][an,d.f|ows]][[tlre ][Nortlr ][an,d.f|ows]][[Nortlr ][an,d.f|ows]][[an,d.f|ows]]4, |t Southwarcl [ancl covers ][a ][lerrgtlr ][ol' ][nearly ][50 ][km ][while ][flowing ],'tlrrouglr Delhi, [of ][wlriclr ][altout ][22 ][lcm ][is ][within ][the ][urban ][stretclr]anc|t|reba|ance28|<rnirrtheruralstretc|r..

5.overtlrelastcenturyt|requa|ityo|.tlrewaterintheriver lras cleteriorated'due [to ][increased ][waste ][water ][discharqe' ][not]only witlrirr the [city ][of ][Delhi, ][but ][even ][upstreatrl,'whetr ][flowing]the [city ][of ][Yarnuna Nagar ][arrcl ][the ][city ][ol ][Panipat' ][both ][in ],tlrrouglr tlre State of [Haryana, ][where ][rapicl ][incJr-rstrialization ][[ras ][resulted ][in]irrclustrial effluenL [beirrg ][clisclrargetJ ][into.,tlre ][river ][water' ][The ][eco- ].system supportirrg [migratory avifauna ][ancl ][the ][ground ][waler ][lras ][']

LA. AP P .59 /7oo7 [&- ][con ][n ][ected], Page [3o132]

continLtously [clegraclecl, ]['requiring ][irnnrecliate ][atl-entiorr ][[ot']conseTVatiotr'

6.Variouslr|atrstolrarnessthepol-entialo|.t|reriverhavebeen cliscussed [since ][early ][1980 ][witlr ][rel'erence ][to ][the ][navigational]ottlre [rivet-; ][tlre ][aesthetics ][ol= ][the ][rivet- ancl ][requiretnent ][o'l']poterrtial blerrclecl [witlr ][tlre ][city of ][Dellri, as ][is ][t-he ][r-ivet-'-l-lrantes'itt]i, Ou'ng ancl [tlre ][river '5eine' ][irr ][France']Errglancl

1. Boclies suclr [as ][tlre ]['Mi.rristr-y ][of ][Etrvirotrrnent ][and]Forlests', ['CentTal ][Water ][Power ][Researclr Stat-ion' ][atrd ]['National]Envir-otrmental [Errgineering ][Research.,. ][Institute' ][have ][been]remedial [nteasures ][in ][various ][leports, ][submitted ][frort]suggesting ti;ne to time, [proposirrg ][plansfof ][integratiorr ][ol'riverYamuna ][in ][the]planning, for tlre [cleveloprnent ][of ][tlre ][National ][capital ][Region' ][and]of necessit-y whiclr [inclutcles ][the ][National Capital Tei-ritory ][of ][Delhi']8.o.|=thevariousp'roposa|s.,made,e|Tlp|rasizingtlrerole [of ][the ]['Floocl Plain5', aUuttirrg ][tlre ][river ][bed ][of'the]eCOlogical riVer Yamuna [ancj ][its ].conservation [imperatives, ][clrannelizatiorr ][ol']river Yarnuna lras [been ][proposed, ][lrbt ][only ][for ][the ][purposes ][o1' ][l'loocj]control but even [clrainage ][impt'ovepetrt ][and ][reductiotr ][irr ][banl<]erosiotr. Of necessi[y, [tlre ][p,roposals ][envisage modificatiorr ][of ][the]river chatrnel, [lceepirrg inLo ][account ][the ][conventional tnethods ][for]clrannelizatiorr, involving [enlargement ][of ][the ][chaT:nel ][by ][rrvidenin!)]and/or deeperring,'to [increase ][the ][clratrnel ][capacity ][to ][carry ][water]tlrat wot-tld have [otlrerwise ][spreacl on ][to tlre'l'lood ][plain']

9. Tlre Nodal Authority [for- ][the ][Platrned Development ][of]Dell-ri, the much [rr-raligneci ][Delhi ][Development ][Authority, ][whiclt ][is]accusecl by many [of ][having ][created ][ut-ban ][chaos ][irr ][Delhi' ][had]evolved tlre [.Environmental Manage'nerrt ][plan' ][r=or ][tlre ][stret-ch oI]LA.APP.59 /2007 & connectedPage 4 of32

river [ya'tuna ][i' ][tlre ][National Capital ][Territory ][oF ][Dellri, ][with ][the]overall objective [of rejuvenating ][the ][river. ][The plan ][delineates ][tlre]requirenrent [oF ][tlre ][city ][and ][malces ][recommendatiorrs ][after ][lnitial]Environnrental [E><atninatiorr ][of tlre ][proposed ][activities ][itr ][the ]['River]Front' DeveloPmen [t ][Plan.'']

.I 1r\\J.Briel=ly, the [rePort ][delineates]guidelirres [I'or]of [river ][Yamuna ][as ][it ][I'lows ][in ][tlre]of [river ][Yamuna ][as ][it ][I'lows ][in ][tlre]clevelopment ,city [of ][Dellri ][loY]the [san'le ][into ][variogs stretches']clividirrg the [san'le ][into ][variogs stretches']clividirrg

ll.,onesuclrstretchisbetweent|re|ToBarrageLi||theILFS-NOIDA [Linl< ][Bridge.in ][the ][soutlr ][ancl ]['l=ul-tlrer ][beyond', ][in ][tlre]soutlrer-rr direction, [as ][the ][river flows past ][the city ][of ][Delhi ][and]State [of ][Uttar ][Pradesh'in ][t[e ][Soutlrern ]['bourrdary ][oI ][the]ente;s tlre city of Dellr [i ][.]

[[.]]L2.The stretch [witlr ][wtlich we are ][concet-ned ][in ][the ][itrstant]Land Acquisitiorr [Appeals, ][is ][tlre ][stt-etclr ][ol= ][tlre ][river ][as ][it ][crosses]Nl-l-24. [(at ]the [popular ][Iridge ][called ][l-tre ][Nizarrruddin ][Bridge ][o\/eT]tlre river Yanruna) [arrd proceeds'.towards ][tlre ][Soutlr, crossing ][larrds]o.f village Belrlolpr.rr [l([acJar, l(ilolcari, ][l(hizrabad,. ][Jogabai, ][olcltla']Jasola [and ][Madanpur ][l(lradar, ][all of ][wlriclr ][lie ][orr ][Llre ][Western ][banl<]of tlre river ancl [Narrgli Rajapur ][arrcl ][chucl< ][chilla,,wlriclr lie ][on the]Eastern banl< of [tlre ][r-iver. ][Graplrically reproduced ][the ][plan]prepared by tlre learrrecl [Reference.Court orr ][inspqction ][cat"ried ][otr]2'L.I7.2006, and to [be fourrcl ][in ][the ][recorcl ][of ][LAC ][No'2/1998 ][Ell7f2Al]Slnolt Vs, UOl [& ]Anr. [(in ][respect ][otvillage ][Nangli Rajapur) ][would ][lre]as undeT:-L2.The stretch [witlr ][wtlich we are ][concet-ned ][in ][the ][itrstant]Land Acquisitiorr [Appeals, ][is ][tlre ][stt-etclr ][ol= ][tlre ][river ][as ][it ][crosses]Nl-l-24. [(at ]the [popular ][Iridge ][called ][l-tre ][Nizarrruddin ][Bridge ][o\/eT]tlre river Yanruna) [arrd proceeds'.towards ][tlre ][Soutlr, crossing ][larrds]o.f village Belrlolpr.rr [l([acJar, l(ilolcari, ][l(hizrabad,. ][Jogabai, ][olcltla']Jasola [and ][Madanpur ][l(lradar, ][all of ][wlriclr ][lie ][orr ][Llre ][Western ][banl<]of tlre river ancl [Narrgli Rajapur ][arrcl ][chucl< ][chilla,,wlriclr lie ][on the]Eastern banl< of [tlre ][r-iver. ][Graplrically reproduced ][the ][plan]prepared by tlre learrrecl [Reference.Court orr ][inspqction ][cat"ried ][otr]2'L.I7.2006, and to [be fourrcl ][in ][the ][recorcl ][of ][LAC ][No'2/1998 ][Ell7f2Al]Slnolt Vs, UOl [& ]Anr. [(in ][respect ][otvillage ][Nangli Rajapur) ][would ][lre]as undeT:-

LA.APP.59 /2007 & cottnected

Page 5 o[ 32

LA. APP .59 I ?-007 & co [nn'ected]

Page 6 of [32]

.'RiverBed'isdefinedasthearea'overwhiclrtheriverIJ.flows and [denotes ][the ][area ][wlriclr, in tlre ][orclinary ][ol- ][regular ][course]of nature, is [covet-ed ][by ][the.waters ][of ][the ][river' ]['Flood ][Plairr' ][is ][tlre]land adjacerrt [to ][a ][rivei, ][whiclr ][because ][ol' ][its ][level ][topograpl"ty']floocls when [tlre ][river ][overflows']

:. 4. Tlre lands [wlriclr are ][subject ][patter ][of acquisition ][in ][the ][']ipstant. appeals, [lie ][in, ][tlre ][Floocl ][Plairr. ][area oj' ][river ][YamUna' ][and]rtostly in tlre [wes'tertr ][banl< ][ancl ][except ][for ][a '[ew patclres' ][wlrere ][i]agriculLural [activit-ies ][can ][be ][. ][uncleTtalcen, ][tlre ][land ][is ][rrrostly]ancl [slrrub ][vegetation. ][Tlre aquatic ][vegetation ][is]grasslancl, buslry very poor in this [stretclr ][due ][to ][degracled ][water quality ][o'f ][river]Ya ntu na.15. Tlre lands are [comprised ][in ][tlre ][revenue ][estate ][ot]vi||agel(i|ol<ari,l(lrizrabadandNangliRajapur'16. FIoocl disclrarge [and ][leve[s, ][at ][differerrt ][gauging,]stations in river [Yamuna, ].indicai:e [flooding ][of ][the ][at-ea ][whenever]n'ror-rsoon is normal [or ][in ][excess.]

