{\rtf1\adeflang1025\ansi\ansicpg0\uc1\adeff0\deff0\stshfdbch0\stshfloch31506\stshfhich31506\stshfbi31506\deflang8192\deflangfe8192\themelang3072\themelangfe0\themelangcs0{\fonttbl{\f0\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}
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{\f34\fbidi \froman\fcharset0\fprq2{\*\panose 02040503050406030204}Cambria Math;}{\f37\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri{\*\falt Calibri};}{\f43\fbidi \froman\fcharset0\fprq2{\*\panose 00000000000000000000}Cambria;}
{\flomajor\f31500\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}{\fdbmajor\f31501\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}
{\fhimajor\f31502\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0302020204030204}Calibri Light;}{\fbimajor\f31503\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}
{\flominor\f31504\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}{\fdbminor\f31505\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}
{\fhiminor\f31506\fbidi \fswiss\fcharset0\fprq2{\*\panose 020f0502020204030204}Calibri{\*\falt Calibri};}{\fbiminor\f31507\fbidi \froman\fcharset0\fprq2{\*\panose 02020603050405020304}Times New Roman{\*\falt Times New Roman};}
{\f1666\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}{\f1667\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}
{\f1669\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}{\f1670\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}
{\f1671\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}{\f1672\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}
{\f1673\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}{\f1674\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}{\f1686\fbidi \fmodern\fcharset238\fprq1 Courier New CE;}
{\f1687\fbidi \fmodern\fcharset204\fprq1 Courier New Cyr;}{\f1689\fbidi \fmodern\fcharset161\fprq1 Courier New Greek;}{\f1690\fbidi \fmodern\fcharset162\fprq1 Courier New Tur;}{\f1691\fbidi \fmodern\fcharset177\fprq1 Courier New (Hebrew);}
{\f1692\fbidi \fmodern\fcharset178\fprq1 Courier New (Arabic);}{\f1693\fbidi \fmodern\fcharset186\fprq1 Courier New Baltic;}{\f1694\fbidi \fmodern\fcharset163\fprq1 Courier New (Vietnamese);}{\f2006\fbidi \froman\fcharset238\fprq2 Cambria Math CE;}
{\f2007\fbidi \froman\fcharset204\fprq2 Cambria Math Cyr;}{\f2009\fbidi \froman\fcharset161\fprq2 Cambria Math Greek;}{\f2010\fbidi \froman\fcharset162\fprq2 Cambria Math Tur;}{\f2013\fbidi \froman\fcharset186\fprq2 Cambria Math Baltic;}
{\f2014\fbidi \froman\fcharset163\fprq2 Cambria Math (Vietnamese);}{\f2036\fbidi \fswiss\fcharset238\fprq2 Calibri CE{\*\falt Calibri};}{\f2037\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr{\*\falt Calibri};}
{\f2039\fbidi \fswiss\fcharset161\fprq2 Calibri Greek{\*\falt Calibri};}{\f2040\fbidi \fswiss\fcharset162\fprq2 Calibri Tur{\*\falt Calibri};}{\f2041\fbidi \fswiss\fcharset177\fprq2 Calibri (Hebrew){\*\falt Calibri};}
{\f2042\fbidi \fswiss\fcharset178\fprq2 Calibri (Arabic){\*\falt Calibri};}{\f2043\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic{\*\falt Calibri};}{\f2044\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese){\*\falt Calibri};}
{\f2096\fbidi \froman\fcharset238\fprq2 Cambria CE;}{\f2097\fbidi \froman\fcharset204\fprq2 Cambria Cyr;}{\f2099\fbidi \froman\fcharset161\fprq2 Cambria Greek;}{\f2100\fbidi \froman\fcharset162\fprq2 Cambria Tur;}
{\f2103\fbidi \froman\fcharset186\fprq2 Cambria Baltic;}{\f2104\fbidi \froman\fcharset163\fprq2 Cambria (Vietnamese);}{\flomajor\f31508\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}
{\flomajor\f31509\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}{\flomajor\f31511\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}
{\flomajor\f31512\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}{\flomajor\f31513\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}
{\flomajor\f31514\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}{\flomajor\f31515\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}
{\flomajor\f31516\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}{\fdbmajor\f31518\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}
{\fdbmajor\f31519\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}{\fdbmajor\f31521\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}
{\fdbmajor\f31522\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}{\fdbmajor\f31523\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}
{\fdbmajor\f31524\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}{\fdbmajor\f31525\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}
{\fdbmajor\f31526\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}{\fhimajor\f31528\fbidi \fswiss\fcharset238\fprq2 Calibri Light CE;}{\fhimajor\f31529\fbidi \fswiss\fcharset204\fprq2 Calibri Light Cyr;}
{\fhimajor\f31531\fbidi \fswiss\fcharset161\fprq2 Calibri Light Greek;}{\fhimajor\f31532\fbidi \fswiss\fcharset162\fprq2 Calibri Light Tur;}{\fhimajor\f31533\fbidi \fswiss\fcharset177\fprq2 Calibri Light (Hebrew);}
{\fhimajor\f31534\fbidi \fswiss\fcharset178\fprq2 Calibri Light (Arabic);}{\fhimajor\f31535\fbidi \fswiss\fcharset186\fprq2 Calibri Light Baltic;}{\fhimajor\f31536\fbidi \fswiss\fcharset163\fprq2 Calibri Light (Vietnamese);}
{\fbimajor\f31538\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}{\fbimajor\f31539\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}
{\fbimajor\f31541\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}{\fbimajor\f31542\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}
{\fbimajor\f31543\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}{\fbimajor\f31544\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}
{\fbimajor\f31545\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}{\fbimajor\f31546\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}
{\flominor\f31548\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}{\flominor\f31549\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}
{\flominor\f31551\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}{\flominor\f31552\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}
{\flominor\f31553\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}{\flominor\f31554\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}
{\flominor\f31555\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}{\flominor\f31556\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}
{\fdbminor\f31558\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}{\fdbminor\f31559\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}
{\fdbminor\f31561\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}{\fdbminor\f31562\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}
{\fdbminor\f31563\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}{\fdbminor\f31564\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}
{\fdbminor\f31565\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}{\fdbminor\f31566\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}
{\fhiminor\f31568\fbidi \fswiss\fcharset238\fprq2 Calibri CE{\*\falt Calibri};}{\fhiminor\f31569\fbidi \fswiss\fcharset204\fprq2 Calibri Cyr{\*\falt Calibri};}{\fhiminor\f31571\fbidi \fswiss\fcharset161\fprq2 Calibri Greek{\*\falt Calibri};}
{\fhiminor\f31572\fbidi \fswiss\fcharset162\fprq2 Calibri Tur{\*\falt Calibri};}{\fhiminor\f31573\fbidi \fswiss\fcharset177\fprq2 Calibri (Hebrew){\*\falt Calibri};}{\fhiminor\f31574\fbidi \fswiss\fcharset178\fprq2 Calibri (Arabic){\*\falt Calibri};}
{\fhiminor\f31575\fbidi \fswiss\fcharset186\fprq2 Calibri Baltic{\*\falt Calibri};}{\fhiminor\f31576\fbidi \fswiss\fcharset163\fprq2 Calibri (Vietnamese){\*\falt Calibri};}
{\fbiminor\f31578\fbidi \froman\fcharset238\fprq2 Times New Roman CE{\*\falt Times New Roman};}{\fbiminor\f31579\fbidi \froman\fcharset204\fprq2 Times New Roman Cyr{\*\falt Times New Roman};}
{\fbiminor\f31581\fbidi \froman\fcharset161\fprq2 Times New Roman Greek{\*\falt Times New Roman};}{\fbiminor\f31582\fbidi \froman\fcharset162\fprq2 Times New Roman Tur{\*\falt Times New Roman};}
{\fbiminor\f31583\fbidi \froman\fcharset177\fprq2 Times New Roman (Hebrew){\*\falt Times New Roman};}{\fbiminor\f31584\fbidi \froman\fcharset178\fprq2 Times New Roman (Arabic){\*\falt Times New Roman};}
