{\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;}
{\f3\fbidi \froman\fcharset2\fprq2{\*\panose 05050102010706020507}Symbol;}{\f10\fbidi \fnil\fcharset2\fprq2{\*\panose 05000000000000000000}Wingdings;}{\f10\fbidi \fnil\fcharset2\fprq2{\*\panose 05000000000000000000}Wingdings;}
{\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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\fs22\loch\af31506\hich\af31506\dbch\af31505 }{\*\defpap \ql \li0\ri0\sa200\sl276\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 }\noqfpromote {\stylesheet{
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Normal;}{\s1\ql \li0\ri0\sb240\sa120\keep\keepn\widctlpar\wrapdefault\aspalpha\aspnum\faauto\outlinelevel0\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \ab\af0\afs28\alang1025 \ltrch\fcs0 
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\b\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon1 \snext20 \slink16 \sunhideused \sqformat \spriority9 \styrsid12012651 heading 2;}{
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\b\i\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon2 \snext20 \slink17 \sunhideused \sqformat \spriority9 \styrsid12012651 heading 3;}{
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\b\i\fs24\cf17\lang3081\langfe1033\loch\f37\hich\af37\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon0 \snext0 \slink18 \ssemihidden \sunhideused \spriority9 \styrsid12012651 heading 4;}{\*\cs10 \additive \sunhideused \spriority1 \styrsid12012651 
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\ql \li0\ri0\sa200\sl276\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs22\alang1025 \ltrch\fcs0 \fs22\lang1033\langfe1033\loch\f31506\hich\af31506\dbch\af31505\cgrid\langnp1033\langfenp1033 
\snext11 \ssemihidden \sunhideused Normal Table;}{\*\cs15 \additive \rtlch\fcs1 \ab\af0\afs28 \ltrch\fcs0 \b\f0\fs28 \sbasedon10 \slink1 \slocked \spriority9 \styrsid12012651 Heading 1 Char;}{\*\cs16 \additive \rtlch\fcs1 \af0\afs26 \ltrch\fcs0 
\b\f0\fs26\lang3081\langfe0\langnp3081\langfenp0 \sbasedon10 \slink2 \slocked \spriority9 \styrsid12012651 Heading 2 Char;}{\*\cs17 \additive \rtlch\fcs1 \ab\af0\afs26 \ltrch\fcs0 \b\i\f0\fs26\lang3081\langfe0\langnp3081\langfenp0 
\sbasedon10 \slink3 \slocked \spriority9 \styrsid12012651 Heading 3 Char;}{\*\cs18 \additive \rtlch\fcs1 \ab\ai\af0\afs24 \ltrch\fcs0 \b\i\f37\fs24\cf17\lang3081\langfe0\langnp3081\langfenp0 
\sbasedon10 \slink4 \slocked \ssemihidden \spriority9 \styrsid12012651 Heading 4 Char;}{\s19\qj \fi-601\li2041\ri0\sb240\sa240\widctlpar\jclisttab\tx1440\wrapdefault\aspalpha\aspnum\faauto\ls20\outlinelevel0\adjustright\rin0\lin2041\itap0 \rtlch\fcs1 
\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \snext19 \sqformat \spriority0 \styrsid12012651 Num List 1;}{
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\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \snext20 \sqformat \spriority0 \styrsid12012651 Paragraph - Numbered;}{
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\fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \snext21 \sqformat \spriority0 \styrsid12012651 Indent1;}{\s22\qj \fi-720\li2761\ri0\sb240\sa240\widctlpar
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\sbasedon19 \snext22 \sqformat \spriority0 \styrsid12012651 Num List 2;}{\s23\qj \fi-1321\li4201\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls20\ilvl2\outlinelevel2\adjustright\rin0\lin4201\itap0 \rtlch\fcs1 \af0\afs24\alang1025 
\ltrch\fcs0 \fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \sbasedon22 \snext23 \sqformat \spriority0 \styrsid12012651 Num List 3;}{
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\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon24 \snext25 \ssemihidden \sqformat \spriority0 \styrsid12012651 Quote 2;}{
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\ltrch\fcs0 \fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \sbasedon19 \snext27 \sqformat \spriority34 \styrsid12012651 List Paragraph;}{\s28\ql \li0\ri0\sl-360\slmult0
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Body Text;}{\*\cs29 \additive \rtlch\fcs1 \af0\afs20 \ltrch\fcs0 \f0\fs20 \sbasedon10 \slink28 \slocked \styrsid12012651 Body Text Char;}{
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\fs24\lang1033\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 \sbasedon21 \snext30 \sqformat \spriority0 \styrsid12012651 Indent2;}{
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\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon36 \snext32 \styrsid12012651 List Bullet 2;}{\s33\qj \fi-1321\li3481\ri0\sb240\sa240\widctlpar