L7.As would be evicJent [from ][the ][plan ][of ][tlre ][area ][prepared]by t5e learned Reference [CourL, ][and ][as extracteci'hereirrabove ][by]me, the lands witlr [wlriclr ][Iam ][concernecl ][is ][between ][tlre ][rivet- ][banl<]and tlre Forward [Buncl. ][lt ][has been graphically narrated ][by ][the]learned Reterence [Cout-t ][in ][its'report ][clated ][22'II'2006, ][relevant]extr-act whereof wourld [read ][as ][under:-]

"l-he spot inspection has [been ][condurcted ][in ][terrns ][oF]orcler datecl 13.11.06 [irr ][tlre ][]resence [ol= ][ol'l'icials ][I'rom]DDA (Slr. M.M. Rao, [Director ][L.M.), ][slr. s.l(. ][Singlr ][(LAC']. soutlr), 5lr. Raj shelclrar (p.c. south), 5lt. Atutl [l(utrrar]& rlood [cotrtrol ][Departn-rent)](Ex. Engin'eer-, lrrigation . wlro are acconlparried [witlr ][other ][tearr ][oF ][oft'icials ][frort]LA.APP.59 /2007 & connectedPage7 of32

resllective [clepart-ments. ]['counsel ][tor ][the ][petitioners ][as]well as respondents [are ][also ][present']

Tlre ol'ficials [lecJ ][to ][etrrbanlcnrent ][ol'River'/arnttlta ][in]uiltug" Narrgli [Rajapur ][via ][Marginal ][Bcrnd ][Road ][tlrrough],pantoon Road'. rouqlr slietch (i.e. Site plan bv6ppl-oxirnationt [p"reper-ecl ][gv-orficials ][of ][DDA ][to ][qive ][a]b villaqss has [been ][lranded]safu and clearly qgpicts [l-he]qyell'-rlre t,r*rion ol= villages [nehlolpur l(hadar, Nangli ][Rajapu.r,]l(ilolcari, Clruck inilla, [KSizi-abad, ]Jogabai, [Olclrla, ][Jaso.la]arrd Madanpur l(haclar.

oasra no'5 ol'villaqeA copv rrolirar lrasha rrofficials ol' [LA]lainecl at site [tlrat. ][s.olTle ][of ][the]rcnaFa no's which [are ][sub-merged ][or ][lilcely ][.to be ][sub-]merged and are adjacentto [water streanr ][lras been ][de-]potif]ed wlrile tlre others 5ad been acquired., [Tlre ][sanre]are reflected in [different ][slrades ][in ][tlre ][' ][site ][plan](Anrrexure ll). Tlre official's informed [tlrat- ][the ][acquired]iancl extended upto [500 ][nretres arrd ][nray be ][morefrom]tlrd,strearn of ['weiter ][wlrich ][was ][flowing ][currerrtly. ][The]lancl or-t both sides at the ['site'.spot' ][appeared ][to ][be]under cultivation. [However, ][it ][is pertinent ][to ][note ][tlrat]icials 1'lrrioatiotr and FloContr-ol DePainl=ormedt as and when tater level in [river]4.83, tlre' land [gel-s]Co"er-ecl with water, [depending ][on ][afflount of ][disclrarge]o't watet- in tlre river. lt [was also ][pointed out ][that ][owirrg]to aforesaid reasons. no [developmrent ][lras. ][been]permittecJ ['trorn ]['Mat-ginal ]Bund [Road' ][till ][ernbanlcrnent]of l-{iver Yalnuna [(As ]depicted [in ][Anne><ure ]- [l). ][lt ][tryas]observecl that there [was ][no ][surbstarrtial developmetrt]except that larrd appears [to ][be utilized ][near ][the ][site ][I'or]agricultural [purPose.]Tlrereafter tlre o'l=ficials lecl [to ]['show ][tlre ][approxitnate]location o'l'land of [villa.ge l(ilolcari, ][Behlolpurr ][and]l(hizrabacJ fronr Rirrg Roacl [arrcl ][D.N.D. ][Road. ][The]officials showecl tlrat no [activity/cJeveloptnenl ][on ][tlre]land neal- to tlre embanlcment [could ][loe ][ltndertalcen]except for agricultttral activity. [T[e ][spot ][ilspection]I.A.APP.59 /2007 &. cottnectedPage o[32

corTnnenced [at ][about ][2.40 ][p'ln.and ][has ][been]completecl [at ][about ]fi'45 P'nl'

sd-(AI\OOP I(UMAR [MENDiI-{ATT'',q)]ADDL D|srR|cr J [r:r?f;?5ji,l]

18.Itmaybelrighiiglrt-eclt|ratt|reForwardBund,ast|revery name suggests, [is ][tlre ][raisecl embanlcnrent ][to ][cotrtain ][tlre]l,loodecl river as [ancl ][wherr ][it ][overtlows, ][so ][tlrat ][thr: city ][ot'Dellri ][is]not inunclated [with ][water, ][during ][nlonsooll' ][lt ][is ][obvious ][tlrat'due]to tlris,,there is [lrardly ][any ][construction ][activity ][in the ][area ][irr]question, for tlre reasort [tnost ][of ][it ][is ][low ][lyirrg area and is ][flood]prone. In the words of [the ][learned ][Reference Court, 'tlre topology']nature ancl [potential ][for ][utilizatiorr ][of ][tlre ][subjecL ][lands''rnay ][be]reproduced by me. [lt ][reads ][as ][under:-]

,.AS per notification dated 23.6.89 placed orl recordabout 3500 lJectares [of ][lancl ][starting ][fronr point ][l ][lcm']upstream,WaZirabac|Barrageroac|tilli!outstlreboundary'otUnionTerritoryWaspropg:udtobeacqLriredt=or channelization [of ][river ][Yamulla. ][The ][puirpose.of ][tlre], [project itself ][suggests ][tlre ][land in ][tlre river ][bed ][adjacent]to tlre existipg itieanr [of ][water ][was ][to ][be ][acquired' ][The]acquired lancl being [in river ][becl ][on ][forward ][bund ][as suclr]catr be safely irrferr-ed [to ][be ][covered durirrg ][solTle parts]of tlre year wi[lr water [and may ][be ][cultivaQle ][For ][otlrer]parts of ttre yeat" No evidence [lras been ][led by ][tlre]petitioners to tlrow that [tlre ][la.nd ][was.not ][situated ][itr ][tlre]about 3500 lJectares [of ][lancl ][starting ][fronr point ][l ][lcm']upstream,WaZirabac|Barrageroac|tilli!outstlreboundary'otUnionTerritoryWaspropg:udtobeacqLriredt=or channelization [of ][river ][Yamulla. ][The ][puirpose.of ][tlre], [project itself ][suggests ][tlre ][land in ][tlre river ][bed ][adjacent]to tlre existipg itieanr [of ][water ][was ][to ][be ][acquired' ][The]acquired lancl being [in river ][becl ][on ][forward ][bund ][as suclr]catr be safely irrferr-ed [to ][be ][covered durirrg ][solTle parts]of tlre year wi[lr water [and may ][be ][cultivaQle ][For ][otlrer]parts of ttre yeat" No evidence [lras been ][led by ][tlre]petitioners to tlrow that [tlre ][la.nd ][was.not ][situated ][itr ][tlre]'f--orwarcl buncl area. Consideririg tlr'e situation oI the larrdin tlre river becl [it ][may ][not ][be ][c5pable of beirrg utilized'as]a lrornrat agriculturai [larrd ][or ][buildirrg ][site ][despite ][tlre]urbanized [and ][cannot ][be ][conrpared ][with]village bein6 lancl other tharr situaLed [irr ][river ][bed ][in ][village ][l(ilol<ari']Tlre developmerrt nray [have ][tal<etr ][place ][in ][and ][around]village l(ilol<ari but [tl're ][- ][sarne ][cattnol- ][clrange ][t-lre]lranclicaps of land [situatecJ ][in ][a ][forward ][bund area ][ovvitrg]in tlre river becl [it ][may ][not ][be ][c5pable of beirrg utilized'as]a lrornrat agriculturai [larrd ][or ][buildirrg ][site ][despite ][tlre]urbanized [and ][cannot ][be ][conrpared ][with]village bein6 lancl other tharr situaLed [irr ][river ][bed ][in ][village ][l(ilol<ari']Tlre developmerrt nray [have ][tal<etr ][place ][in ][and ][around]village l(ilol<ari but [tl're ][- ][sarne ][cattnol- ][clrange ][t-lre]lranclicaps of land [situatecJ ][in ][a ][forward ][bund area ][ovvitrg]

, Page 9 of 32

LA.APP.59 /2007 & connected

.toitstypica||ocationandIil<eIihoocJoffloodirrgduringtl.lemon5oo|..u'-_|rnayaIsoo|rsenrethatamereconstruction [of ][an ][isolaied ][bor.lrrdary ][wall ][or ][a ][solit-ary]i"'-t [pf ]witlrout [indicatirrg ][the ][nature ][ol' ][construction]" cannot|eadtoaninfe'rencethattlre|atldcouldbeusedas bui|cli,.g [ua" ][or ][could ][be ][compared ][to ][|and.|'a||ing]outside tlre [forward bund ][area' ][The value ol' land ][as]suclr neecrs [to ][tr" ][assessed-by ][this ][cor-rrt ][conside.ing the]aforesaid factors."

19.Tlre [quo-te ][lrereinabove ][extracted ][by ][me ][is ][from ][the]reference order [dated ][18.10 ][.2006 ][irr l-AC ][No'1/2003 ][titled ][Bed ][Rant]Vs. UOl & Anr.20. By virtue of virtue of of [[a notil'ication ]][[cJate ][d 23'6'7989 ][issued ][utrder]][[d 23'6'7989 ][issued ][utrder]][[issued ][utrder]][[utrder]]

20. By virtue of virtue of of [[a notil'ication ]][[cJate ][d 23'6'7989 ][issued ][utrder]][[d 23'6'7989 ][issued ][utrder]][[issued ][utrder]][[utrder]]Section 4 of tlre [Land ][Acquisitiorr ][Act ][lBg4' ][a ][vast ][traclc ][oI ][land ][ad-]3500 [hectares ][was ][proposecl ][to ][be ][acqLlired ][ert ][putrlic]measuring for [a ][public ][purpose, ][namely, ]['chanrrelization'of ][Yamuna]expense, Lands [oF ][various villages ][were ][coverecl ][by ][tlre ][said]River,. notification ancl [neeclless ][to ][state ][included ][larrds corrrprised ][in ][thr:]revenue estate [of ][village ][l(lrizrabad, ][l(ilolcari ][and ][Nangli ][Rajapur' ][lt]be clari.l=ied [tlrat ][not ][all ][agricultr-rial ][larrds ][in tlre ][l-evenue]may estate of saicl 3 [villages were ][rrotified ][for ][tlre ][proposed acquisition']only tlre lancJs [wlriclr ][wet-e ][between.the ][Forwarcl ][Burrd atrd ][the ][r-iver]Yamuna ancl'as [starrd ][graplricalty. ][described ][by ][tlre ][learned ][Judge]and as extracted [hereinabove ][inlpara ][17, ][were ][the ][ones ][lvhiclr]were proposed to [be acquired.]

2I'Tlrenol-ificatiorrinquestionWaS|.o||owedbyacJeclaration issuecl [under ][Section ][6 ][of ][tlre ][Lancl ][Acquisitiorr ][Act]22.05.1990 [whereirr ][the,area ][arrd ][tlre ][l(lrasra ][nulrlber ][in]IBg4.on each village in respect [wlrereof ][tlre ][notification was ][issued ][were]detailed.