{\fbiminor\f31585\fbidi \froman\fcharset186\fprq2 Times New Roman Baltic{\*\falt Times New Roman};}{\fbiminor\f31586\fbidi \froman\fcharset163\fprq2 Times New Roman (Vietnamese){\*\falt Times New Roman};}}{\colortbl;\red0\green0\blue0;
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\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 IN THE HIGH COURT OF THE COOK ISLANDS
\par HELD AT RAROTONGA
\par (LAND DIVISION)
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par APPLICATION NO: 454/2017
\par 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 IN THE MATTER of Section 3 of the Declaratory
\par Judgments Act 1994 and Section 106A of the Property Law Act 1952 (as amended by the Property Law Amendment Act 1995-96)
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par AND
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 IN THE MATTER of the land known as PUE
\par SECTION 130 NO. 2, AVARUA
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par AND
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 IN THE MATTER of a deed of lease dated 3 February 1975 between the landowners and The Union Steam Ship Company of New Zealand Limited now vested in The Colonial House Limited
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par AND
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 IN THE MATTER of an application for Declaratory Orders
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par BETWEEN
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 THE COLONIAL HOUSE LTD
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Applicant
\par 
\par AND
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 THE VAKATINI LANDS INCORPORATED
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Respondent
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10897048 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par Hearings: 17 April 2018
\par (Heard at Rarotonga)
\par 
\par Counsel: Mr Scowcroft, for the applicant
\par Mr Mason, for the respondent 
\par 
\par Decision: 1 June 2018
\par 
\par }\pard \ltrpar\qc \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10897048 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid10897048 RESERVED JUDGMENT OF ISAAC J
\par }\pard \ltrpar\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10897048 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid15797417 Introduction
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [1]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
This is an application for declaratory orders in relation to the rent review clause in a deed of lease dated 3 February 1975 over the land known as Pue Section 130 No. 2 in Avarua.
\par [2]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant seeks orders pursuant to section 3 of the Declaratory Judgments Act 1994 declaring that:
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Section 106A(1)(b)(i) of the Property Law Act 1952 applies to the deed of lease dated 3 February 1975 and requires that the lessee pay a fair and reasonable ground rent to the lessors;
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
If application of the rent review clause at 1(b) of the deed of lease as written produces a rent which is not fair and reasonable, then pursuant to section 106A(1)(b)(i) of the Property Law Act 1952, clause 1(b) of the lease does not apply, or it applies 
with necessary modification so that the rent payable by the lessee is fair and reasonable;
\par {\listtext\tab}(iii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The application of the rent review clause at 1(b) of the deed of lease to the rent review due on 1 November 2014 produces a rent that is not fair and reasonable; and
\par {\listtext\tab}(iv)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15797417  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
A fair and reasonable ground rent could be produced if rent was calculated in accordance with the commonly-used comparative value clause using current rental values of comparable unimproved land, rather than the capital value clause in the deed of lease.

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\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [3]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant has also filed a related application pursuant to s 409B of the Cook Islands Act 1915 seeking orders determining the capital value of the land as at 1 November 2014. 
\par [4]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 It was agreed by the parties that I would firstly determine the 
application for declaratory orders before consideration of the application for determining capital value as at 1 November 2014.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid2776670 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid2776670\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid2776670\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid2776670\charrsid10310711 App 268/2017.}}}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid11164177 Background
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [5]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant, The Colonial House Limited, is a Cook Islands company owned by Suzanne Carruthers Brown, her husband Robert Brown and daughter Pasha Carruthers. The company currently leases the land known as Pue Section 130 No. 2, Avarua.
\par [6]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The Deed of Lease in question was entered into on 3 February 1975 by the landowners of Pue Section 130 Number 2 in Avarua (who are now incorporated as The Proprietors of Vakatini Lands Incorporated) and The Union Steam Ship Company of New Zealand. The le
ase granted covers an area of 8249m\'b2
, being part of Pue Section 130 Number 2 and is for a term of 60 years from 1 November 1974. The Union Steam Ship Company paid consideration of $15,000 for the lease and rent was set at $200.00 per annum for the first five years.
\par [7]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Clause 1(b) provides the rent review formula for calculation of annual rent on the basis of capital value following a valuation every five years:
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 \'85and paying therefor: -
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 1. (a) FOR and during the first five years of the said term the rental of TWO HUNDRED DOLLARS ($200.00) per annum.
\par {\listtext\tab}
(b) FOR and during each succeeding period of five years of the said term an annual rental calculated on the basis of Five Dollars per centum of the Capital Value of the said parcel of land, after deducting therefrom the value of all improvements paid for 
or effected by the Lessee thereon, following valuations to be made as at the first day of November in the year immediately following the expiration of each period of five years of the term hereby granted but in no case shall the rental be less than TWO HU
NDRED DOLLARS ($200.00) per annum.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [8]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant purchased the lease in 2003 and converted the property into a restaurant called Tamarind House. Mr and Mrs Brown also built their house on site and}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048 some accommodation for restaurant staff. The applicant paid $500,000.00 in consideration for the lease, and rent at the time of purchase was set at $2,000 per annum.
\par [9]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11164177  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The Deed of Assignment dated 22 December 2003 provides in terms of rent payments that:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid11164177 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 \'85the Assignee will at all times hereafter pay the rent at the times and in the manner provided by the Lease\'85
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [10]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
On 12 March 2011, the Court ordered that rent be set at $3,000 per annum for the five years beginning November 2009.