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\fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \sbasedon32 \snext33 \styrsid12012651 List Bullet 3;}{\s34\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 
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\ltrch\fcs0 \fs24\lang3081\langfe1033\loch\f0\hich\af0\dbch\af31505\cgrid\langnp3081\langfenp1033 \snext36 \spriority0 \styrsid12012651 List Bullet 1;}{
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\par }\pard \ltrpar\s28\ql \li0\ri0\sl-360\slmult0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2624439 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Partie}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0 s: Island Hotels Ltd, Applicant
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Mrs T Browne
\par \hich\af0\dbch\af31505\loch\f0 Owners, Respondent
\par \hich\af0\dbch\af31505\loch\f0 Mrs J Poa
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
Court: This matter first came before the Court for hearing on 20th October 1999 when Mrs J Poa on behalf of the landowners produced Mr J McElhinney a registered valuer to g\hich\af0\dbch\af31505\loch\f0 ive evidence as to the capital value of the land.

\par \hich\af0\dbch\af31505\loch\f0 The hearing was adjourned to enable Mrs Browne to bring rebuttal evidence because she had not been advised of the nature of the evidence brought.
\par \hich\af0\dbch\af31505\loch\f0 The application was further adjourned on 14th March 2000 and\hich\af0\dbch\af31505\loch\f0  24th August 2000 to enable the parties to discuss the possibility of a new lease.
\par \hich\af0\dbch\af31505\loch\f0 On the 12th March 2001 the application was called again. Although Mrs J Poa through her counsel sought a further adjournment for negotiations concerning the lease, Mrs Brown\hich\af0\dbch\af31505\loch\f0 
e as counsel for the lessees stated that the lessees wished the matter concluded so that the owners could receive their land money. She quite rightly pointed out that the determination of the market rental would not preclude the parties continuing negotia
\hich\af0\dbch\af31505\loch\f0 t\hich\af0\dbch\af31505\loch\f0 ions concerning the lease, but the lessees prime concern was payment of rent for the owners.
\par \hich\af0\dbch\af31505\loch\f0 Since Mrs Poa had presented evidence for the owners and sought an adjournment only to progress negotiations the application for adjournment was dismissed and the Court reserved its decision.
\par }\pard\plain \ltrpar\s34\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\b\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 DECISION
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Section 409B of the Cook Islands Act 1915 grants the Cou
\hich\af0\dbch\af31505\loch\f0 rt jurisdiction to determine the market rental payable under a lease irrespective of any conditions contained in the lease for such determination.
\par \hich\af0\dbch\af31505\loch\f0 The lessee is an interested party for the purposes of Section 409B of the Act and at the request of the lesse\hich\af0\dbch\af31505\loch\f0 
e the Court proposes to determine the market rental payable as from the 1st March 1999.
\par \hich\af0\dbch\af31505\loch\f0 The land concerned is part of Puatiki Section 84B Tapere of Tokerau, Arorangi District comprising 16,187 square metres together with a right of access over a further po\hich\af0\dbch\af31505\loch\f0 
rtion of the land running from the main road to the mean high water mark and contiguous to the northern boundary of the leased land.
\par \hich\af0\dbch\af31505\loch\f0 The land has been developed with extensive buildings by the lessee Island Hotels Limited and the lessee carries on the busi\hich\af0\dbch\af31505\loch\f0 
ness of Hotel, Restaurant and accommodation under the name of Edgewater Resort.
\par \hich\af0\dbch\af31505\loch\f0 The buildings have a value in excess of $8m.
\par \hich\af0\dbch\af31505\loch\f0 The lease is for a term of 60 years from the 1st March 1974 at a rental of 5% of the capital value of the land "after deducting the\hich\af0\dbch\af31505\loch\f0 
refrom the value of all improvements effected by the lessee following valuations to be made as at the 1st March in the year immediately following the expiration of each period of 5 years hereby granted."
\par \hich\af0\dbch\af31505\loch\f0 There is no compensation payable to the lessee for i\hich\af0\dbch\af31505\loch\f0 mprovements effected and existing at the termination of the lease.