Parge 10 ol'32

n.trP P .sg /2007 & [cotrnected]

22.Pertaining [to ][tlre ][revenue ][estate ][o.|= ][vi||age ][|(lrizrabac|,]sr-rl5ject..tnatter [of the ][present ][ap.peals' ][the ][Land ][Acquisition]Collector announced [an Award bearing ][No'18/1992-93' ][Pertairting]to village [I(ilolcari ][tlre ][Award ][No'14/1992-93 ][was ][anlrounced ][ol'l]19.6 .Igg2 [ancl pertaining ][to ][village ][Nangli ][Rajapur ][tlre ][Award]No.16/19g?--g3 [was announced on ][L9'6'1992']23,rrr.ailtheawarcis,trreLancrAcquisitioncollectorassessecl the fair [marlcet ][value ][of ][tlre subject ][lands ][l=or ][all ][3 ][villages]@ [<27,334.1- ][per- ][biglra ][alrd ][treedless ][to ][state ][helcj ][tlrat ][l-lre ][larrd]owneTs would be [errtitled ][to ][tlre ][interest.arrd such ][other ][statutory]benefits as were [to. ][be ][paid ][orr ][tlre ][conrpensation assessed ][as ][per]tlre Larrcl Acquisition [Act ][1894]24.Wlrile assessirrg [tlrefair- ][rnarlcet ][value ][o1'tlre ][lands ][as ][on]?3,6,1989 i.e. tlre [da[e ][of ][the ][notification ][issued ][under ][Section ][4 ][oF]tlr.e Larrcj Acquisition [Act ][1894, ][tire ][Land ][Acquisitiorr ][Collector: ][tool<]into consideration [various ][registerecl ][sale ][deecJs ][rel'lectirrg ][tlre]statecJ price ancl tlrerefrom [compurted ][that ][tlre ][average price ][ol' ][the]land woulcl come [Lo ][{18,736l- ][per ][bigha' ][But' ][noting ][tlrat ][vide]OFI'ice Order dated [3.5.1g90 ][tlre ][Governrnent ][o1' ][Delhi lrad ][noti'l'ied]lre mininrunr [pr-ice ]of [agriccrltural ][land ][in'tlre ][Uniorr Ter-ritory ][ol']Dellri lravipg 2 rates; [t4.,50,000/- ][per acre ][for ][agricultural ][lands]acre [for ][|ancl ][sil-uated ][in ][t|re ][rivet. ][bed, ][sitlce]anc| {1,50,000/- [per ]ilre notiticatiorr under Section [4--witlr ][wlriclr he was ][conqerned ][was]cJatecl 23.6.1989, depressed, [by ][cliscourrtirrg ][the ][price by ][15a/" ][per]annunr and conclucled by [holding ][tlrat|he ][fair ][marlcet ][price ][as ][oF]23.6.1989 woulcl be <27,344'l- [per ][biglra''Tlris ][price determined ][for]the larrd in village l(ilol<ar-i was lreld [to ][be ][price ][payable ][l"or ][tlre]acquired lancl in tlre otlrer [2 ][villages ][as ][well ][for ][the ][reasolr ][tlre ][Land]LA.APP.59 /2007 & connectedPage 1.1of 32

Collector [assessed. ][tlre ][conlPensation on ][tlre ][tnitritttulttr]Acquisitiorr price notifled by [tlre ][Governmelrt ][itself ][as ][on ][3'5'1990 I'orthe ][larrds]situatecl in the [river ][bed.]25. Dissatisfiecl with with [[the ][assessntent ]][[assessntent ]][[made ][by ][tlre ][Land]][[by ][tlre ][Land]][[tlre ][Land]][[Land]]

25. Dissatisfiecl with with [[the ][assessntent ]][[assessntent ]][[made ][by ][tlre ][Land]][[by ][tlre ][Land]][[tlre ][Land]][[Land]]Acquisitiorr Collector, [the ][appellants ][her-ein ][souglrt ][re'l'erence ][ltnder]Section 18 ol'tl're [LancJ ][Acquisition ][Act ][IBg4, wlriclr ][was ][referr-ed ][to]tlre Reference court [as ][per ][section ][1B ][of ][the ][Act.]26.Tlre learned tleference'Court, [aFter ][framing ][tlre ][issues]in tlre reference [beFore ][it ][apcl ][af'ter ][perlnitting tlre ][parties. ][to ][lead]evidence in supllort [of ][tlreir ][claim, ][disposed ][of the ][references]ntacle, by aricl uncler [various ][orders ][fixilig ][the fair ][rnar-lcet ][price ][at]t89,600/- [per ]bigha [for ][tlre ][acquired ][lands']27.I note tlrat the [rbasoning ][of ][tlre ][learned ][Reference]Courrt is pari-rnateria in [each order.]28,The recorcJ oF the learned [Re'l'erelrce ][Court ][shows ][tlrat-]betore malcing the [assessment, ][vide ][ord.er ][dated ][13'II'2006, ][it]recordecl tlrat the Cour-t [would inspect ][tlre site ][arrcl ][notice ][wlrereof]was deenred to be [giverr ][to. ][the ][p'brties ][as per tlre ][order']Tlrereafter, itl tlre [preseltce of ][the ][le'arrred ][counsel for ][such ][parLies]wlro cSose Lo be present at [tlre ][inspectiotr ][alrd ][irr ][tlre ][pl-esellce ][ol']tlre represelttative of' the [LancJ ][Acquisition ][Collector- ][arrd ][DDA ][the]learnecj Judge nracle site visit [on ][22.7,J..2006 ][ancl ][prepat-ecj ][a ][spot-]inspecLion report ancJ site [plan,. ][botlr ][of ][wlricl-r ][lrave ][beetr]extracted by me hereiiratrove in [para.I2 ][and ][17 ][above.]29.It may be trotecl that [the ][learned ]Jucige [tool< ][various]plrol-ograplrs Wlriclr are [placecl ]irr' [LAC No.2/199 ][B ][bhopal Sinqlt ][VS']UOl 6( Artr, and the salle slrow [tlrat ][the ][larrds ][are low lying ][lands]

LA.APP .59 /7007. & connected

Page 1"2 0f 37

ancl are, [as ][describecJ ][by ][the ][learnecl'Judge ][in ][tlre ][report which ][I]lrave exl-racted [in ][pa ][ra ][17 ][hereinabove:]30.Itisnotificlisputetlratt|re.Iarrc|irrquestion,faIlsinanarea, which [is ][between ][tlre ][river Yamuna ][arrd ][Fling ][Road' ][sirrce ][I]atTt, witlr consent [of ][learned ][counsel ][for- ][tlre ][parties ][treatirrg ][LA]App.No'5gl2ooTastlreIeaclmatter,itwou|dbe,re|evanttotrotetlrat tlre appellant [thereof ][Bed Rant, a'ppeared ][in ][the ][witness ][box]as PW-7 before [the ][Reference ][CourL'' ][atrcl ][adtnitted ][in ][lris ][cl-oss-]examination [that ][excepl- ][for ][a ][petrol pump ][arrd ][the ][two ][sltops']theie is no [abacli ][arourrcl ][the lancl. It ][is glso ][adrnitted ][ttrat ][there ][is]a naa/a [(drairr) ][irr ][village ][l(ilolcari' ][He adnitted ][that ][since]constfuction [WaS ][llot ][allowed ][by ][tire ][Governrtlent' ][no ][otlrer]constructiorr [could cotne ][uP. ]: ..31'\lariousdocutnentsweieprovec|beforetlreIearned..ReFeretrce Court [by ][various parties:arrd ][find ][a ][rnention ][in'tlre]vat-ious orders [passed ][try ][tlre ][learnecl ][Rel=erence ][CouTt' ][but I ][need]not note tlre same [because, bel'ore ][me, ][wlrile ][argUing ][tlre ][appeals]learnecl counsel [for ][the ][parties ][pressed ][i;rto ][aicj ][only ][olre sale ][deed]cJated [l_7.3.1988, Ex.PW-3/1 ][in ][the ][rqference ][souglrt ][by ][Bed ][Ram']Besicles, learned [counsel reliecl ][upbn ][tlre ][clecisiorr ][,"poit"d ][as]Trndev & Ors [Vs. ][Unlon ][of lndia ][& ][Anr, ][2000 ][(54) ][DRJ ][384 ][(DB)']wlrerein Division [Benclr,of ][tlris court ][assessecl ][tlre ][marlcet ][value]for tlre land situate [in ][village ][l(hizrabacl acqurired ][pursuant ][to ][a]rrotification dated [10.05 ][.Lg76 and ][assessed ][tlre ][conrpensation ][@]t35,000/-perbigha.asof1O.5.7g76'Imayhigh|iglrttlrat|arrdwlriclr was subject matter [of ][consicleratio.n ][in ][Trncle/s ][case ][(supra)]was saline larrd [(salabD ][arrd ]['wai ][aiquirecl ][l=br pul-poses ][of]a [pilot cut in ][tlre ][reacir ][fronr ][Nizrrru'dding ][Bridge ][to]constrLtctitl.g LA.APP -5g/2007 & connec[edPage 13 of [37]

