{\rtf1\adeflang1025\ansi\ansicpg1252\uc1\adeff0\deff0\stshfdbch31505\stshfloch31506\stshfhich31506\stshfbi0\deflang1033\deflangfe1033\themelang1033\themelangfe0\themelangcs0{\fonttbl{\f0\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\f2\fbidi \fmodern\fcharset0\fprq1{\*\panose 02070309020205020404}Courier New;}
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{\f37\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri;}{\f39\fbidi \froman\fcharset0\fprq2{\*\panose 00000000000000000000}Cambria;}{\flomajor\f31500\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
{\fdbmajor\f31501\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\fhimajor\f31502\fbidi \froman\fcharset0\fprq2{\*\panose 00000000000000000000}Cambria;}
{\fbimajor\f31503\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\flominor\f31504\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}
{\fdbminor\f31505\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\fhiminor\f31506\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri;}
{\fbiminor\f31507\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman;}{\f40\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\f41\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\f43\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\f44\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\f45\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\f46\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\f47\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\f48\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\f60\fbidi \fmodern\fcharset238\fprq1 Courier New CE;}{\f61\fbidi \fmodern\fcharset204\fprq1 Courier New Cyr;}
{\f63\fbidi \fmodern\fcharset161\fprq1 Courier New Greek;}{\f64\fbidi \fmodern\fcharset162\fprq1 Courier New Tur;}{\f65\fbidi \fmodern\fcharset177\fprq1 Courier New (Hebrew);}{\f66\fbidi \fmodern\fcharset178\fprq1 Courier New (Arabic);}
{\f67\fbidi \fmodern\fcharset186\fprq1 Courier New Baltic;}{\f68\fbidi \fmodern\fcharset163\fprq1 Courier New (Vietnamese);}{\f410\fbidi \fswiss\fcharset238\fprq2 Calibri CE;}{\f411\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr;}
{\f413\fbidi \fswiss\fcharset161\fprq2 Calibri Greek;}{\f414\fbidi \fswiss\fcharset162\fprq2 Calibri Tur;}{\f417\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\f418\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese);}
{\f430\fbidi \froman\fcharset238\fprq2 Cambria CE;}{\f431\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}{\f433\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\f434\fbidi \froman\fcharset162\fprq2 Cambria Tur;}
{\f437\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}{\f438\fbidi \froman\fcharset163\fprq2 Cambria (Vietnamese);}{\flomajor\f31508\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\flomajor\f31509\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\flomajor\f31511\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\flomajor\f31512\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\flomajor\f31513\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\flomajor\f31514\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\flomajor\f31515\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\flomajor\f31516\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fdbmajor\f31518\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fdbmajor\f31519\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\fdbmajor\f31521\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fdbmajor\f31522\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fdbmajor\f31523\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\fdbmajor\f31524\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fdbmajor\f31525\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fdbmajor\f31526\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}
{\fhimajor\f31528\fbidi \froman\fcharset238\fprq2 Cambria CE;}{\fhimajor\f31529\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}{\fhimajor\f31531\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\fhimajor\f31532\fbidi \froman\fcharset162\fprq2 Cambria Tur;}
{\fhimajor\f31535\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}{\fhimajor\f31536\fbidi \froman\fcharset163\fprq2 Cambria (Vietnamese);}{\fbimajor\f31538\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\fbimajor\f31539\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fbimajor\f31541\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fbimajor\f31542\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\fbimajor\f31543\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fbimajor\f31544\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fbimajor\f31545\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\fbimajor\f31546\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\flominor\f31548\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\flominor\f31549\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}
{\flominor\f31551\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\flominor\f31552\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\flominor\f31553\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}
{\flominor\f31554\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\flominor\f31555\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\flominor\f31556\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}