\par [11]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 A rent review is now due for the five year period beginning 1 November 2014.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid12999069 Evidence provided by the Applicant
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid12999069 Valuations by Mr Eggelton
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [12]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Mr Eggleton of Frame Group provided evidence of valuations for the subject lease in the following manner.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid12999069 Valuation 1: Land Rent Review
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [13]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
This first valuation by Mr Eggelton calculated capital value of the land in order to determine rent on the basis of the current rent review clause in the lease in question.
\par [14]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Of particular note in the valuation is the discussion of cyclone sea surge vulnerability, for which a 20% discount was applied. Mr Eggelton noted that the land is positioned within the \'93A\'94 zone of Tower Insurance\rquote s \'93
Cyclone Map for Rarotonga\'94, denoting that it is a highly vulnerable area subjected to regular cyclone activity and severe sea surge during cyclones. This sea surge activity has caused major erosion of the land, causing a loss of 2549m\'b2
 or 31% of the original section area. This can be seen on a recent survey undertaken by Landmark Services which shows a significant portion of the land which has reverted to beach condition. At present, the usable area of the block is now 5,700m\'b2.

\par [15]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Mr Eggelton calculated capital value of the land using the capital value of similar sized and located properties and taking into accou
nt any increases or discounts for location,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
vulnerability to cyclone sea surge, land block size (where negative adjustments are applied at the rate of 10% each time the land area is doubled) and time (so that a capital value is reached for the same year).
\par [16]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The only two properties within the CBD of Avarua which have recent determinations of capital value determined by the Court are Island Merchants\rquote  property at Taputapuatea Sec 224 & 225 Avarua and Club Raro\rquote 
s property at Punamaia Sec 190E2A1. Both properties are smaller with main road and beach frontage. Mr Eggelton applied the following adjustments:
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048 
\par \ltrrow}\trowd \irow0\irowband0\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid12999069\charrsid12999069 Island Merchant: 
\par Taputapuatea Sec 224 & 225\cell Club Raro: Punamaia Sec 
\par 190E2A1\cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12999069 \trowd \irow0\irowband0\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid12999069\charrsid12999069 Capital value\cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 Total value of $149,000 or $103.98 per square metre}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 Total value of $312,000 or $77.71 per square metre}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1
\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \trowd \irow1\irowband1\ltrrow
\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid12999069\charrsid12999069 Initial adjustments for comparable terms\cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 Remove the discount of 10% applied by the Court for \'93considerable rock protection\'94
 which helps to prevent Cyclone sea surge (this resulted in a 10% decrease being applied for sea surge vulnerability rather than the usual 20%). This puts starting value at $114.38psm}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 .}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 Remove the discount of 10% applied by the Court to account for improvements to the land by the lessees. This puts starting value at $85.48psm.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid12999069 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \trowd \irow2\irowband2\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 
\trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 \trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 
\clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 
\cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid12999069\charrsid12999069 Adjustments: size\cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 Area of 1433m\'b2 would be doubled twice to reach comparative size, so discounted by 20%. Takes value to $91.50psm.}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 Area of 4137m\'b2 adjusted by 5%. Takes value to $81.21psm.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }\pard\plain \ltrpar
\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 
\trowd \irow3\irowband3\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid4684445\charrsid4684445 Adjustments: location}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid12999069\charrsid4684445 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 No adjustment applied.}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 No adjustment applied.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1
\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \trowd \irow4\irowband4\ltrrow
\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid4684445\charrsid4684445 Adjustments: cyclone vulnerability}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid12999069\charrsid4684445 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 
20% discount applied for cyclone vulnerability.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 20% discount applied for cyclone vulnerability.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid12999069 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \trowd \irow5\irowband5\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \ab\af0 
\ltrch\fcs0 \b\insrsid4684445\charrsid4684445 Adjustments: time}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid12999069\charrsid4684445 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 
Capital value determined in 2013, one year adjustment applied at 2.5% (due to low inflation and CPI).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 
Capital value determined in 2013, one year adjustment applied at 2.5% (due to low inflation and CPI).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1
\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12999069 
\trowd \irow6\irowband6\lastrow \ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid12999069\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row }\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048 [17]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Mr Eggelton concluded on the above calculations that the land at Pue Section 130 No. 2 has a capital value of $403,600, or $70.81 per square metre as at 1 November 2014.
\par [18]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 This would put annual rent for the Pue Section 130 No. 2 at $20,150 as at 1 November 2014.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid4684445 Valuation 2: Comparable Values
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [19]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2776670  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The second valuation completed by Mr Eggelton highlights the same aspects as the first, but notes that he had been asked to offer suggested rentals based on the \'93more commonly accepted formula\'94
 of current market rentals. Accordingly, he provided a list of four comparable properties to act as a guide for fair market rental as at 2014. The properties and their comparable rents were as follows:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid4684445 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Punakiore Pt Sec 16M: rent of $0.90 per square metre at 2011. Suggested to increase by 4% for 3 years, taking it to $1.01psm.
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Ngongore Pt Sec 11J: rent of $1.09 per square metre at 2015. Suggested to decrease by 4% for one year, taking it to $1.05psm.
\par {\listtext\tab}(iii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Te Araunga Pt Sec 7C: rent of $2.00 per square metre at 2014. Suggested to decrease by 35% to account for lower land value in Punamaia than Muri, in accordance with Judge Isaac\rquote s decision in the Club Raro case}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs42\super\insrsid4671344 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid4671344\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid4671344\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711 Club Raro v L}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 andowners}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 -}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  Punamaia Section 190E2A1}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711 2015}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732 ]}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  CKLC, App 7
\par 73/1995, 21 April}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  2015.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 .  This takes the comparable figure to $1.30psm.
\par {\listtext\tab}(iv)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Te Ruatupa Sec 39A & 39C: rent of $2.75 per square metre in 2016. Suggested to decrease by 35% for same reason as Te Araunga and a further 4% a year to reach a 2014 comparable value, taking it to $1.65psm.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [20]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Taking into account the above figures, Mr Eggelton suggested a comparable rent of}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10310711  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 $1.25 per square metre, being the medium of the four comparable values given above.
\par [21]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 This would put annual rent for Pue Section 130 No. 2 at $7,125 as at 1 November 2014.