ol<lrla weir. [Learnecl ][cot-ttrsel ][also ][l-elied ][upoll ][the ][decision]as Diwan [Rant ][Swaroop ][6t ][brs ][lrs' ][Urtion ][of ][lndia'1992 ][(48)]reportecJ DLT 600 [perusal wlrereof ][shows ][that tlre ][larrcj ][sit'uate ][in ][village]was [acquired pursuant ][to ][rrotil'ication ][dated]l(lrizrabacl 03.06.1961 ancl [was ][assessecl ][at ][{12,500/- ][per biglra']32,I rna5r lriglrliglrt [tlrat ]'tlre [clecision ][in ][Diwan ][Rant]Swaroop's [case ][(supra) was ][tfte '.basis ][olr ][wlriclr ][decision ][was]in prenrisecl Tlndey's case [(supra), ][|t. ][TlndeV's ][case, ][tal<ing ][tlre]lancl value at T12,500/- [per ][biglra ][as ][of ][3'6'196,7 ][by ][givitrg ][an]annual increment of [J.2% ][but ][denying ][a ][progressive increase' ][tlre]surt't worlced out [was ][t35,000/- ][pe; ][biglra. ][With ][rel'erence ][to ][tlre]clecision repo;ted as Bedi [Rant ][Vs..L/O/ ][& ][Artr' 2001 (93) ][DLf ][150]arrtl clecision datecj [4. ][2 ][z.fu ][1 ][disposing ][ol' ][RFA ][No.5 ][B2/.Igg4 ][EA/]lcis/tan Kapahl [vs. ][Uol ][& ][Anr. ][as ][a'lso ][a ][decision ][of ][tlre ][supt-erne]Corrrt reported as'Nand Rant [Vs. ][St'ate ][of ][Harvana.JT ][19BB ][(4) ][5C]260, it was urgecl in tlre alternative, [that if tlre ][price as per ][sale]deed dated 17.3,1988 was [not ][to ][be ][adopted ][and tlre ][sale ][price]deternrinecl in Diwan Ram [Swaroop's ][case ][was ][talcen ][to ][be ][base]price, percentage increase acloptecl ['by'tlre ][learned Trial ]Judge [as]IZ% be acJoptecl but the benelit [of ][the ][progiessive ][increasej ][slrould]tre given and i,', respect of tlre [plea ][I ][must ][nol-e ][tlraI ][learrred]coutrsel made Concession tlrat [aS ][WaS ][done ][in ][Bedi ][Rant'S ][CaSe,]irritial irrcr-ease coulcl be @ 6% [p"r' ]ullllum [followed ][l-ry ][lrOo/u ][per]annurn ancJ then 12% [per ][allnum, ][with ][tlre cut ][ol'F ][years ][being]1959-1965 [(6%), ]1966-1973 [(I0%) ][and ][I974 ][onwards ][(I2%).]33.Pressing tlre first argunlent tlrat tlre sale [cleed ][dated]17.3.1988 slrould be adopted by tlris Court to [deterrnine'the ]['tair]nrarlcet value as ol' 23.4.1989, learned [Counsel ][heavily ][relied ][upon]LA.APP.59 /2007 & connectedPage t4 of 32the decisiorr [of ][tlre ][supretle court ][reported as ][G'Pren'ta ][vs' ][Specia/]Tehsildar [(2010) ][L2 ][SCC ][502 ][alrd ][the ][clecision ][reported ][as ][ont]prakash vs. State of Harvana & [ors. ][2OII ][(lv) ][AD ][(sc) ][3B3 ][and]tlrat as [lreld ][t[erein ][t[e ][developrnetrt aroutrd ][the ][place]ur-gecl wlriclr lrad [taken ][place over ][tlre ][years,,wheTe ][tlre ][subject ][lands]lracl [to ][be ][factorecl ][irr wlrile ][determininq ][l-he ][fair]were situate, nrarlcet value [of ][tlre ][acquirecl ][la.nds' ][Relying upon ][the ][[estinrony ][ot]Devi Ram PW-6 [in ][the ][reference ][pertainirrg, ][to ][Bed ][Ram, ][the]Patwari of village [l(lolcaTi, lea;ne'd ][counsel argued ][tlrat ][lre adnritted]tlrat tlre larrd irr [questiorr ][is situated ][irr ][a ][developed ][area' ][lraving]builclirrg potentiality, [inasnruclr ][as ][the ][lancl ][situated ][in ][village]l(ilolcari arrd l(rizrabad [were ][acquirecl ][for ][tlre ][plantred developlnent]of Delhi irr tlre [years ][1959 ][ancl ][1961 ][arrcl ][on wlriclr ][acquired ][land:;]DDA lrad developed [tlre ][r-esiderrtial ][colonies ][natned ]['Friends]Colotry', ['l(alirrdi ]Colony' [and ]['Maharani ][Baglr'' ][lt.was tlrus ][urged]tlrat tlre area in [qr-rest-ion ][had ][great ][poterrtiality; ][tl-re ][salTle ][being ][a]reFlection ol=tlre 3 [colonies ][lraving ][come ][up ][on ][tlre ][earlier ][acquired]land3. Pertaining to [tlre ][sale deed clated l-7.3'1988, ][E>('P\Al-31l-']referrecl to by me [hereinabove, ][it ][was ][ar-guecJ ][tlrat tlre ][vendor ][and]vendee of the sale deecl [wel-e ][not ][the ][residenLs ][ol' ][tlre'area ][irr]question ancl thus, the sa.le Lransactecl [between ][ilre|n ][lrad ][to ][be]taken as the basis for [deternrinirrg ][t.he ][rnarl(et ][value ][o'f ][tlre]acquired land ancl could [rrot ][be ignored ][by ][labeling ][the ][same as ][a]tairrtecl clocument ancl not to [be ][igrrorecl ][as. ][per ][tlre ][reasorrirrg ][ol']the learned Trialjud$e, [wIiclr ][reasoning ][is ][a.s ][under:-]

"lI ntay furtlrer be observed tlraL, tlrere is [no ][evidence]to reflect tlrat ther-e could [lrave'beetr ][an ][increase ][in]prices of land as per sale deed dated 17.3.88 @ [Rs']2,07,500 per biglra relied by [petitioner ][wlre,n compared]

Page L5,o1'32

LA.APP .59 /2007 & connected

WithEx'R1.(Rs.43,2ool-'perbiglra)orn.ritr.price-.Fjxedw.e.f'. 27.4..g0 [u, ][p"r ][polity witliirr ][slrot-t ][sparr ][o'l'time']It is lcnowtr [fact that ][the ][scneme ][of ][acquisition ][is]lcrrown.to tlre [vil'lages ][arrd ][resiclents ][mucl-t be1ore ][the]actual rrotification [uls ][+ is ][issued ][as ][numerous ][surveys]aie rnaoe [prior ][to ][any ][acqu'isitlon pr-oceedirrgs. As ][suclr]ihu o1 sale deed'ati [errlranced ][Tates ][to ][clainr]"n".ution increasecl compensation [cannot ][be ][rulecl ][out. ][For ]['tlre]aforesaid reasorrs [sale ][cleed ][datecl 17.3.88 ][relied ][by]petitioner cloes not apllear [to ][be ][reliable ][to ][assess ][[he]value of laltd."

34..l lrave extr-actecj [tlre ][quote ][lrerein ][above ]['l'rot.n ][the]decisiorr datecl 25.g.2006 [in ][LAC ][No'1/,j003 ]['Becl ][Rant ][vs' ][UOI ][8r]Anr,'

35.Pertainirrg to [village ][I(ilol<ari, ][an ][additional ][argument]was advancecl wlriclr [was ][preclicatecl ][on tlre ][decision ][dated]10.10.1984 irr RFA l\o'II7lI974 [Sntt'Artooori ][Devi vs' ][UOl ][6r ][Ors']wherein perl-airririg [Lo ][a ][pbtificatiorr ][clatecl ][13.11.1-959 ][fair ][rnarlcet]value assessecl by tlris [court for'lancls ][itr ][village ][l(ilolcari ][was]<26,OOol-perbig|raaSagainst{12,5001-perbighaforthe|andinwlrerein [in ][Diwa,n ][Rant Swarup's ][case ][(supra)]village l(hizrabad cornpensation assesseclas of tlre cl'ate 3.6-1961 [was ][TI2,5001-' ][lt]was tlrus urged tlrat [iL]was apparent [l-rat [larrcl ][in ][village ][l(ilolcari]was fftore valuable [tharr tlre][ rest ][a'ird ][for ][wlriclr ][it ][was ][ur-ged ][tfrat]l(ilolcari neecls to be [dealt- ][with ][on ][a ][better ][footing.]36. Per contra, Slrri Sanjay [Pocldar, ][Starrcling ][Counsel ][I'or]tlre l-apcl Acquisition [Collector ][urged ][tlrat ][tlre ][l-rial ][Cou'rt ][lrad ][visited]tfie spot ancl lrad [acquired ][spot ][knowledge ][about ][tfte ][land apd ][its]topograplry, ancl has recordbcl [a ][categorical fincling ][of ][[act, ][to ][the]ef"fect tlrat the acqutirecl lands [are ][i.n ][tlre ][iiver- bed ][on ][Fot-war-d ][Bund]apcl as such, carr sa'tely [be ][inferrecl ][to ][be ][covet-ecl ][dur-ing ][sonre ][part]LA.APP.5I/2007 & connecl.ecl Page 16 oi [32]

of tlre year [with ][watet- ][and ][nlay be ][cultivable ][[or ][o[lrer- ][parts ][ol'tlre]year. Since t|re [Ia.nds ][falI ][irr ][t|re river ][becl, ][t|rey ][may not ][be ][ca1:abIe]of beirrg utilizecl [aS ][a ][normal ][agriculltural ][lar-rd ][and in ][any ][case ][are]unsuitable to [be ][built ][upon. ][The developnlent may have taken ][irt]and arouncl [village ][l(ilolcari ][and village ][l(hizrabacl' ][but ][tlre ][sarne]was olr the lands [on ][tlre ][western side ][ol= ][Rirrg ][Roatd, ][irrstarrt ][larrds]ar-ej orr the eastern [sicle ][of ][Ring ][Road; ][tlre ][eat-lier ][acquired ][larrds]were not low lying [lands. ][They were ][just ][lilce ][arry ][ol-lrer- ][ordinary]larrcls. [, ][counsel ][statecl ][tlrat tlre ][situational]agricultural disadvantage [of ][tlre ][instant ][lancls ][was ][writ ][apparent ][arrd ][tlrat ][nrere]isolatecl construction [of ][a ][petrol pump ][and ][2 unautlrorized ][slrops ][tcr]wlriclr Slr,Becl ['Ram ][lrad ][referrecl ][to ][in,fis ][testinrony ][were ][of ][tr0]sigrrificarrce. [Learnecl counSel ][Sighlightbcl ][tlrat tlre ][wittresses ][lrad]adnritted that- no [cons'Lructiotr ][was ][perrnissible ][on ][the ][larrd ][and]ilrus urgecl tlrat rnerely [because ][3 ][colonies: Malrarani Baglr, ][l(alindi]New [l=riends ][Colony ][lrad come up ][on ][the ][acquired ][lands]Colorry ancl mainly of village [l(ilolcari ][ancj ][partly of village ][l(lrizrabad ][coltld ][not]irnpact the potentiality [ol'the ][instant ][lands wlriclr ]ryere [qualitatively]disacJvantageously [situated, ][being ][on ][tlre ][eastern side ][ol' ][Ring Iload]ancl' across the Forwarcl BuncJ [spanning ][tlre ][area ][betweetr ][the]Forwarcl Bund and tlre river [Yannuna.]

37.Learnecl counsel clarifiecl [tl'rat ][even ][if ][it ][be ][held ][that ][the]learrred Trial [judge ]lras [ilradverterrtly referred ][to ][as ][the ]['subject]lalds as forming the [River Bed ][ratlrertlrarr ][tlre ][Flood Plain ][latrd, but]hasten to add tlrat this does [not ][irnpact ][tfte ][reasoning ][ol= ][t[e]learned TrialJudge inaslnucl-r,as [tlre ][land ][beirrg ][the ][Flood Plain ][land]was prone to water-logging [arrd indeed ][tlris ][was ][the ][t-eason ][wlr5r]lrar-clly any crop was [grown ][on ][tlre ][lan,cls ][and ][tire fact tlrat ][the]LA. Al,P .59 /2007 & co [n ]nectedPageLT ol37

inatut-al vegetation [orr ][tlre ][larrcl ][beil$ ][grass ][land, ][buslry and ][shrub]veoetation.