\par \hich\af0\dbch\af31505\loch\f0 As at the 28th February 1999 the rental payable was $5624 pa. By letter dated 19th March 1999 counsel for the lessee offered an increase of $1875.00 to a total of $7500 pa.. This represents\hich\af0\dbch\af31505\loch\f0 
 an increase in excess of 30%.
\par \hich\af0\dbch\af31505\loch\f0 That offer was rejected by the owners and the matter came before the Court for determination.
\par \hich\af0\dbch\af31505\loch\f0 In the absence of registered valuers on the islands it has become the custom for the Court to determine the value of leased land th\hich\af0\dbch\af31505\loch\f0 
rough comparison of values attributed to and rental payable in respect of comparable sections in the island. This was the way in which counsel for the lessees approached the matter, but the landowners managed to acquire the service of the only registered 
\hich\af0\dbch\af31505\loch\f0 v\hich\af0\dbch\af31505\loch\f0 aluer resident in the Cook Islands to carry out a valuation on their behalf. His written valuation is attached to the file.
\par \hich\af0\dbch\af31505\loch\f0 In the course of his evidence, the valuer referred to the following:
\par {\listtext\pard\plain\ltrpar \s19 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (i) \tab}}\pard\plain \ltrpar\s19\qj \fi-601\li2041\ri0\sb240\sa240\widctlpar
\jclisttab\tx1440\wrapdefault\aspalpha\aspnum\faauto\ls22\outlinelevel0\adjustright\rin0\lin2041\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 The rental payable upon review would affect the amount pai\hich\af0\dbch\af31505\loch\f0 d by a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651 
\hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
prudent purchaser of the un-expired term of the lease at that time, 35 years, since there is no right of renewal nor any provision for payment of compensation for the lessee's improvements.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 

\par {\listtext\pard\plain\ltrpar \s19 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (ii) \tab}\hich\af0\dbch\af31505\loch\f0 A prudent purchaser would need to consider the possib\hich\af0\dbch\af31505\loch\f0 
le commercial gain he can expect from the business if he is require to pay 5% of the value of the land as a rental.
\par {\listtext\pard\plain\ltrpar \s19 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (iii) \tab}\hich\af0\dbch\af31505\loch\f0 
There is no clause in the lease "as is found in some more recent leases involving commercial use whereby the lessee pays 1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11429855 \loch\af0\dbch\af31505\hich\f0 \'bd\hich\af0\dbch\af31505\loch\f0  
\hich\af0\dbch\af31505\loch\f0 % }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 of gros\hich\af0\dbch\af31505\loch\f0 s turnover in addition to ground rent ..."
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
It is pertinent to note at this stage that the "prudent purchaser" referred to in (ii) above would also be concerned in determining the purchase price as to the fact that he would receive no return on the purchase\hich\af0\dbch\af31505\loch\f0 
 price paid in respect to the improvements on the expiry of the lease.
\par \hich\af0\dbch\af31505\loch\f0 The comment made in (iii) above may also be misleading but was no doubt included in the report by way of reference to the Property Law Amendment Act 1995-96 which by section 2 inserted \hich\af0\dbch\af31505\loch\f0 
the following section in the Property Law Act 1952.