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid10310711 Affidavit of the applicant, Suzanne Carruthers Brown
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [22]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant provided further figures from previous rent review periods:
}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 
\par \ltrrow}\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {
\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid4684445\charrsid4684445 Year\cell Capital Value\cell Rent\cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 
\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \trowd \irow0\irowband0\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb
\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid4684445\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 1982 (agreement reached for rent for the period 1979-1984)\tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 $1,200}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid4684445 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \trowd \irow1\irowband1\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 
\trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 \trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid4684445\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 
\clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 
\cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 1984}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 $27,600}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 $1,380}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 
\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \trowd \irow2\irowband2\ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb
\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid4684445\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row \ltrrow}\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid15797417\yts38 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe2057\cgrid\langnp1033\langfenp2057 {\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 1989}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445\charrsid10897048 $30,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }{\rtlch\fcs1 \af0 
\ltrch\fcs0 \insrsid4684445\charrsid10897048 $1,500}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \cell }\pard\plain \ltrpar\ql \li0\ri0\sa160\sl259\slmult1\widctlpar\intbl\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0 \rtlch\fcs1 
\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445 \trowd \irow3\irowband3\lastrow \ltrrow\ts38\trgaph108\trleft-108\trbrdrt\brdrs\brdrw10 \trbrdrl\brdrs\brdrw10 \trbrdrb
\brdrs\brdrw10 \trbrdrr\brdrs\brdrw10 \trbrdrh\brdrs\brdrw10 \trbrdrv\brdrs\brdrw10 
\trftsWidth1\trftsWidthB3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tblrsid4684445\tbllkhdrrows\tbllkhdrcols\tbllknocolband\tblind0\tblindtype3 \clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 
\clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3284\clshdrawnil \cellx3176\clvertalt\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx6461\clvertalt
\clbrdrt\brdrs\brdrw10 \clbrdrl\brdrs\brdrw10 \clbrdrb\brdrs\brdrw10 \clbrdrr\brdrs\brdrw10 \cltxlrtb\clftsWidth3\clwWidth3285\clshdrawnil \cellx9746\row }\pard\plain \ltrpar
\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048 [23]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant notes that she is not clear how rent was determined for the years between 1994 to 1999 but that rent had reached $2,000 per annum by the time they purchased it in 2003.
\par [24]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant and her husband have invested a large amount of money in their business, inc
luding borrowed funds to help fund renovation of the heritage building and the kitchen equipment when they first opened. High expenses including food and beverage costs in Rarotonga as well as power bills and other running costs mean that the business doe
s not make much profit and some years even operates at a loss.
\par [25]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Increased competition from cheap eateries and food markets around Rarotonga have also put increased strain on the business, but the applicant had hoped that they would be able to make a pro
fit at some point in the future with careful financial management after having reduced their debt over recent years.
\par [26]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Tamarind House is regarded by many as one of the finest restaurants in Rarotonga, but it will not be feasible to continue running it if their rent is to rise to $20,000-$30,000 per year.
\par [27]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
It was reasonable for the applicant to assume when purchasing the lease that rent increases would continue proportionate to previous increases. This assumption was reinforced in 2009 when the applic
ant accepted a 50% increase from $2,000 to $3,000 despite considering it steep, and assumed that any future increases could not be larger than that 50% increase.
\par [28]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The valuation completed by Mr Eggelton assesses what would constitute \'93fair and reasonable\'94
 rent as at November 2014 if rent was based on comparative market values. Mr Eggelton concluded that annual rent of $7,125 would be fair and reasonable as at 2014.
\par [29]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4684445  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant would be happy to pay comparable market rent at the figure suggested by Mr Eggelton of $7,125. This would still be twice the rent calculated during the previous rent review in 2009.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid7432896 Evidence provided by the Respondent
\par }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid7432896 Valuation by Mr Tizard
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [30]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The landowners provided a valuation by Mr Tizard of Curnow Tizard Limited.
\par [31]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The valuation notes that approximately 20% of the 8249m\'b2 section is beach area, but records that it is still usable for \'93
commercial tourist orientated purposes\'94.
\par [32]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Mr Tizard used following properties for comparison:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid7432896 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Ngatairi 25A, Avarua;
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Island Merchants, Taputapuatea 224 & 225; and
\par {\listtext\tab}(iii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Club Raro, Punamaia Section 190E2A1.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [33]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Mr Tizard concluded that an over discount of 25% should be applied to the Island Merchants property, giving an area rate of $78 per square metre. This discount takes into account the fact that the Island Merchants land is significantly smaller than the la
nd in question, the determination of capital value occurred one year earlier and the beach area is not of as good quality as at Tamarind House.
\par [34]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 In terms of the Club Raro land, Mr Tizard concluded that it should have \'93a positive adjustment to reflect location and beach quality
\'94.
\par [35]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The overall assessment of capital value was set at $70 per square metre or $577,000 for the net site area of 6,600m\'b2
 as at 1 November 2014, and $54 per square metre or $445,000 as at 1 November 2009.
\par [36]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 This would put annual rent for Pue Section 130 No. 2 at $28,950.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid7432896 Submissions of Counsel for the Applicant
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [37]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Counsel for the applicant submits that the annual ground rent produced by application of the rent review clause in the rent review due on 1 November 2014 is not fair and reasonable.
\par [38]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Section 106A provides that the lessee will pay a fair and reasonable rent to the landowners. Where a clause in a deed of lease is inconsistent with the covenants implied by s 106A, the lease is varied so that it is not inconsistent. Clause 1(b) of the lea
se in this case has therefore been replaced or modified by section 106A(1)(b)(i), so that the lessee is required to pay only a fair and reasonable ground rent to the landowners.
\par [39]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Unl
ess the parties to the lease expressly agree pursuant to s 68 of the Property Law Act 1952 that s 106A is to be excluded from their lease, s 106A applies so that if the application of the rent review clause in the deed of lease does not produce a rent amo
unt that is fair and reasonable, the rent review clause as originally drafted must be modified to produce a fair and reasonable rent.
\par [40]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The easiest way to remedy the rent review clause in the deed and achieve a \lquote fair and reasonable rent\rquote  is to use the al
ternative rent review clause commonly used in Rarotonga whereby rent is determined by reference to current market rent of comparable, unimproved land of a similar value, and rent is not to be less than the rent payable for the preceding five-year period. 
This formula has been widely accepted in the Cook Islands.
\par [41]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
This alternative formula is what a reasonable and willing landlord and a reasonable and willing tenant would agree to. Use of this clause has become standard practice in Rarotonga and parties i
n this case would have no reason to depart from standard practice. This formula has also been reviewed by the High Court as recently as 2015 in the Matarangi decision, which also sets out the factors which are to be considered when choosing the properties
 to be used for comparison}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid4671344 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid4671344\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid4671344\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711 Tuake }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 -}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  Matarangi Section 83H1, Arorangi}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711 2015}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 ]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711  CKLC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  5
}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4671344\charrsid10310711 , App 513/2014, 8 May 2015.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 , 
\par [42]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
If the current rent review clause found in the deed is applied to the land as from November 2014, rent per annum will be set at between $20,180 and $28,950 for the five years from 2014. This constitutes an increase of between six and nine times the previo
us rent which was determined at 2009 to be $3,000.