38.lrrreplytot.lreargLlrnentspertairrirrgtot|reprogressivcincrease to be [efl'ectecl ][wlrile ][clel-ermining ][tlre ][fair ][nrarlcet ][value ][OF]tlre land,5lrr-i [Sanjay ][Podclar ][relied ][uporr ][tlre ][latest juclgtrtent ][ol= ][tlre]Supreme Court [rePortecJ]Corp-oratiotl +td [Vs. ][RameshbhAl ][livanbhal ][Patel ][6( ][Anr' ][2008 ][(14')]scc 74.5 arrd higlrliglrted [paragraphs ][13 ][and.14 ][tlrere.of']39.Learnecj counsel [lriglrlighl-ecl ][tlrat tlre ][solitary ][sale ][deed]reliecl upol-l i.e. [tlre. ][sale ][cleecl ][clated ][:-7-03'1988 ][executed ][by ][Shri]s/o [Slrri ][Badlu ][Ram ][in ][favour ][o1'Slrri ][virrod ][l(urnar ][5la]Rarrjit singlr Slrri l(edar Natlr, wlrereby [a ][partel ][oF ][land ][acl-measurirrg ][l ][biglra ][1]biswa w'as sold for [a ][sum of ][<2,O7,500/-; ][the ][recitals ][oF ][tlre ][same]woulcl show that [t4'0,000/- ][was paid ][in ][acJvalrce ][and ][balarrce ][i'e']TI,67,500/-wastobepaicJatthetimeofregistrqtiorro.Ft|resaledeed. Ttre sale cleecl [did not ][nral<e ][it.clear ][as ][to ][wlrat ][was ][tlre]nrode of payment of [balance ][sale ][consideratiorr. ][cot-ttrsel]tlrat the [sale deed was ][exbcuted ][a ][few ][months ][prior t0]lriglrliglrtecl tlre clate of tlre rrotification [in ][question ][and ][justified ][tlre ][reasoning]of tlre learrred Trial Judge [wlrich was questioned ][by the ][learned]counsel, wlrich reasoning I [have ][e><tracted ][in ][para ][33 ][above']Learriecl counsel ]'urtfter urged [that ][except ][I'or ][this ][solil-ary ][sale]cleed, no otlrer evidence [in ]tlre [shape ]gf [voluntary ][sale transactiotr]lras lteen placed on record [by ][tlre'appeliarrts/land-owners. ][Counsel]lriglrlightecJ that in rebuttal, [the ][Union ][of ][India submitted ][4 ][sale]deeds, Ex.R-l to Ex.R-4 wlriclr were [also ][cotrsidered ][at tlre ][tirr-re ][of]anltourrcing tfte awarcls which [showed ][tlrat ][tlre ][average sale price.]was tl8,736/- per bigira. Counsel [lrighliglrted ][l-hat ][2 sale ][deeds ][out-]LA.APP.5T/2007 & connectecl Page 18 of 32

of.tlrese4.wereexecuteclbythelancl-owners/cla.intattts'natlely'Snrt'AngooriDevi.Counse|u'rgedthatthepaucityol.saledeedsslrowed [paucity ][ol= ][sale ][transac[ions ][arrd ][tlrus ][tlrere ][was ][no ][dematrcl]for tlre larrd [ip ][quesl-ion arrd ][tlrus ][conclucled ][that ][the ][larrd' ][did ][not]have any [potentiality.to ][coll'lll.lancl ][higlrer- ][value ][as ][clainred ][by ][l-lre]appellants. [Learneci ][counsel ][contended ][L[at ][the ][learned ][Rel'erence]Court lras rightly [rejected ][t[e ][solitary ][sale-cleed ][reliecl upon ][Lry ][tne]appellants. [Leat-necl ][counsel higlrlighted ][tlrat ][suclr'types ][of]cJocunretrts are [created ][rrot ][orrly ][for ][tlre ][purposes ][ol' ][inflating"tlre]price, but also to SeCUre alternative [plots ][inaslTluclr ][as ][tlre ][Large]scale Accluisition [Policy'l'or Agricultur-al ][Larrds ][in ][Dellri ][requir-es ][tlrat]tlre irrclividual, whos6 [land ][is ][accluidbd, ][trrust ][lrave ][rnore ][than ][)']bigha lancJ to be [entitled ][to ]['a ][residential ][plot ][in ][a ][developed]colony. Learnecj [counsel lriglrlightecl ][tlre ][decision ][of ][tlre ][Supretr1e]Court reported as [Mohamntad ][Raofuddin]Officerzoog [(14.) ][$CC ][367, ][wftereirr ][it ][wa,s ][observecj as ][under:-]"I2. In Shaii l(uriakose [v. ][lndian ][oi/ ][corpn' ][Ltd. ][this]court l-rad observed [as ][uncler: ][(Scc ][1tp. ][652-53, ][para]3)

" 3. While fixing the [marlcet ][value ][of ][the]acquired lancl, [cornparable ][sales ][r-net-lrod ][of']valuation is [preferrecl ][than ][otlrer ][nretlrods ][of]valuation of land sLtch [as ][capitalisatiorr ][of ][nert]ipcorne nre1hod or bxpert [opinion ][nretlrod.]Comparablesales'nrethocloFvaluatiotrisit furrrishes [l-lre erridence ]['fot-]preferrecl because cjeterminatiorr of tlre [marl<et ][valute ][oI ][l-he]acquirecl land at whiclr [a ][willirrg purclraser ][would]pay Fortlre acquired larrd it it lrad [been sold ][in ][tlre]open nrarl<et at the time of issue [of ][no[ification.]uncler Section 4 of the Act. [lJowever, comparable]acquired lancl, [cornparable ][sales ][r-net-lrod ][of']valuation is [preferrecl ][than ][otlrer ][nretlrods ][of]valuation of land sLtch [as ][capitalisatiorr ][of ][nert]ipcorne nre1hod or bxpert [opinion ][nretlrod.]Comparablesales'nrethocloFvaluatiotrisit furrrishes [l-lre erridence ]['fot-]preferrecl because cjeterminatiorr of tlre [marl<et ][valute ][oI ][l-he]acquirecl land at whiclr [a ][willirrg purclraser ][would]pay Fortlre acquired larrd it it lrad [been sold ][in ][tlre]open nrarl<et at the time of issue [of ][no[ification.]uncler Section 4 of the Act. [lJowever, comparable]

sales 'rnethocl of valuation' [of ][land fgr ][fixing ][the]

Page L9 of 32

marlcet value [ol' ][the ][acquirecj latrcl ][is ][not ][always']conc|usive.T|rerearecertain'tactorswlriclrare.requirec|tobe.ful,filledarrdo,rr|'ulfiImentofthosefactors [' ]the [compensation ][can ][be ][' ][awarded']to [tlre ][value ][of ][tlre ][land reflected ][in ][the]u..orJing sales. ir",i.factors [laicl ][down ][inter ][alia ][are: ][(-z) ][l-lre]salenrustbeagenuinetransaction,(2)tlrat-.tlresale cleecl [must ][lrave been executed ][at ][the ][time]proxinrutl to tlre [clate ][of ][issue ][oF ][not-iFication]uncler sectiorr [4-of tlre ][Act, ][(3) tlrat tlre ][larrd].ouur"J by [the ][sale nrust ][be ][in ][tlre ][vicirrity ][ol'the]acquir-eo-tlno, [(4) ][that ][[he ][lancl ][covered ][by ][tlre]saIesmustbesimilarto,tlreacqu.ired|'atrd,and(5J that itie size of [plot ][of ][the ][land ][cover-ed ][by ][tlre]sales;" .;;puruble [t_o ][tl-re ][larrd ][acquired.. ][lf ][all]tlrese.factorsaresatistied,t|retlt|rere!''lo' reason *f-,V tlre [sale ][value ][of ][tlre ][land covered ][by]tlresaIesbenotgivenfot.tlreacqr-tiredland.However, iF tlrere [i; ][a ][clissimilarity ][in ][regard ][to]locality, sltape, [site ][or ][nature ][oI ][larrd ][between]lancl iovered [by ][sales ][and land ][acquired' ][it,is]to the [court ][to ][p'ropoiti.onately ][reduce ][th.e]open compensation [for ][acquired ][larrd,. ][tlran ][whaI ][is]ref|ectec|irrtlresalesdeperrdirrg.upo|lthe. attaclr-ecl witlr the acquired land'" clisadvantages

40. lt was argued. [by ][Mr.Sarrjay ][Poclclar ][arrd ]['l=or ][vvlrich]lear-ned counsel [relied ][uPon][ [lre ][cJecision ][of ][the ][Suprenre ][Court]reported as /(anwar [Sino/t ][& ][Ors' ][vs. Union ][of ][lndia ][1998 ][(B) ][SCC]136, that tlre [lancls ][situatecl ][in ][var-ior,rs ][villages ][acquired ][througlr]tlre sante rroti'l'ical-ion [cannot ][be ][giverr ][the ][sarne ][nrarlcet ][value']unless ancl until it is [proved ][that tlre ][situation. ][and potentiality ][ot]tlre larrcl in z clifterent [villages are ][the; ][same. ][-[o this ][efl'ect, ][lre]poirrted out that even [in ][Nand Rant's ][case (supra), ][relied ][upon ][by]tlre appellants, it was [Ireld ][that ][tl-re sirrlilar-ly ][situatecl ][land ][in ][a]village is to be [giventhe ][same ][price ][arrd ][not ][all' ][-T-lrus, ][it ][was]arouecl that urrless [arrd ][until ][tlre ][poterrtiality. ][and situation ][ol' ][tlre]Page [7-O ]of [32]LA.AP P .59 I 2007 & [co ][n ][nected]larrcl souglrt [to ][be ][acquired ][are sitnilar ][to the ][larrcj ][souglrL ][to ][be]cot.npared, [a ][uni'form ][rate ][cannot ][be awarded- ][-l-lris ][argument ][oF]learnec, [counsel ][I ][am ][noting ][was ][in ][[esponse ][to,the ][subrtrission]nrade tl-rat [the ][solitary ][sale ][deecl ][pertairrirrg ][to ][village ][l(ilolcari ][be]treatecl as reflective [oF ][the ][nnarkeL ][value ][of ][lands ][in ][village]l(rizrabacl [arrcl ][village ][Nangli ][Razapur-. ][Mr.Sanjay Poddar ][further]that [wlrile ]['assessing ][the.marl<et ][value ][of tlre ][acquirecl']arguecJ larrds, tlre [principie, ][as laid ][down ].in [Mohantmacl ][Raol'ttddirt's ][caSe]sullra is to [tre followecl; ][namely,' ][(i) ][t-lre ][court ][is ][dul-y ][bound ][to]tfiat [tlre ][compensation ][deternrirrecl is ][just ][anci I'air ][not ][only]epsure to tlre ipdividual [wlrose ][property ][is ][acquired, ][but ][also ][to ][the ][public]wlriclr has to [pay ][for ][it; ][apd (ii) ][tlre ][land ][situated,otr ][tlre ][I'rontage]lravirrg special [advantages cannot ][be ][treated ][at ][par with ][tlre ][land]situatecl irr tlre [interior ][undeveloped ][area' ][Further, ][tlre ][court ][is]requirecl to act [as ][a ][willing ][and ][informed buyer ][and ][seller' ][nreatring]suclr [a $uyer ][and ][seller must be ][urrafl'ectecl ][by ][tlre ][special]tftereby, needs of [particr-rlar ][purclrase ancl ][rnust have ][the ][inFormatiorr]a [prudent ][person ][relating, ][to ][the ][land ][sought ][to ][be]required by Counsel [higlrliglrtecJ ][that ][thei ][ledrnecl ][Trial ][Court' ][whicit]acquired. lracl visited the [site, ][lras ][actecl ][as ][arl ][inForrned buyel- ][arrd ][seller]wlrile recot-cling [tlre ][firrc.ling about. ][the ][nature ][o'l= ][tlre ][larrd' ][which]cannot [be ][disturrbecl ][withourt ][any cogent evidence']finclirrg