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 "106A. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\ul\insrsid12012651\charrsid7094721 \hich\af0\dbch\af31505\loch\f0 Further covenants included or implied in leases}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0  \hich\f0 \emdash \loch\f0 
 (1) In every lease of Native freehold land for the permitted use of a commercial or industrial business or enterprise there shall be included, and\hich\af0\dbch\af31505\loch\f0 
 if not included, implied, the following covenants by the lessee, for himself, his executors, administrators and assigns \_
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (a) \tab}}\pard\plain \ltrpar\s22\qj \fi-601\li2761\ri0\sb240\sa240\widctlpar
\jclisttab\tx2160\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl1\outlinelevel1\adjustright\rin0\lin2761\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 that where commercially appropriate the les}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0 see will pay to the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 lessor a goodwill payment at the commencement of the term of the 
\hich\af0\dbch\af31505\loch\f0 lease;
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (b) \tab}\hich\af0\dbch\af31505\loch\f0 that the lessee will pay to the lessor the greater of:
\par {\listtext\pard\plain\ltrpar \s23 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (i) \tab}}\pard\plain \ltrpar
\s23\qj \fi-1321\li4201\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl2\outlinelevel2\adjustright\rin0\lin4201\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 a fair and reasonable ground rent; and
\par {\listtext\pard\plain\ltrpar \s23 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (ii) \tab}}\pard \ltrpar
\s23\qj \fi-720\li3600\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl2\outlinelevel2\adjustright\rin0\lin3600\itap0\pararsid12012651 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
a percentage of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0 annual gross turnover of all or }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
part of the activities of the business or enterprise for which the land is being utilis\hich\af0\dbch\af31505\loch\f0 ed, such percentage to be negotiated between the parties;
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (c) \tab}}\pard\plain \ltrpar\s22\qj \fi-601\li2761\ri0\sb240\sa240\widctlpar
\jclisttab\tx2160\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl1\outlinelevel1\adjustright\rin0\lin2761\itap0\pararsid12012651 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 that the ground rent payable by the lessee pursuant to }{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0 the lease }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 shall be reviewed at intervals of not more than five years, with}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 the ground rent following review to be as agreed between the pa
\hich\af0\dbch\af31505\loch\f0 rties or failing agreement as determined by an independent arbitrator or by the High Court.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (d) \tab}\hich\af0\dbch\af31505\loch\f0 
that the lessee will give to the lessor reasonable opportunity to participate as shareholder on usual commercial terms in the business or enterprise for which \hich\af0\dbch\af31505\loch\f0 the land is being utilised;
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (e) \tab}\hich\af0\dbch\af31505\loch\f0 that in the event of the sale or proposed sale of the business or}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12012651 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
enterprise for which the land is being utilised (including any sale or disposition of any business or enterprise which would alter the effective control of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651 
\hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 t\hich\af0\dbch\af31505\loch\f0 hat company) \hich\f0 \emdash }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12012651\charrsid12012651 
\par {\listtext\pard\plain\ltrpar \s23 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (i) \tab}}\pard\plain \ltrpar
\s23\qj \fi-720\li3600\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl2\outlinelevel2\adjustright\rin0\lin3600\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 the lessee will give to the lessor the right of first refusal}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162\charrsid870162 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
to take the assignment of the lessee's interest pursuant to the lease, or the transfer of the shares, on the terms of the proposed sale, and any such sale shall be deemed to \hich\af0\dbch\af31505\loch\f0 
be conditional on the non-exercise of the right of first refusal;
\par {\listtext\pard\plain\ltrpar \s23 \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid870162 \hich\af0\dbch\af31505\loch\f0 (ii) \tab}}\pard \ltrpar
\s23\qj \fi-900\li3600\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl2\outlinelevel2\adjustright\rin0\lin3600\itap0\pararsid870162 {\rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12012651\charrsid870162 
\hich\af0\dbch\af31505\loch\f0 following settlement of the sale the lessee will pay to the lessor a percentage of the net sale proceeds of that enterprise or business and the lessor's entitlement pursuant to this su\hich\af0\dbch\af31505\loch\f0 
bclause shall rank subsequent to any secured creditors and in priority to any unsecured creditors of the lessee.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid870162 
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid870162 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (2)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651 
\hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 This section applies:
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (a) \tab}}\pard\plain \ltrpar\s22\qj \fi-601\li2761\ri0\sb240\sa240\widctlpar
\jclisttab\tx2160\wrapdefault\aspalpha\aspnum\faauto\ls32\ilvl1\outlinelevel1\adjustright\rin0\lin2761\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
to leases for a term commencing on or after the 1st day of January 1997; and
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (b) \tab}}\pard \ltrpar\s22\qj \fi-601\li2761\ri0\sb240\sa240\widctlpar
\jclisttab\tx2160\wrapdefault\aspalpha\aspnum\faauto\ls22\ilvl1\outlinelevel1\adjustright\rin0\lin2761\itap0\pararsid870162 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 to leases renewed or extended,
\hich\af0\dbch\af31505\loch\f0  pursuant to subsections 469(3) and 469(4) of the Cook Islands Act 1915 and its amendments, for a term commencing on or after the 1st day of January 1997; and
\par {\listtext\pard\plain\ltrpar \s22 \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (c) \tab}\hich\af0\dbch\af31505\loch\f0 
with effect from 1 January 2007, to leases for a term commencing prior to 1 January 1997, wh\hich\af0\dbch\af31505\loch\f0 ich leases shall}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12012651\charrsid870162 \hich\af0\dbch\af31505\loch\f0 be varied to incorporate the covenants listed in subsection (1) of this section."}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid870162 
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid870162 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
It will be seen that since this present lease was entered into on the 1st May 1974 the above provisions have no application although in terms of the 'above s\hich\af0\dbch\af31505\loch\f0 ection 106A (2)(c) the current lease will be cau}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 ght by these provisions after 1st Janu}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 ary 2007.