\par [43]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
This unprecedented increase in rent is due to a change in methodology applied by the High Court to determine capital value, coupled with huge growth in the tourism industry in the Cook Islands,
 neither of which the applicant could have foreseen when taking on the lease.
\par [44]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Prior to 2015, the High Court calculated capital value simply by multiplying rent by}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 20}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid11946638 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid11946638\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711 
In re Deed of Lease to Cook Islands Telecommunications Assets Ltd }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid7171732 -}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711  Puoromea Section 49D, A}{\rtlch\fcs1 
\ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid10310711 v}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711 arua }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711\charrsid10310711 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid11946638\charrsid10310711 2013}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711\charrsid10310711 ]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711  CKLC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid10310711\charrsid10310711  13}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711 ,}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid11946638\charrsid10310711 App 300/2011,30 August}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid7171732 , }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid7171732\charrsid7171732 In re}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\fs24\insrsid11946638\charrsid10310711  Deed of Lease to Island Hotels Ltd }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid7171732 -}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711  Puatiki Section 84B, Arorangi }{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711 2001}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711 ]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid11946638\charrsid10310711  CKLC}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711  7}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711 , App 62/99, 14 March 2001.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048 
.  Since 2015, the Court has determined capital value by comparison to leases with between 45 and 60 years of the term remaining. This new method for determining capital value has resulted in a significant increase in rent of capital value leases. It was 
reasonable for the applicant to assume when taking on the lease that the Court would continue the same approach to rent determination. Furthermore, any lessee entering into a lease in 2003 would have reasonably assumed that a capital value rent review cla
use and a comparative market rent review clause would produce a similar rent.
\par [45]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Any lessee would plan for future rent increases on the assumption that their rent review clause would not produce an increase any larger than double the previous rent. Even a lessee who sought professional valuations and legal advice about their likely fu
ture rent liability prior to 2015 would have been unable to predict such a dramatic increase in land value and commercial activity in the last few years.
\par [46]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant is prepared to pay an increase in rent and is able to cover those expenses if their rent is determined in accordance with comparative market rentals. The company may be forced to go out of business, however, if it is required to pay such a l
arge increase in rent as is produced under the rent review clause, as the unexpected increase in expenses will cripple the small business which operates on a small profit margin. In addition, Mr and Mrs Brown may also lose their home.
\par [47]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Ultimately, counsel for the applicant submitted that s 106A may provide a useful \'93safety mechanism\'94
 for those lessees who still hold capital value leases in the instance that they find themselves \'93suddenly (and through no fault of their own) burdened with unexpected large rent liabilities\'94
. Counsel noted that applicants would still need to prove that the rent produced by their rent review clause was not fair and reasonable, so the Court would still have oversight in determining in which instances such an argument would succeed.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid7432896 Submissions of Counsel for the Respondent
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [48]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Counsel for the respondent provided the following summary of submissions:

\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid7432896 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Section 106A applies to the deed of lease in question, but does not have the effect of altering the rent review clause as set out in the deed;
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The formula set out in the rent review clause is \'93fair\'94 as it was freely agreed to by two properly-advised parties;

\par {\listtext\tab}(iii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Even if s 106A did replace the existing rent review clause, rent would be determined in the same way except that the landowners may receive less than 5% of capital value when interest rates are low and more than 5% when interest rates are higher, and a ra
tchet clause would be implied in the lease;
\par {\listtext\tab}(iv)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 There has been no change in the Court\rquote s approach to determining capital value; and
\par {\listtext\tab}(v)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7432896  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant\rquote s circumstances and the use to which the land is put are not relevant in the determination of rent;

\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [49]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The deed of lease represents an agreement entered into freely by two properly- informed parties who had received independent legal advice at the time of signing. The deed includes a certificate from a solicitor of the High Court of New Zealand testifying 
that the effect and content of the deed had been explained to the lessors, as required by section 475 of the Cook Islands Act 1915. Th
e Court can also assume that the requirements of s 482 were similarly complied with as the deed was confirmed by the High Court.
\par [50]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The Court is generally reluctant to interfere with contracts entered into freely by parties who have been properly advised. The Court of Appeal determined in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid11946638 
Apex Agencies Limited v Cook Islands Trading Corporation}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
 that the correct approach in the interpretation of a contract or lease is to consider the intention of the parties from the words used}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid11946638 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid11946638\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\insrsid11946638\charrsid10310711 
Apex Agencies Limited v Cook Islands Trading Corporation }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid10310711 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711 2015}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid10310711 ]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711  CKCA 1, App 8/2013,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid7171732  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711 
20 March 2015.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
.  Where the wording of a provision is clear and unambiguous, the Court must give effect to the ordinary meaning of their words as that is what the parties are taken to have agreed to.
\par [51]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Justice Grice held in the Lineen case that \'93
parties are entitled to have the provisions of the Lease they have negotiated varied only to the minimum extent possible. Therefore only where necessary should the original lease provisions be altered\'94.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs42\super\insrsid11946638 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid11946638\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid11946638\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid11946638\charrsid10310711 Lineen v MacQuarrie }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 -}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\fs24\lang1033\langfe1033\langnp1033\insrsid11946638\charrsid10310711  Vaitamanga Holdings Limited }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid10310711 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid11946638\charrsid10310711 2008}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid10310711 ]}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid11946638\charrsid10310711  CKLC 47, App 3/2008,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid11946638\charrsid10310711 26}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711  September 2008 at [47]}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048  Judge Savage similarly stated }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid2519041 in Are Tamanu Villas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  that the Court should \'93
tread carefully before interfering with the terms of what is a commercial lease... (and) should follow the terms of the lease between the parties unless there are exceptional circumstances to deviate from the terms of the lease contract\'94.}{\rtlch\fcs1 
\af0 \ltrch\fcs0 \cs42\super\insrsid2519041 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid2519041\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid2519041\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 Are Tamanu Villas Limited v Landowners }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 -}{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711  Maungarua Section 41, Anaunga, Aitutaki (2015) CKLC, App 285/2012, 24 April at [15].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par [52]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The lease in question in this case is identical to the leases which the Court dealt with in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\insrsid10897048\charrsid2519041 Club Raro and Are Tamanu Villas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
, with the exception that those leases provided for ten- yearly rent reviews rather than five-yearly. In both cases, the Court refused to interfere with the terms of the leases freely entered into by the parties.