47.Mr'AjayVerma,learn'eclcounseIforDDAwlriIeadoptingtlre at-guments [advancecl ][by ][Mr.Sarrjay ][Podclar, ][adcled ][tlrat ][the ][land]for residerrtial [cblonies ][Was ][not ][tiie ][purpose ][utrcJer ][the]acquired oTesenl- rrotil'ication [arrcl ][that ][as ][lrelcl ][ir:r ][Llre ][decisiorr ][reported ][as]'xecutlve Dlvs, Sharat [Cba-nltp-EApt ][20oo ][(6) ][SCC 326']

PageZL ol [32]

LA.APP.59 /2007 ti connected

lands canbec|assil.iec|assituatecjneal.ariveroratadistatrcetlrere-frotni.e. wil-lrin [a villag.e ][belting ][can be ][resorted ][to']

42.ln rejoinder, [learned" ][counsel ]['[or ][tl"re ][appellatrts']subrnitti ng [rej ][oi ][ndei ][subtnissions' throu ][g ][h ][M ][r' B' ][P' ][G ][upta' ][/-\dvoca ][te]relied uporl tlre [decision ][of ][this, ][court ][reportecl ][as ][Baldev ][Slnqlt]Dhillon & ors. [vs. union of ][lnclia ][& ][ors ][2OO5 ][(l.2l-) ][DLT ][606, ][and]witlr reference [to ][paragr-aplrs ][23 ][arrcl ][70 ][[lrereol' ][contendecl ][that ][irr]flre said decision, [pertaining ][to ][the ][instant ][lands, ][where ][the]to.tlre [acquisitiorr ][was ][that ][there ][was ][no ][ground ][to]challenge involce ilre urgency [clause ][i.e.secti ][ort ][17 ][(1) and 17(4) ][of ][t-lre Land]Act [l-,Bg4 ][thereby ][denying't[e ][riglrt ][oF ][hearirrg ][to ][the]Acquisition larrd-owners affecLecj [under ][sectiorr ][5(A) ][of tlre ][Acl-, ][the]lrad [cited ][tlre ][loonning ][tlrreat ][ol= ][unautlrorized]respondetrts colonizatior-r as the [reason ][to ][derry ][suclr ][riglrt ][arrd ][tlrere1'r-otn]counsel souglrt to [irrfer ][tlrat ][tlre ][larrds ][lrad ][a ][potentiality ][for]ancJ [colonization. ][Mr.L.C.Clreclri, ][Ieartrecl ][counsel]clevelopment with [re'Ference ][to ][notification ][dat-ed 25'L'1995]supplemettted, issued urnder Section [4B(2) ][of ][the ][Land ][Acquisition ][Act l8gzl ][read]witlr arr orcler dated [5.11 ][.ZOOq., ][botlr of wlrich were ][rrot ][[iled ][before]the learnecl Reference [CourL,.. ][but ][Wel-e ][talcert ][on. record ][aS]aclciitiorral evidence [pursuant ][to ][an applicatiorr ][I'iled ][under ][Order ][41]Rule 27 of tlre cocje [of ][Civil ][Procedure, ][and ][urged ][tlrat ][the]potification and tlre orcler prove tlrat tlre [lancls ][wfrich were.irrde,']tlre River Bed were [de-rrotifiecl ][from ][acqr-risil.ion ][as ][tlrey ][were ][held]lot required for tfte [purpose ][l:of ][wlrich ][tlre ][acquisit-iolr ][was ][tnade,]ancl therefrom coutlsel [urged ][that ][it ][was ][apllarerrI ][that ][tlre]remaining lands were [not.'River: Bed'']

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LA.APP.59/2007 & connected

43.|-|avirrgconsideredtlresubmissiolrsurgedklyIearrrecjcounsel for [tlre ][parties ][I propose ][to ][deal ][witlr ][Lhe ][sarne ][after ][rroting]the cjecision [oI ][tlre ][supreme ][court ][reportecl ][as (2008) 14 ][SCC ][745]Rantesltbh.ai " [^'\' ][-' ][Pate-l ][& ][Anr']

44.The nratter [reaclrecl ][the ][bupreme Court, ][on ][tlre ][I'acts]flrat alt area [ad-measuring ][13 ][lrectares ancl ][I7 ][ares' ][in ][village]within [District ][Melrsana, ][Gujarat was acquired ][for ][arr oNGC]ljapurra ulrder Secti [ort ][4 ][of tlre ][Land]installatiorr , [for ][wlriclr ][the ]'otificatiorr Act [IB94' ][was ][lo ]iss'ued [url]on [15'9' ][1992' ][Tlre ][Land]Acquisitiorr Acquisitiop [Collector ][cletermiped ][the ][I'air ][marlcet yal'ue ][of ][the ][land]as of 15.9 ;1gg2 [at ][t2.10 ][per squarb ][rleter. ][On ][a ][reference sought']the Reference court [enhancecl ][the ][comperrsatiotr ][by ][deterrnining]tlre fair marlcet [value ][at{17.1=0 ][per square ][meter' ][The ][reasonirrg ][of]tlre Reference court was [tlrat ][in ][the ][absence ][of ][a.ny ][sale ][deeds ][in]the village in [question, ][the only ][nnat-erial ][was ][Ex'15, being ][an]awarcl pertaining [to ][a notification ][datecl ][6'I'1987 ][wlrereuirder ][land]in rreiglrtrouring [village ][nanre.b ][Satltlral ][was ][aSSeSSed ][to ][[air]at tlre"rate [of ][T10 ][per ][SqUare ][meter, ][as also ][Ex'16']cot-t-lpensation wlriLh relatecl to [anotlrer land ][near ][the ][village ][ljapura ][i'e. ][land ][itr]village Chalsana, [of ][wIich ][fair ][compe.nsatioll ][waS ][also ][assessed ][a[-]meter [pertaining ][to ][a notil'ication ][clatecl 31'7 ]['1986']{10 per square -flrus, talcirrg {10 per square nreter to be Fair mat-lcet valure I'or- theyears 1986 ancl IgB7, [since ][no.Lil'ic.ation ][beirrg ][considered ][was ][']clatecl 15.9.Igg2, the [Rel'erence ][Court ][increased ][tlre ][value']curnulatively at tlre late [of ][loo/r.pef annum ][and'tlrer-eal't-el- reducecl]*Z per square metet- [on ][account ][of ][distance'Factor ][between village']

Prrge 23 cil 32

LA.AP P.59 /2007 & co trnected

and [otlrer ][2 villages, thereby'art-ivirrg ][at ][t'lre I'igure of ][t17'10]ljapurr-a per sclLlare rneter. [Tlre ][lliglr ][court- ][dismissed ][the ][appeal ][against]tlre clecision [of ][tlre ][Re-ference ][court' ][This ][is. ][ltow ][tlre ][tnat[er]reaclred the [SuPrelne ][Couit']

45.TlresupremeCourtopinec|,ollt|refactsoftlresaidtlrat ilr.the [absence ][of ][any.eviclence ][t'elating ][to ][sale]case, transactions [irr ][village ][ljapurc ][atrcl ][lraving regard ][to ][the ][proxinrity]ol. village Santlral [witlr ][tlre ][acquirecl ][lands ][of ][village ][ljapura, ][it]woulcl be reasonable [to ][cleterinine ][tlre ][nrarlcet ][value ][ol'larrds ][irr]village ljapur-a [with ][reference ][totlre ][value of land ][in ][village ][santhal]and villa.ge clralsana, [Thus, ][tlre ][Supr-eme ][Court held ][tlrat ][it ][would]lre reasotrable to [lrold ][that ][in ][tlre ][year ][1987, ][value of ][larrd ][in village]ljapL1'a was the [same ][aS ][in ][village ][Santlral ][and tlris ][would ][nreatr]tlrat as of the [year ][7987, ][value ol'lancl ][in village ][ljapura ][was ][{10]rneter. [-fhe ][supreme ][court ][ther-eafl-er ][considered ][tlre]per square second [quesl-ion, ][aS ]['to ][wlrat ][shoulcJ ][be ][tlre ][percentage ][increaSe ][to]be given [per ][annulTl ][ancl ][tlre ][further ][q.ues[iorr ][wlretfter ][tlre ][salTle]slroulcl lre cLilTlulative [i.e. ][progressive ][or ][sirnple' ][\ ][/itlr ][reference ][to]tlre clecisions reported [as ][(Igg2) ][4' ][SCC ][659 ][Raniit ][Sinoh ][Vs' ][UT ][of]ertEflIigiXJ, [(2004') ][2 ][SCC ][283 ][Krislti ][-Utpadan Mandi ][Samiti ][Vs'](2005)gSCC5g4LeindAcqulsltionofficerandReve| /r; [wlret-e ][Courts ][had]escalation [irr ][marlcet ][value ][oF lancl ]['at the ][relevanI ][titne]acceptecl fr-om percentages [ranging between ][IO% ][to. ][L,oh per ][allnum, tlte]court [helcj ][that ][one ][lras ][to ][be'carefr"tl ][with ][respect ][tct:]suprenre whether tlre larrd [was ][colTlprised ][itl ][an ][urban, ][senli-urban ][or ][rura;l]

LA.APP.59 /2007 & [con ][ttected]