\par \hich\af0\dbch\af31505\loch\f0 Therefore, in determining the rental review, this Court is bound by the terms and conditions of the lease varied only by the provisions of Sec 409B of the Cook \hich\af0\dbch\af31505\loch\f0 Islands Act 1915.
\par \hich\af0\dbch\af31505\loch\f0 
Counsel for Island Hotels Limited in her submissions states that the valuer who concluded his valuation with a rental of $40,600 pa which he said "could be compared to a 1% of turnover on total $4.0m gross turnover which is only $100/room
\hich\af0\dbch\af31505\loch\f0 
/night turnover at 61% occupancy in 180 rooms ($4.0077m)" has made calculations in reverse from a premise of 1% of the room revenue from the Hotel. Similar to the rental provisions in the lease of the Rarotongan Hotel. But that this ignores a comparison b
\hich\af0\dbch\af31505\loch\f0 e\hich\af0\dbch\af31505\loch\f0 
tween the respective leases of the Hotels." Although not stated by counsel it is understood that the lease of the Rarotongan Hotel contains a provisions for compensation for the lessees improvements on the expiry of the lease.
\par \hich\af0\dbch\af31505\loch\f0 This Court notes also, that t\hich\af0\dbch\af31505\loch\f0 he valuer in his comparison of sales of the properties listed,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
notably the Crown Beach Resort has settled upon a per square metre value based upon the full purchase price which would include improvement, plant, and goodwill. Hardly a sensible basis upon wh\hich\af0\dbch\af31505\loch\f0 
ich to assess the value of unimproved land.
\par \hich\af0\dbch\af31505\loch\f0 The formula contained in this subject lease for the determination of the rental is 5% of the value of the unimproved land and as stated by counsel for the lessee this is best determined by an evaluation of rental
\hich\af0\dbch\af31505\loch\f0 
s paid for comparable land capitalised at 5% to give the value of the land. This is the manner in which the Courts in Rarotonga have customarily determined rentals on review and this Court sees no reason to depart from that system. Any departure in the ma
\hich\af0\dbch\af31505\loch\f0 n\hich\af0\dbch\af31505\loch\f0 ner put forward by the registered valuer could}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\lang2057\langfe1033\langnp2057\insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 jeopardise future development of land in the Cook Islands to the detriment of the overall fragile economy.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12012651\charrsid870162 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Counsel for the lessee has submitted some helpful illustrations in properties which this Court accepts\hich\af0\dbch\af31505\loch\f0 
 as comparable to the land in the present lease namely:
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (a) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid870162 
\hich\af0\dbch\af31505\loch\f0 Ngakuriao Section 88A. Arorangi.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0  
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Term: 60 years from 01 September 1987 (5 yearly reviews)
\par {\listtext\tab}\hich\af0\dbch\af31505\loch\f0 Area: Four acres two roods and twelve }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 perches (4a:2r:12p) (1.85141ha)
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Rental: $7.750.00 as at 01 September 1997
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (b) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid870162 
\hich\af0\dbch\af31505\loch\f0 Ngakuriao Section 88B, Arorangi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
Term: 60 years from 02 April 1989 (5 yearly reviews) Area: One decimal zero one six nine hectares (1.0169ha}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 )
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Rental: $4,500.00 as at 1 April 1999
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (c) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid870162 
\hich\af0\dbch\af31505\loch\f0 Vaitu & Puatiki Section 84A1, Arorangi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
Term: 60 years from 1 November 1966 (15 yearly reviews) Area: Three roods thirty seve}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 n perches (0a:3r:37p) (3,971m2)
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Rental: $1,521.00 as at 1 November 1996
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (d) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid870162 
\hich\af0\dbch\af31505\loch\f0 Vaitu & Puatiki Section 84A2, Arorangi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Term: 60 year\hich\af0\dbch\af31505\loch\f0 
s from 1 September 1968 (15 yearly reviews) Area: One acre twenty on}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 e perches (la:04:21p) (45798m2)
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Rental: $2,100.00 as at 1 September 1999}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid870162 
\par {\listtext\tab}}\pard\plain \ltrpar\s37\qj \fi-720\li720\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin720\itap0\pararsid870162 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 (e)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651 