\par [53]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
There is nothing unusual about the formula set out in this deed, and nothing inherently unfair about rent determined by reference to capital value. As pointed out b
y the applicant, the approach of taking five percent of the land valuation after deducting the value of any improvements made to the land is a commonly-used approach for leases in the Cook Islands. }{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs42\super\insrsid2519041 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid2519041\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid2519041\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 Are Tamanu Villas Limited, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 above n7; }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 Club Raro Limited}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 ,}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 
\i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid7171732 above n 2.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 

\par [54]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The principles of statutory interpretation have been summarised in statements by Justice Grice of the High Court in }{\rtlch\fcs1 
\ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid2519041 Lineen v McQuarrie \endash  Vaitamanga Holdings Limited}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  and }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid2519041 
Mervin Communications Limited v Telecom Cook Islands Limited}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid2519041 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid2519041\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid2519041\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 
Lineen v MacQuarrie, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 above n 6; }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid2519041\charrsid10310711 Mer}{
\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 vin Communications Limited v Telecom Cook Islands Limited }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid7171732 [}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 2008}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732 ]}{
\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711  CKHC 30, 2/2008, 29 October 2008.}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048   These statements confirm that a \'93purposive
\'94 approach must be taken to statutory interpretation. The Lineen case also provides that, in the case of s 106A, evidence from Hansard debates at the time of the passing of the amendment suggest that the intent 
of this section was to benefit native landowners. It would therefore be against the intent of the legislation to allow lessees to use s 106A to argue for a lesser annual rent.
\par [55]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant in this case is asking the Court to do the very opposite of wh
at the Court has ascertained to be the intent of the legislation. The applicant seeks to reduce the amount of rent which the lessors would receive but for s 106A, but the intent of s 106A is to create a \'93minimum standard\'94
 to ensure that lessors get no less than a \'93fair and reasonable ground rent\'94. The declaratory orders sought by the applicant are contrary to the underlying objective of the legislation and would seemingly ignore the lessor\rquote s interest.
\par [56]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant assumes that s 106A overrides the for
mula for rent review set out in the deed, and argues that a different formula must be used in order to achieve a \lquote fair and reasonable\rquote  rent as any rent based on capital value cannot produce a rental value which is \lquote fair and reasonable
\rquote . It is clear, however, that this is not how s 106A applies.
\par [57]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Section 106A merely implies covenants which are to be read into the lease and interpreted alongside and in the context of the terms agreed to by the parties. In this case, the formula set out in the rent review 
clause is clear and unambiguous and must prevail. That formula must be applied in a \lquote fair and reasonable\rquote 
 manner to produce rent which is consistent with the bargain reached between the parties. The implied covenants set out in s106A are not intended to create uniformity across contracts or inhibit the parties\rquote 
 ability to bargain, and will not override terms freely entered into by the parties.
\par [58]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16191367  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The applicant suggested that there was a change in methodology used by the Court in 2015 for capital value whi
ch has resulted in increased rental for lessees with capital value leases. An alternative view is that, following the issuing of a Practice Note dated 9 October 2013, the Court has required professional valuations or other expert evidence to be filed with
 all applications for rental determination on commercial properties. It is the consequent improvement in the quality of evidence of appropriate rent determinations through the use of professional valuations, alongside the increase in commercial activity o
n the island, which has made figures for the sale of leases (which are the best evidence of capital value) more widely available and able to be used in rental determinations.
\par [59]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
It is unlikely that such a large company as The Union Steam Ship Company would have misunderstood the rental formula set out in the rent review clause, but rather it simply would not have conceived how much Rarotonga would develop in the next forty years 
and how rapidly the value of land would increase. The applicant has benefitted from this economic growth through their business and should not now be able to deny the landowners their share of it.
\par [60]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The proposed increase in rent as from 2014 simply suggests that the amount of rent the landowners have been receiving in the past few years has not been keeping up with the value of their land, and they should not now be deprived of future gain from their
 land simply because the applicants have previously been benefitting from a good deal. This would not be in the spirit of s 106A.
\par [61]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The capital value for this section has not yet been determined for the five years beginning 1 November 2014, and yet the applicant is submitting that the rent produced by the rent review clause is not fair and reasonable. The applicant must therefore be a
rguing that it is impossible for a capital value rent review clause to produce a fair rental, even though this is a common formula present in many leases throughout the Cook Islands.
\par [62]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Further, to follow the applicant\rquote s argument would be to open up every
 lease in the Cook Islands to ongoing review of its rental, which was not intended by s 106A. Rather s 106A is aimed at fairness in interpreting the bargain made between the parties in order to ensure that landowners receive fair gain from the use of thei
r land.
\par [63]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6777333  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Counsel provided a copy of the lease held by Aquarius Pacific Hotels over the land known as Cemetary Reserve 206A1, Avarua, Rarotonga on which The Islander Hotel sits. The Islander is primarily a restaurant and bar with a few rooms of backpacke
r accommodation. Mr Mason noted that due to the ratchet clause in the lease, annual rent of the Aquarius land cannot be less than $40,000. This is significantly higher than either valuation of $20,150 or $28,950 in this case. Under Aquarius Hotels\rquote 
 lease, rent is based on current market rentals for comparative unimproved land, and this is the very formula the applicant considers to produce fairer rents.
\par [64]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 As was confirmed by Mr Tizard during cross-examination, the circumstances of the applicant are an ir
relevant consideration when determining rent under a lease. Matters such as how the applicant uses the land, the applicant\rquote 
s financial situation, how they choose to run their business and what kind of profit margins result, are not matters to be taken into account when determining annual rent. It is not the Court\rquote 
s role to amend leases to prevent struggling businesses from \lquote falling off the economic ladder\rquote .
\par [65]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Counsel also referred to a New Zealand Supreme Court case }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid11690585 
Mandic v The Cornwall Park Trust Board}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
 with similar facts, where rent of a perpetual lease was to rise from $2,350 per annum to $40,000 per annum upon application of the rent review formula provided in the deed. In this case, Justice William Young stated.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs42\super\insrsid6777333 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid6777333\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid6777333\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 
\ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 Mandic v The Cornwall Park Trust Board}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711  [2011] }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid10310711 N}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 ZSC 135 at [73].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048  
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 We accept that where a rent-fixing proposition in a lease is in general terms (for instance providing a \'93fair rent\'94
), the valuer must assess rent which reflects the terms of the lease... But the rent-fixing formula in this case is not of that character. I
t is intended to provide the lessor with an annual return based on the value of the land. The fairness of this return (five percent of the residual) in the context of the lease as a whole, including all restrictions imposed on the lessees, must be taken t
o have been settled when the leases were first taken up\'94.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 If this approach was to be applied to the lease in question in this case, it must be assumed that the \'93fairness\'94
 of the formula was settled when the deed was entered into and the formula set out in the deed must be applied.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid11690585 Law
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [66]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Section 3 of the Declaratory Judgments Act 1994 allows for applications to the High Court for declaratory orders to determine any question of construction or validity of any enactment under which a person claims to have acquired a right or is otherwise in
terested in.