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,, l3,PrimariIy,tlreincreaseidIandprices.dependsotrfourfactol-s: situation [of ][the. ][la.trcl, ][nature ][o1' ][developrnetrt ][itr]surrouncli;;;r"r, [avaif ][ufiilit, ][oi ]Irrr.d [for ][development in the]itre [Oelnarrd ][for llncl ][in ][tlre area'. ][ln. ][rural ][areas,]area, unJ unless there [is ][any ][prospect ][oF ][developrrrent ][irr-the ][vicinity']increase [i;-.l ];,^i;"; [would ][be ][slow, ][steady and ][gradual, ][without]anysucJdenspurtsor^jUmpS.orrtlreotherhand,inurbanorserni_urban [ar-eas, wher-e ][ilre ][developmenL ][is ]['[aster, ][where]tlre demancl [for ][larrd ][is ][higlr and wlrere ][there ][is ][cotrstruction]activity urr around, [tlre ]"l.ulation [in ][marlcet ][price ][is ][at ][a]muclrhiglrer[ate,aSCompareclto'rUraIareas'ItrSornepoclcets in big cities, [cJue ][io ][rapicl clevelopmen[ ][and ][higlr]demand for [la-ncJ, ][the ][escalations ][irr ][prices have ][touched ][everl]30%to5Oo/oormoreperyear,duringnineties':- 4.. On the otlrer extrenre, [in ][rennote ][rural area ][where ][there]was no clrance [of ][any ][developtnent ][and hardly and ][buyers;']tlre prices stagrrated [I'or ][year-s ][or ][rose ][rnargirrally ][at ][a]nominal rate of I% [or2o/o ][per ][annLl.lTln' ][Tlrere ][is ][thus ][a]significarit difference [in ][itrcreases ][in ][mai-l<et ][value ][ol' ][lands ][in]ur-ban/semi-urban [a[eas ][and ][increases ][irr ][nrarlce:t ][iralue ][ol']lands ir1 tlre rural [areas. ][TheretoTe, ][if ][tlre ][increase ][in ][rrrarlcet]value in urban/semi-urban [areas ][is about ][I0% or ][15% ][per]annunrn, the correspondirig [increases ][in. ][rural_?f",tt'rrvould ][at]best be only aToLlnd [l-,ulf ][of it, ][that ][is, ][about ][5% ][to ][7'5o/o ][per]annLtrr. Tlris rule [ol'tlrutnb ][re'ters ][to ][tlre ][gelleral ][trerrd ][in ][tlre]ninetites, to be [acloptecl ][irr ][tlre ][abselrce ][of ][clear ][arrd ][specif ][ic]evidence r-elating [to ][increase ][in ][prices. ][\/Vlrere ][[here ][are]' special reasons for [applying lriglrer ][rate ][of ][increase, ][or ][any]specific evidence reiatihg,to [the ][actual ][increase ][itr ][prices;,]tlren tlre increase to be [applied ][w'ould deperrd ][upol-l ][tfte]same. ['t]

the [- ]46,Tlrereafter, Suprelle [Court ][poted ][that ][tlre]in Raniit case (supra), [pertairred ][to ][lands'on]acquisition 'in(1h's wlriclr Sector 41 in the city of [CharrcJigarlr ][was ][cleveloped'i.'e. ][tlre]Iand was abutting the urban [city ][of Charrdigarh' ]['Tlre ][larrd ][in'Eipin]LA.APP .59 /7007 & connectedPage 25 of 32

Kurnals [case (supra) ][was ][adjoini'ng ][tlre ][Baclaun ][- ][Dellri ][Fliglrway]ancj was in [serni-urban ][area ][and ][tlre ][land whiclr was ][subject]rnatter of consicleration [in ][RantaJLlultls ][case ][(supra) ][pertairred to]tlre 3'd [plrase cleveloptlent ][of the ][existing ]['orrd ][establislred]irrdustrial estate [in ][the ][urban ][area' ][lt ][was ][irr ][this ][context ][tlrat ][the]SupremeCourtexpressedanopinioninparail3andl-4.ofitsdecision, as extracted [lrereinal:ove']

4.7.Tlre observations [in ][para 14 of ][tlre ][decision ][pertaining]to remote rural [areas are ][eqLlally ][applicable wherd ][tl"re ][larrd is ][such]tlrat there is hardly [any ][cIance ol'any ][developnrent ][arrd ][lrardly ][any]to [purchase ][tlre ][land; and lrence prices ][stagnating']buyer 4.8.Needless to state, [the ][situration ][of tlre ][land and ][its]surrrouncling areas, [irrcluding.availability ][ol'larrd in ][the ][area ][and]clenrancl tlrereof [are ][tlre ][factor-s ][wlrich lower prices irr rural ][areas]and tlrese would [eclually ][be ][the factors ][wlriclr would ][clept-ess ][pt-ice]rise even if [t-lre ][lancl ][is ][in an urban area, ][but ][is ][so placed ][in the ][city,]that its potential for [developrnent ][is ][meager']49. Marslry lands [alotrg ][river ][banlcs, ][lands ][i1 ][Flood ][Plaitr,]prone to I'looding, would be [irr ][tlris ][category, ][evell ][i'l= ][it ][is ][in ][an]urban or semi-urban [area']50. Revertirrg 5acl< [to tlre ][decision ][oF ][tire ][Suprerle ][Cout't ][in]Rantesh Bhai's case [(supra), ][lrighliglrting ][thal-, ][for ][lands ][wlrere]1:oterrtiality [was ][established, ][a ][safe ][thumb ][rr-rle ][lreld ][ap!licable ][try]tlre cour-t, cou.lcl be to [increase ][the ][marlcet ][value ][by ][loo/o ][to ][l5o/o]per annum, but tlris thumb rule [was expressly rnade subject ][to ][a]variation; wlrere peculiar features [were ][available ][in ][tlre ][[orm ][oI]eviqlence ['to ]increase t|e [growth up ][to ][even 30% ][per ][alrnull ][or]cJepress tlre same to lralf [i ][.e. ][5oh ][to ][7,5% per ][anrlum.]LA.APP.59 /2007 & connectedPage 26 ol'3251.Applying [tlre ][aforesaicl ][prirrciples' ][it ][was ][observecl ][tlrat]sirrce the [subject- |arrds Were ][in ][a, ][ruraI area ][and ][l-|rere ][WaS ][no]clevelopment' [activity ][in ][tlre ][area ][for ][long ][period ][of ][tirte']appropriateescaIatiorrperannumslroulc|be7.5%andnofflore.tlrat [the ][escalatiorrs ][slrould ][be ][at ][a ][cumulative]52. Stating rate i.e, [progressively ][ancj ][not ][at ][a ][flaI ][rate, ][the ][Supreme ][cour[' ][itr]para 20 and 21 ol'its [opinion, ][lrelcl ][tl'rat ][cofflmencirrg ][witlr ][t-l're ][rate]of T10/- [per square ][lnetet- ][in ][the ][year ITBT ][ancl ][accorcling benel'it ][oI]cumulative rate [pt ][ipcrease ][to ][be ][1.5% ][per ][ye.ar, ][the ][price ][would]rise to t14.35 [per ][square ][tneter ][irr ][tlre ][year'L997' and as ][against]clecJucti 1g TZI- [on ][accourrt ][of ][distance ][factor ][as ][clgne ][by tlre ][Court]of Reference [and as uplreld by ][the ][l-ligh ][Court, ][sitrce ][tlre ][Supreme]court was applying [a ][lower ][percentage ][cumulative ][rate ][of]tlre [cJecluction ][eFfected ][was ][{1.35 ][per ][square ][meter ][and]escalation, the [fair ][nrarlcet ][valu'e ][determinecl was ][t13/- ][per ][square]accordirrgly nreter.53." with respect [to the ][sale ][deecl ][dated 17'3.1988 ][it ][has to]be lrighlightec1 [tirat ][apart ][from ][the ][reasoning ][given ][by ][the ][leartrec1]Trial Judge there [are ][good ][further ][reasoning ][to ][ignore ][the ][same]ancl'l lrave lriglrlightecl [tlre ][same ][while ][noting'tite ][argutnent ][oF]Podclar [Advocate ][in ][.para ][39 ][above ][and ][sitrce ][I ][anr]sh,sanjay accepting l-lre entire [reasonirrg ][of ][the ][argunrent I ][need ][not ][t-e-state]tlre saffle as my reasons, [but ][lest ][lafft ][accused ][of ][beirrg ][a copy cat]ancl trot eviclencirrg [that ][I ][have indeperrdently ][applied ][rrry ][rnind ][to]tlre argum.ent lrecord [tlrat ][a solitary sale transactiott would be ][an]unsafe measure since [a solitary swallow does ][not ][meajn ][tlre ][onSeI]of Sprirrg and'that [solitary ][tree ][is ][l'lo ][irrdical-ion'tlrat ][one ][has]reaclrecl tlre woods. [I ][neecl ][not ][pen down ][the ][catena ][of judgments]LA.APP .59 /2007 & [connected]Page77 of32penned in tlris Court by [learnecl ]Judges..wlrerein [a ][little ][in excess of].1, biglra ol'agricultural [lancl ][was ][acquirecl ][few ][days prior ][or ][a ][l'ew]nrontlrs [prior ]to [proposecJ- ][acqr-risitiolr ][to ][avail ][the ][lrenel'it ][o'f ][an]alLernative residential [plot ][in ][cleveloped ][area ][at ][concessional]price as per the Large, Scale Acquisition [Policy ][[-or ][Agr"icurll-ural]Lancls ip Dellri. lt assumes [importance ][tlrat ][under ][tlre ][sale ][deed ][1]biglra ancl l biswa of land [was ][transacted ][on ][17'tr ][1988. ][As I ][have]Sighliglrted het-ein above, issue [of ][re-cleveloprnent ][ol= ][the ][river]yamLtna was being consiclered for lorrg periocl ol= tirrre and tlrerets every posstbility o'f'Slr.Vinod ,a- -t- \r:.-^-l [l(lrmar being ]l/.,^-,- L-^i,^^. [a ][slnaTt ]rr.nrt-l- [man ]m[wno]lcnew somebocly in tlre corriclors [o'F ][power ][and ][got ][wind ][oF ][tlre.]I wonder wlrat [mearring['ul ][agricultural]proposed acquisitiorr., activity can be carriecl on by [person on ]l [biglra and ][l ][biswa ][land?]That apart, as obser-vecl by th,e Suprerre [Couit ][in ][tlre ][decisiorr]reportecj as.Union-of lndia vs. Rant [Phal ][2003 ][(1,0) SCC ][166, wlrile]assessiltg tlre value of large tract of [land ][si'tuated ][in ][various]villages solitary sale trarrsaction 01'a small [parcel ][ol'land ][sl-rould]be ignorecl as it would be unsate to [assess ][the ][rnarlcel- ][value ][o'l'a]large tract ol= larrcl based thereon. Tlre law [relatirrg ][to ][sampling]tells us tlrat'for sanrple to be representative [ol'the ][whole ][il- ][mus;t]be fair percentage of the wlrole ancl not [a' ][tr-ifle. I ][reiterate ][lry]reasoning in lraras 47 and 48 above.54.. The question woulcl be whether tlre [percentage]irrcreased worked. out by tlre learrred Trial JuQge [i.e. ][12% ][per]annLln'l on flat rate witlr rel'erence to the land [price ][{35,000/- ][per]biglra as cletermined itr findeV's'CaSe [(supra), ][wlriclr ][I ][note]t:er-tainecJ to [noti1-ication ][clatecl ][:10.5 ][.I97 ][6 ][fot'' ][lands ][irr ][village]l(hizrabad (land being salabi and tlrLrs [guidance ]to [me ][of ][beirrg ][in]LA.APP .59 /2007 & cortnecledPageZB rsf 37

tlre flood [plairr of ][tlre ][river) ][is ][correct ][arrd ][whetlrer tlre ][samre ][has ][to]be appliecl [pr-ogressively ][and trot at ][the ][I'lat ][rate']

