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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid7949124\charrsid13241361 IN THE HIGH COURT OF THE COOK ISLANDS
\par HELD AT RAROTONGA
\par (LAND DIVISION)
\par }{\insrsid7949124\charrsid13241361 
\par APPLICATION NOS. 504/06,553/07
\par 
\par }{\b\insrsid7949124\charrsid13241361 IN THE MATTER}{\b\insrsid13241361  }{\b\insrsid13241361\charrsid13241361 of
\par }{\b\insrsid7949124\charrsid13241361 Section 409B of the}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 Cook Islands Act 1915}{\b\insrsid13241361\charrsid13241361 
\par }{\b\insrsid7949124\charrsid13241361 (as}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 inserted by Section 2 of}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 the Cook Islands
\par Amendment Act 1978-79)
\par }{\insrsid7949124\charrsid13241361 
\par AND}{\insrsid7949124 
\par }{\insrsid13241361\charrsid13241361 
\par }{\b\insrsid7949124\charrsid13241361 IN THE MATTER}{\b\insrsid13241361\charrsid13241361  of
\par }{\b\insrsid7949124\charrsid13241361 TUTAKIMOA SECTION}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 14D1, AVARUA
\par }{\insrsid7949124\charrsid13241361 
\par BETWEEN}{\insrsid13241361 
\par 
\par }{\b\insrsid7949124\charrsid13241361 NOOROA BEN
\par PARAKOTI of Rarotonga}{\b\insrsid7949124 
\par }{\insrsid5374469 Applicants}{\insrsid5374469\charrsid5374469 
\par }{\insrsid7949124\charrsid13241361 
\par AND}{\insrsid13241361 
\par 
\par }{\b\insrsid7949124\charrsid13241361 of a Deed of Lease dated}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 27 May 1980 now vested}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 in}{
\b\insrsid13241361\charrsid13241361 
\par }{\b\insrsid7949124\charrsid13241361 WESTPAC BANKING}{\b\insrsid13241361\charrsid13241361  }{\b\insrsid7949124\charrsid13241361 CORPORATION}{\b\insrsid7949124 
\par }{\insrsid5374469 Respondents}{\insrsid5374469\charrsid5374469 
\par }{\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\insrsid7949124\charrsid3421672 Mr Little for Mr Parakoti
\par Mrs Browne for Westpac Banking Corporation
\par }{\b\ul\insrsid7949124\charrsid3421672 
\par }\pard \qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid8540064 {\b\ul\insrsid7949124\charrsid3421672 DECISION OF SMITH J
\par }\pard \ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [1] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
The Court has now had an opportunity to peruse the submissions made on behalf of the applicant lessee and counsel for the owners.}{\lang2057\langfe1033\langnp2057\insrsid13241361  }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
The land concerned comprises 38 perches (approximately 900 square metres) and is leased to Westpac Banking Corporation, and is the rear portion of the Bank building.}{\lang2057\langfe1033\langnp2057\insrsid13241361  }{
\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 It has no road frontage but is served by a right of way between Foodland and the Bank building.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 \{2] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
The current rental is $3600 per annum which counsel for the lessee says appears to be too great having regard to the rental being paid for 2333 square metres immediately behind Vonnias store, $1,000 per annum.}{
\lang2057\langfe1033\langnp2057\insrsid13241361  }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [3] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
The lessee has however offered to pay the sum of $4,000 per annum.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [4] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
Mr Little, counsel for the owners, rejects the offer and suggests a rental of $4500 per annum .}{\lang2057\langfe1033\langnp2057\insrsid13241361  }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
Counsel supports this contention by reference to various other properties within the area, in particular Tutakimoa section 14B comprising 809 square metres, the rental for which was fixed in 2005 at $4200 per annum.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [5] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
It is understood that this is Vonnias store situate upon the main road.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [6] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
A more precise comparison would have been the portion of the rear of Vonnias referred to by counsel for the applicant since that when compared with the front shop clearly shows the disadvantages accruing to the absence of road frontage.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7949124 {\lang2057\langfe1033\langnp2057\insrsid7949124 [7] \tab }{\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
The Court therefore accepts the submission from the counsel for the lessee and fixes the current initial rental payable from the 1st April 2004 at $4000 per annum.
\par }\pard \ql \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13241361 {\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid13241361 
\par Dated this 11th day of July 2007.
\par }\pard \qc \li0\ri0\nowidctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3421672 {\b\lang2057\langfe1033\langnp2057\insrsid3421672\charrsid3421672 
\par }{\b\lang2057\langfe1033\langnp2057\insrsid7949124\charrsid3421672 N F Smith J
\par }}