\par [67]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Section 106A of the Property Law Act 1952 provides:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid11690585 106A Further covenants included or implied in leases
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (1)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
In every lease of Native freehold land for the permitted use of commercial or industrial business or enterprise there shall be included, and if not included, implied, the following covenants by the lessee, for himself, his executors, administrators and as
signs -
\par {\listtext\tab}}\pard\plain \ltrpar\s30\qj \li2160\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl1\outlinelevel1\adjustright\rin0\lin2160\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (a)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
that where commercially appropriate the lessee will pay to the lessor a goodwill payment at the commencement of the term of the lease;
\par {\listtext\tab}(b)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 that the lessee will pay to the lessor the greater of:
\par {\listtext\tab}}\pard\plain \ltrpar\s31\qj \li2880\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl2\outlinelevel2\adjustright\rin0\lin2880\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
a fair and reasonable ground rent; and
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
if a percentage of the annual gross turnover of all or part of the activities of the business or enterprise for which the land is being utilised, such percentage to be negotiated between the parties;
\par {\listtext\tab}}\pard\plain \ltrpar\s30\qj \li2160\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl1\outlinelevel1\adjustright\rin0\lin2160\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (c)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
that the ground rent payable by the lessee pursuant to the lease shall be reviewed at Intervals of not more than five years, with the ground rent following review to be as agreed between the parties or failing agreement as determined by an independent arb
itrator or by the High Court;
\par {\listtext\tab}(d)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
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 the land is being utilised;
\par {\listtext\tab}(e)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
that in the event of the sale or proposed sale of the business or enterprise for which the land is being utilised (including any sale or disposition of any share in a company operating such business or enterprise which would after-the effective control of
 that company) -
\par {\listtext\tab}}\pard\plain \ltrpar\s31\qj \li2880\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl2\outlinelevel2\adjustright\rin0\lin2880\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (i)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
the lessee will give to the lessor the right of first refusal 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 be conditional on t
he non-exercise of the right of first refusal;
\par {\listtext\tab}(ii)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
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 subclause shall rank subsequent to any secured creditors end in Priority 
to any unsecured creditors of the lessee.
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (2)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
This section applies:
\par {\listtext\tab}}\pard\plain \ltrpar\s30\qj \li2160\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl1\outlinelevel1\adjustright\rin0\lin2160\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 (f)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
to leases for a term commencing on or after the 1st day of January 1997; and
\par {\listtext\tab}(g)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
to leases renewed or extended, 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\tab}(h)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
with effect from 1 January 2007, to leases for a term commencing prior to the 1 January 1997, which leases shall be varied to incorporate the covenants listed in subsection (1) of this section.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [68]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11690585  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 In }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid11690585 
Lineen v MacQuarrie}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 , Justice Grice established a purposive approach to statutory interpretation of Cook Islands legislation. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid6777333 \chftn 
{\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid6777333\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid6777333\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 Above n 6 at [27],}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 [28] and [30].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid11690585 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The move from a literal to a purposive approach in the interpretation of legislation over recent years is now well recognised. At times the Court has to look beyond the words of the statute\'85
 This does not mean that the Court can attach to the words meanings that they are in capable of bearing. That would be to rewrite the provision not to interpret it\'85
\par {\listtext\tab}\'85
\par {\listtext\tab}The Constitution allows for this approach in the interpretation of Cook Islands enactments. It provides at clause 65(2):
\par {\listtext\tab}}\pard\plain \ltrpar\s30\qj \li2160\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\ilvl1\outlinelevel1\adjustright\rin0\lin2160\itap0\pararsid1208293 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 \'93
Every enactment, and every provision thereof shall be deemed to be remedial, whether its immediate purpose is to direct the doing of anything that the enacting authority deems to be for the public good, or to prevent or punish the doing of anything it de
ems contrary to the public good, and shall accordingly receive such fair, large and liberal construction and interpretation as will best ensure the attainment [of the object] of the enactment or provision thereof according to its true intent, meaning and 
spirit\'94.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [69]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1208293  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Her Honour similarly stated in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\insrsid10897048\charrsid1208293 Mervin Communications Limited v Telecom Cook Islands Limited}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid6777333 \chftn {\footnote\ftnalt \ltrpar 
\pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid6777333\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid6777333\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711 
Mervin Communications Limited v Telecom Cook Islands Limited, }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6777333\charrsid10310711  above n 9 at[18].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  

\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid12796148 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The modern trend in statutory interpretation of legislation is toward a \'93purposive\'94
 interpretation. The words are to be read in their context and with a view to giving effect to the purpose of the legislation. However the actual words remain the most impo
rtant single factor in statutory interpretation. The most natural meaning of those words in their context taking into account their purpose should be sought.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [70]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6777333  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Justice Grice reviewed excerpts from the Hansard debates during the passage of s 106A in the }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid12796148 Lineen}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
 case. The following statements made by Cook Islands Members of Parliament are relevant.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid12796148 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid12796148\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid12796148\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid12796148\charrsid10310711 
Hansard debate as quoted in }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid12796148\charrsid10310711 Lineen v MacQuarrie,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid12796148\charrsid10310711  above n 6 at [31].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid12796148 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Hon T Matapo: }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid12796148 \'93
So this is the whole idea behind this, as Government feels that people should benefit out of every deal made, regarding their lands. The Government of the time was also aware that there were some things that have already happened and cannot be helped, but
 in this particular case it happened during the time of this Government and we are looking at it very carefully. That is why Cabinet came up with the idea that they should look into the matter of these commercial visitors trying to exchange leases from on
e to the other\'94.
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Hon Vaina Tairea: }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid12796148 \'93
Mr Speaker I rise to give my full support to the Amendment Bill presented to the House this afternoon. Today Rarotonga, Aitutaki, Mauke and Atiu will be affected by this Amendment. For example I have leased my land to someone through an agreement. My fam
ily gave me the land and then I leased it to someone else. Under the law this person will have to ask me before he sells my land, but what transpired until today was not like that. If the landowner goes to Court and says I do not want my l
and to be sold to the person, the Court will say the law says you cannot do anything about it. This is one of the sections that has got us into problems when the Committee went around the island.
\par {\listtext\tab}\'85what has been written in the Amendment before us says, any agreement or any amount of money imposed has to be done by nobody else but the landowner and this is what I like about it\'94.
\par {\listtext\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 Dr R Woonton: }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid12796148 \'93
Of course any business who is selling up will make a lot of money after the use of people\rquote s land. In our country we don\rquote 
t require people selling businesses to pay Capital Gains Tax, so why is it difficult to compensate the landowners with a small percentage of the sale value of that property?\'94
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [71]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12796148  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 On the basis of this debate, Justice Grice concluded that:}{\rtlch\fcs1 \af0 
\ltrch\fcs0 \cs42\super\insrsid12796148 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid12796148\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid12796148\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid12796148\charrsid10310711 Above n 6 at [30] and}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid12796148\charrsid10310711 [32].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid12796148 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The amendment to s. 106A of the Property Law Act appears to be seeking to provide benefits to Native landowners (who have leased their land) in the future development of the land by allowing them the opportunity to participate and receive income from the 
land.