'55.I have already held [herein ][above ][tlrat tlre ][itrstatrt ][lands]are on tlre Flood Plain, [not ][on ][the ][river ][becj ][as held ][by tlre ][learned]Reference Court, but [the ][same would ][malce ][no ][dil=[erence ][inasnruclr]as being on the flood [plain ][of ][the ][river, ][the ][land ][is ][low ][lyin9,]sSallow, mostly [grassland, ][br-rshy ][arrcl ][witlr ][shrub ][vegetatiorr. ][Tl-re]is aquatic vegetatiorr very [poor ][and ][tlre ][area ][gets ][tlooded]whenever tlre monsoon is normal [or ][irr ][eXCeSS' ][The ][learned]Reference Court has lrigIligtrtecl the [topology ][pf tlre ][land ][with]reference to personal visit arrd laccept [tlre ][satne. ][The ][instant]lancls are situatiorrally clisadvantaged [and ][are ][qualitatively]different, being inferior, to other lands [irr ][the ][l-evellue ][esta[e ][of]village l(lolcar-i ancl l(hizrabacl which were acquired [ear'lier ][on, ][ott]wlriclr tlre colonies oF Mahar-ani Baglr, [l(alirrdi ][Colorry ][atrd ][New]Friends Colony were colonized. lt is for [this ][reason ][tlre ][decision ][in]RFA No.ttl/tg74 ]mt. Anooori Devi [vs. ][UOl ][wlretlein pertainirrg to]a rrotil'icaL.ion clatecl 13.11.1959, for larrd in [village ][l(iloicari ][tair]marlcet value assessed was {26,000/- [per ][biglra ][catrnot ][be ][tlre]basis for fixing the fair marlcet value of tlre [subject ][lancls. ][I]higlrliglrt that perLaining to"village l(lrizrabacl, for [similar ][lattcl,]pertaining to notification dated 10.5 .I976, itr findev's [cas.e](supra) fair marl<et value assessed as ol' said date was {35,0001-per biglra. The argLtment of Sh.L.C.Clrecfri Advocate, noted inpat-agraplr 42 above (last portiorr), needs to be dealt witlr here.The notification releasing lands are tlre'River Bed'and tlre'FloodPlain'.' lt is apparerrt tlrat, tlre authorities as als.o [l-lre ][Re[erence]Court lrave usecl the expression 'River Becl' ancl ['l=lood ][Plain' ][as]LA.APP.59 /2007 & connectedl'age7'9 o! 32irrterclrangeable, [not ][rea ][lizittg ][tlrat the ][two ][are ][clil'fererrt; ][arrd ][as;]in [para ][13 above. ][Tlre subject ][larrds ][are ]['Flood ][Plain']explained ancl not,River [Bed,arrcl ][as ][lreld ][by me.in ][paras ][4-/ ][arrd ][4'B ][above']tlre consequence [ol't[e ][lands ][beirrg 'Floocl Plairr' have ][to ][follow']56'.ontlreprincip|eofpercentageincreatseaSperBediRant's case [(supra), ][reliecl ][upon ][by ][learrred counsel ][l=or ][tlre ][land-]wherein [progressive ][increase ][fot- ][variouts ][stretclres ][ol=years]owners, was applied [at60/o, ][:0% ][and ][I2o/o ][per annum, ][su'ffice ][would ][it ][be ][tcr]state tlrat tlre [saffle was ][on ][tlre ][basis ][of ][eviclence ][ol= ][such ][al-l]increase. I [a'm ][guidecl on ][the ][issue by ][tlre ][clecision ][ol'the ][Supreme]Court in Rantesh [Bhai's case (supra) wherein ][tlre ][Suprenre ][Cour[]cautioned tlre [courts ]['tlrat ][while ][applying ][the ][tfrumlo ][rule ][of]in [the'price ][of ][lands, ][ol-le ][tnust- ][not ][be]percentage increase oblivious of [positive ][evidence-to show ][greater price ][rise ][or ][lacl< ][o1']apy evidence of sales, [meaning ][tlrereby ][prices ][beirrg ][St-agtranI ][o.r]increasing marginally [by ][1o/o ][or ][2o/o ][per ][annutn and itr ][suclr ][cases]pertaiping to rural areas [tlre ][thumb ][rule ][being ][to ][take ][tlre ][price]increase between [5%o ][to ][7.5%-pel' ][annLlm. ][I ][have ][already ][lreld]herein above that the [peculiar ][feati:res, ][wlriclr ][are ][Iregative ][in]character, for tlre'instarrt [lands ][woulcl ][require'the thumb ][rule]required to be aclopted [for ][rural ][areas as ][applicable ][to ][tlre ][instant](supra). I may lriglrlight that tlre [decisiolr ][ol= ][a ][learned ][Single ][Jucige]of tltis Court in Baldev [Sinoh ]Qhi//on's [case (supra), ][wlriclr ][was]reliecl upon by leat-ned [coutrsel ][for tlre ][appellants, ][in ][para ][7:J]tlre;eof, brings out tlrat [tlrere ][is ][do ][development potential ][in ][tlre]larrcl save ancl except [to ][cJevelop ][it ][as ][a ][green ][area ][al'ter]clranrrelizing the t^iver Yamuna [ancl ][use ][tlre ][same ][for ][people ][to]LA.APP.5\/2007 & connected I']age 3o ol'32

str-oll arouncl a1d [enjoy ][tlre ][cool ][breeze ][after ][toiling ][hard ][in ][the ][hot]SUlt'l'ner; not lnore than [15% ][of ][t-lre ][area ][is ][capable ][ol'a ][meaningful]USC.57. [3ut, I hasten to add I hasten to add hasten to add to add add [[tlrat,]]the I'uturistic use I'uturistic use [[of' ][a ][larrd]][[a ][larrd]][[larrd]]

57. [3ut, I hasten to add I hasten to add hasten to add to add add [[tlrat,]]the I'uturistic use I'uturistic use [[of' ][a ][larrd]][[a ][larrd]][[larrd]]a1'ter- acquisition would not be [a ][basis]to infer I'air marlcet [value,]wlrich is the mandate of [Sectiorr ][24]of tlre l-and Acquisil-ion [Act]TBg 4.,58,Wlra[ever be the [percentage increase ][per ][annLlm in ][the]value of tlre land, as pertlre decision in RanteshbllAis [case ][(supra)]tlre same lras to be appliecl in [progression.]

59,1-alcipg into account all the [factors ][lre;eitr above ][noted,]of faCt ancl of law, in my olrirrion tlre fair [rnarl(et ][value ][oF ][tlre]instatrt surbject larrcls require the same to [be ][l=i><ed ][with ][reference ][[o]the clecision in Tinde-V's case [(supra) ][by ][talcing ][tlre ][land value ][at]T35,000/- per bigha as of 10.5.!97 6 and applyirrg [tlre ][percen[age]increase not at J,2% per antrum ['but ]at 7.5% per annum [and]applying the same progressively for [period ][ol' ][13 years, ][since ][the]notification with which I am concerned is dated [23.6.1989,1 ][reaclr]tlre figure in sum ol=t89,6L4.37 per biglra.

60. Tlre learrred Reference Court lras determirred thecompensaLion at tB [g,600l- ]per bigha b1r adopting [t-he ][arrnual ][price]rise to be72o/o but applyirrg tlre same at flat rate l-o the base ral-eof {35, OO0l: per biglra.61. But, I have I have have worlcecl: out the I'igure to reach tlre sum o[the I'igure to reach tlre sum o[I'igure to reach tlre sum o[to reach tlre sum o[reach tlre sum o[tlre sum o[o[

61. But, I have I have have worlcecl: out the I'igure to reach tlre sum o[the I'igure to reach tlre sum o[I'igure to reach tlre sum o[to reach tlre sum o[reach tlre sum o[tlre sum o[o[{89,614..37 by commencing fronr tlre lrase date 10.5.I976 andapplying the sarre for period of 13 years whiclr will talce nre totlre date 10.5.1989, I arrr conscious of tlre fac.t that tlre notil'icatiorrr-equires rre to proceed alread by another 43 days and [het-el'oreLA.AP P .59 /2007 & con necteclPage 3L o1'32

logically recluiring [tcl ][f'urther ][elrhance ][tlre ][sul'n, ][but ][troting tlrat]rl.,athematical [precisior-r ][is ][not ][to ][be ][achievecl ][wl'r'ile ][assessi'g ][I'air]colxpensation [atrcl ][tlraI ][if ][diFl'eretrce ]['betweetr ][dates ][is ][rregligible']the sar.l1e [lras ][to ][be ][igrrored ][arrd ][thr-rs ][I ][bring ][the ][curtains down ][lry]accorcling my [irrrprinratuT ][to ][tlre ][price ][cjete;rnipecl ][by ][t-he ][learned]Re'terence [Cout-t']

62.pertairrirrg to the cross objections [Filecl ][by tlre ][Urrion ][o'l']I note [tlrat ][the ][clrallenge ][was ][to ][tlre ][ledr-rred ][Trial ][Judge]lndia, tlrat [land value ][appr-eciatecl ][by ][12% ][per ][annulrl' ][Tlre]lrolcling was [on ][the ][grouncl ][tlrat the ][poor qLlality, ][locatiorral ][arrd]challenge ot-lrbrwise, ol't[e [lancl ][did not ][warfant ][saicl ][pi'esuntp[iorr ][to ][br:]r-aised.

63. lu view of rny [reasotrirrg ][lrereinabove dealirrg ][witlr ][tlre]rival contentions. [pertaining ][to ][the ][ap;:eals t'iteo ][by tlre ][larrd]owners, attcl the conclusions [arrived at, ][tlre ][inevitable ][conseqUence]lras to be, tlre clismissal [of ][all ][tlre ][cross ][appeals ][atrd ][CroSs]objectiotrs I'iled by [tl're Union ][of ][lndia.]

64..Tht_rs, all appeals [as ][also ][tlre ][cross ][objections ][are]the [parties ][to ][bear ][tlreil' ][owlr ][co'sts']clisrnissecl, leaving

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Page 32 ol 37