{\fdbminor\f31558\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}{\fdbminor\f31559\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fdbminor\f31561\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}
{\fdbminor\f31562\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}{\fdbminor\f31563\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fdbminor\f31564\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}
{\fdbminor\f31565\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}{\fdbminor\f31566\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}{\fhiminor\f31568\fbidi \fswiss\fcharset238\fprq2 Calibri CE;}
{\fhiminor\f31569\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr;}{\fhiminor\f31571\fbidi \fswiss\fcharset161\fprq2 Calibri Greek;}{\fhiminor\f31572\fbidi \fswiss\fcharset162\fprq2 Calibri Tur;}
{\fhiminor\f31575\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic;}{\fhiminor\f31576\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese);}{\fbiminor\f31578\fbidi \froman\fcharset238\fprq2 Times New Roman CE;}
{\fbiminor\f31579\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr;}{\fbiminor\f31581\fbidi \froman\fcharset161\fprq2 Times New Roman Greek;}{\fbiminor\f31582\fbidi \froman\fcharset162\fprq2 Times New Roman Tur;}
{\fbiminor\f31583\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew);}{\fbiminor\f31584\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic);}{\fbiminor\f31585\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic;}
{\fbiminor\f31586\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese);}}{\colortbl;\red0\green0\blue0;\red0\green0\blue255;\red0\green255\blue255;\red0\green255\blue0;\red255\green0\blue255;\red255\green0\blue0;\red255\green255\blue0;
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\fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \snext21 \sqformat \spriority0 \styrsid3550718 Indent1;}{\s22\qj \fi-720\li2761\ri0\sb240\sa240\widctlpar
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Body Text;}{\*\cs29 \additive \rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \f0\fs20 \sbasedon10 \slink28 \slocked \styrsid3550718 Body Text Char;}{
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\b\ul\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 IN THE HIGH COURT OF THE COOK ISLANDS 
\par \hich\af0\dbch\af31505\loch\f0 HELD AT RAROTONGA
\par \hich\af0\dbch\af31505\loch\f0 (LAND DIVISION)
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 Application No. 73/95
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 IN THE MATTER}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 \hich\af0\dbch\af31505\loch\f0  of Section 409B of the cook Islands Act 1915
\par 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 AND
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 IN THE MATTER}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 \hich\af0\dbch\af31505\loch\f0  of an application to determine the current market value
\par 
\par }\pard \ltrpar\s28\ql \li0\ri0\sl-360\slmult0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid792528 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718 \hich\af0\dbch\af31505\loch\f0 Mrs Browne for the Apellant
\par \hich\af0\dbch\af31505\loch\f0 Mr Lynch for the Landowner
\par \hich\af0\dbch\af31505\loch\f0 Date of Judgment: 16 January 1997
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\lang2057\langfe1033\langnp2057\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 now been made available. This is an application to determine the current market va}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid3550718 
\hich\af0\dbch\af31505\loch\f0 lue of the unimproved land refer}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 red to above. By a}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid3550718 \hich\af0\dbch\af31505\loch\f0  Deed of Sublease dated 13}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0  December 1973, th
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\hich\af0\dbch\af31505\loch\f0 section was subl}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid3550718 \hich\af0\dbch\af31505\loch\f0 eased to Trailways Hotel (Rarotonga) Ltd. The ar}{\rtlch\fcs1 \af0 \ltrch\fcs0 
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a comprised 4,137 sq.m. The lease was for a term of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 
60 years less 1 day from 1 November 1973. The initial rental for the first ten years was $200.00. The sub-lea}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid9140940 \hich\af0\dbch\af31505\loch\f0 sehold interest is at presen
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The rent is reviewed every ten years. This Court assessed a new rental of $750.00 per annum as at 1 Novem}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1270454 \hich\af0\dbch\af31505\loch\f0 ber 1983. Based on that rental c}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 apitelised at 5% meant an unimproved value of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9140940 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 $15,000.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid9140940 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 Mrs Browne, for the present l\hich\af0\dbch\af31505\loch\f0 
essee, suggests that the current value of the land is $20,000 and as a result a rental of $1,000 per annum should be the appropriate rental for the next ten years.