\hich\af0\dbch\af31505\loch\f0  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid12012651\charrsid870162 \hich\af0\dbch\af31505\loch\f0 Manuia Beach Resort}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 Term: 60 years from 1 December 1987 (5 yearly reviews)
\par {\listtext\tab}\hich\af0\dbch\af31505\loch\f0 Area: Seven thousand three hundr\hich\af0\dbch\af31505\loch\f0 ed and thirty one square metres (7,331m2) Rental: $2,750.00 as at 1 December 1992.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid870162 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
If these examples are reduced to cost per square metre then they would equate as follows:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \fi-720\li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls21\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (a) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 
\hich\af0\dbch\af31505\loch\f0 41c per square metre
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (b) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 44c per square metre
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (c) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 38c per square metre
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (d) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 45c \hich\af0\dbch\af31505\loch\f0 per square metre
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162 \hich\af0\dbch\af31505\loch\f0 (e) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 37c per square metre
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid870162 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
The rental offered by Island Hotels Limited $7,500 pa would amount to 46c per square metre which equates favourably with those listed above
\par \hich\af0\dbch\af31505\loch\f0 The next review of rental will be as at 1st March 2004, but reviews therea\hich\af0\dbch\af31505\loch\f0 
fter will be caught by the provisions of Sec 106A (2)(c)of the Property law Act 1952 at which time, this system of comparative values will be of use only for the purposes of determining ground rental and the percentage of gross profits will need to be fac
\hich\af0\dbch\af31505\loch\f0 t\hich\af0\dbch\af31505\loch\f0 
ored in. Until then this Court believes that the manner in which the registered valuer has approached the matter is quite inappropriate at this time and the customary method of review should be complied with.
\par \hich\af0\dbch\af31505\loch\f0 During the course of conducting a review of the\hich\af0\dbch\af31505\loch\f0 
 rental for properties leased by CITC the Court was advised that there has been a 2% increase in productivity in the Cook Islands for the 1999 year. There is no doubt that there has been an increase in the tourism industry which can only auger well for th
\hich\af0\dbch\af31505\loch\f0 e\hich\af0\dbch\af31505\loch\f0 
 economy of the country. But is there any certainty that such degree of support will continue? Already the economies of Japan, USA and Europe are showing signs of a depression which if it materialises must have an adverse effect on tourism and the general
\hich\af0\dbch\af31505\loch\f0  \hich\af0\dbch\af31505\loch\f0 economy of this country.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid870162 
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651\charrsid12012651 \hich\af0\dbch\af31505\loch\f0 
The offer of $7500 pa an increase of some 30% in the existing rental does not appear unreasonable, as a fair rental for the land comprised in the lease. Because of the provision that the rental on review should not be less than tha
\hich\af0\dbch\af31505\loch\f0 
t payable for the preceding 5 years, any substantial increase in the ground rental would have a detrimental effect when the provisions of Section 106A (2)(c) of the Property Law Act take effect in 2007 when the rental shall include a ground rental plus a 
\hich\af0\dbch\af31505\loch\f0 p\hich\af0\dbch\af31505\loch\f0 roportion of profits.
\par \hich\af0\dbch\af31505\loch\f0 
The Court is satisfied that the figures as provided by the registered valuer are anomalous resulting in a rental of $50 per square metre, because of the inclusion of improvements goodwill etc in the sale prices quoted by him.
\par \hich\af0\dbch\af31505\loch\f0 The Cour\hich\af0\dbch\af31505\loch\f0 t is equally of the opinion that the examples as given by counsel for the lessee produce a more equitable basis for review.
\par \hich\af0\dbch\af31505\loch\f0 The rental for the lease as from the 1st March 1999 is set at $8000 pa.
\par \hich\af0\dbch\af31505\loch\f0 Dated at Rarotonga this 14th day of March 2001.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12012651 
\par }\pard\plain \ltrpar\s28\qc \li0\ri0\sl-360\slmult0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5248415 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\loch\af0\hich\af0\dbch\af31505\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid870162\charrsid870162 \hich\af0\dbch\af31505\loch\f0 N F Smith
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid870162\charrsid870162 \hich\af0\dbch\af31505\loch\f0 JUDGE
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