\par \hich\af0\dbch\af31505\loch\f0 Mr Lynch, for the landowners, relies on those negotiations associated with a section of appr\hich\af0\dbch\af31505\loch\f0 
oximately the same size and immediately adjoining this section, Punamaia 190E2, namely Katau 190D. The areas of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9140940 \hich\af0\dbch\af31505\loch\f0  these two sections are 4137 sq.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid1270454 \hich\af0\dbch\af31505\loch\f0 m. and 4266 sq.m.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0  respectively and so are directly comparable.
\par \hich\af0\dbch\af31505\loch\f0 On 1 March 1994, some four months after the date t\hich\af0\dbch\af31505\loch\f0 
he present review was due to be assessed, a rental of $7,500 per annum was agreed to in respect of the Katau 190D section, so not only are the areas directly comparable, but also the date of the review and the date of the new lease of the adjoining land. 
\hich\af0\dbch\af31505\loch\f0 W\hich\af0\dbch\af31505\loch\f0 ith that relativity there should be provided an excellent opportunity for the comparison of values and rentals. That was certainly Mr Lynch's submission.
\par \hich\af0\dbch\af31505\loch\f0 However, the new rental of $7,500 per annum for the Katau 190}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1270454 \hich\af0\dbch\af31505\loch\f0 D}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 
\hich\af0\dbch\af31505\loch\f0  section was fixed taking into account \hich\af0\dbch\af31505\loch\f0 
that an adjoining hotel had its substantial Manager's residence and a tennis court on that section, and that the lease was being extended for an additional 43 years, The figure of $150,000 relied on by Mr Lynch was estimated by capitalising the rental neg
\hich\af0\dbch\af31505\loch\f0 o\hich\af0\dbch\af31505\loch\f0 tiated of $7,500 at }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1270454 \hich\af0\dbch\af31505\loch\f0 a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 
\hich\af0\dbch\af31505\loch\f0 
 figure of 5%. This figure, however, does not reflect the value of the land. That figure relates to the substantial extension to the term of the lease and to the substantial improvements already on the land, and at that point in time o
\hich\af0\dbch\af31505\loch\f0 wned by the landowners.
\par \hich\af0\dbch\af31505\loch\f0 The valuation of improvements do not, I consider, provide an appropriate comparison for calculating "the unimproved value" of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11756772 \hich\af0\dbch\af31505\loch\f0 
land in Punamaia 190E2. I}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 t is the "current market value of the unimproved land" that the Court has bee\hich\af0\dbch\af31505\loch\f0 
n asked to determine. Consequently the consideration for a substantive extension of the lease and the right to use the substantial improvements are of no assistance in fixing the unimproved value of the Punamaia section.
\par \hich\af0\dbch\af31505\loch\f0 The Court is therefore left with th\hich\af0\dbch\af31505\loch\f0 e evidence unchallenged by Mrs Browne that the house is being tenanted at $180 per week, or $9,360 per annum}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9140940 
\hich\af0\dbch\af31505\loch\f0 , while the Airport Authority fo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 r the past ten years has been paying the landowners a lease rent of $730 per annum.
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9140940 \hich\af0\dbch\af31505\loch\f0 When this lease comm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 \hich\af0\dbch\af31505\loch\f0 enced on 1 N\hich\af0\dbch\af31505\loch\f0 
ovember 1973 the rental for the first ten years was $200 per annum; on review the rental for the next ten years was fixed at $750 per annum. Capitalised at 5% those rentals would establish the unimproved value at $4p00 in 1973 and $15,000 in 1983 - a four
-\hich\af0\dbch\af31505\loch\f0 fold increase approximately.
\par \hich\af0\dbch\af31505\loch\f0 
It would seem appropriate that the same formula should apply for the next ten years, namely an unimproved value of $60,000 as at 1 November 1993, resulting in an annual rental of $3,000 per annum from that date. The arrears of 
\hich\af0\dbch\af31505\loch\f0 rent and commission are to be paid to the Court in one month from the date }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1270454 \hich\af0\dbch\af31505\loch\f0 hereof.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3550718\charrsid3550718 

\par \hich\af0\dbch\af31505\loch\f0 The Airport Authority is to pay the landowners costs which are fixed at $250.00.
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