\par {\listtext\tab}\'85
\par {\listtext\tab}}\pard \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid6455043 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The debate is difficult to follow in parts but in general terms it seems that s. 106A was intended to give rights to Native landowners to obtain a fair rental income and to share in the benefits of the development of the land\'85
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [72]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The Court of Appeal endorsed this approach in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 
\i\insrsid10897048\charrsid6455043 The Green Room Limited v Landowners of Nukupure Section 3D1 Ngatangiia}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 :}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid6455043 \chftn {\footnote\ftnalt 
\ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid6455043\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid6455043\charrsid10310711  }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 
Green Room Ltd v Landowners of Nuku}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid10310711 p}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 
ure Section 3D1 }{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid10310711 Ng}{\rtlch\fcs1 \ai\af0\afs24 \ltrch\fcs0 \i\fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 atangiia }{\rtlch\fcs1 
\af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 [2016] CKCA 1, App 9/2015, 16 June 2016 at [67].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid6455043 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
First, as already noted, the purpose of the 1996 enactment of s. 106A was to benefit Cook Islands native landowners by including or implying covenants in their leases designed to increase their potential returns from long-term leases of their land. This p
urpose was implemented by s. 106A(1) which expressly requires leases of Native freehold land, used for commercial or industrial purposes, to have the prescribed covenants included or implied in them.
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid6455043 Discussion
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [73]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 This is an application for declaratory or
ders. The question which I must determine is whether s 106A of the Property Law Act 1952 applies to the Deed of Lease in question, and if so, what effect this has on the determination of rent under the rent review clause in the Deed of Lease.
\par [74]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
In relation to the first issue, it is not disputed that s 106A applies to the subject lease. Where the parties differ, however, is what effect s 106A has on the rent review clause and the determination of rent.
\par [75]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant purports that the application of the current rent review clause produces rent which is unfair and unreasonable, and s 106A therefore acts to modify that clause. The applicant further suggests that, in this case, the most appropriate modifica
tion is to determine rent in accordance with comparable market values, in effect replacing the capital value rent review clause with a comparative value clause.
\par [76]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The applicant also submits that the practice note of this Court dated 9 October 2013 which required expert valuation evidence to be filed with applications for rental determination of commercial properties has led to an unprecedented increase in rental va
lues.
\par [77]\tab On the other hand, the respondent submits that s 106A acts as an implied covenant in the lease but does not override the 
terms and conditions negotiated in the lease. Section 106A was not intended to standardise contracts or remove the ability of properly-advised parties to negotiate. Rather, the respondent submits that s 106A is to be read alongside the capital value rent 
review clause in the lease to require the clause to be applied fairly and reasonably, but in accordance with the terms negotiated. The respondent also maintains that if the applicant\rquote 
s argument is accepted, it would open up every lease in the Cook Islands t
o ongoing review. This was not intended by s 106A, which was aimed at interpreting the bargain between the parties to ensure the landowners receive a fair gain for deals made in relation to their land.
\par [78]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The respondent also considers that the practice note of 9 October 2013 has led to an improvement in the quality of the evidence before the Court for rental determinations through the use of professional valuations. This has made available figures for sale
s of leases, which is the best evidence of capital value.
\par [79]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 When considering the arguments before me, I am guided by decisions of the Cook Islands High Court and Court of Appeal.
\par [80]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6455043  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 In }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid6455043 Lineen v MacQuarrie}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\insrsid10897048\charrsid10897048 , Justice Grice explains how s 106A is interpreted in accordance with the purposive approach:
\par {\listtext\tab}}\pard\plain \ltrpar\s21\qj \li1440\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls14\outlinelevel0\adjustright\rin0\lin1440\itap0\pararsid6455043 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The Parliamentary debate indicates an intention to benefit Native landowners who were missing out on the income and proceeds from deals made using their land which had been leased for business purposes.}{\rtlch\fcs1 \af0 \ltrch\fcs0 
\cs42\super\insrsid6455043 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid6455043\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid6455043\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 Above n}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 6 at [31].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par {\listtext\tab}\'85
\par {\listtext\tab}
Parliament has sought, by providing terms and conditions to be inserted in commercial leases of Native freehold land, recognition of the rights of Native landowners by giving them the opportunity to negotiate for a share in the benefits of commercial deve
lopments on the land where appropriate.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid6455043 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 
\af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid6455043\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\insrsid6455043\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid6455043\charrsid10310711 Above n 6 at [37}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid4410883\charrsid10310711 ]}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par }\pard\plain \ltrpar\s39\ql \li0\ri0\sb240\sa240\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15797417 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 
\af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [81]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The Hansard debate referred to by Justice Grice in the Lineen ca
ses suggests that s 106A was intended to protect Cook Islands landowners who had previously been missing out on potential financial gains from on-sale of leases of their land. In particular, it appears that from the debate that the section was specificall
y aimed at financial gains from land which was leased for commercial purposes or which was commercially developed.
\par [82]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 As set out earlier, the Court of Appeal in the Green Room case endorsed this approach by specifically stating that s 106A was to benefit 
Cook Island native landowners to increase their potential return from long-term leases of their land.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid4410883 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar
\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid4410883\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid4410883\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4410883\charrsid10310711 Above n 15.}}}{
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
\par [83]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
Therefore, in my view, any application of s 106A must be approached with that intention in mind. That is, that s 106A was implemented to assist native landowners to increase the returns from long-term commercial leases of their land.
\par [84]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
I do not consider that s 106A can be used to create uniformity across all lease contracts in the Cook Islands, or to prevent parties freely negotiating the terms of their leases.
\par [85]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The rent review clause in the subject lease is not unusual, and not inherently unfa
ir. It is a standard rent review provision used in many leases in the Cook Islands.
\par [86]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
The Courts have been reluctant to interfere with such contracts. This is demonstrated in the Ara Tamanu Villas case where Judge Savage said that the Court should \'93tread carefully before interfering with the terms of what is a commercial lease\'85
 (and) should follow the terms of the lease between the parties unless there are exceptional circumstances to deviate from the terms of the lease contract\'94.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid4410883 \chftn {\footnote\ftnalt \ltrpar 
\pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\cs42\fs24\super\insrsid4410883\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid4410883\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4410883\charrsid10310711 
Above n 7 at [15].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  I also stated this in the }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid10897048\charrsid4410883 Club Raro}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
 case.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \cs42\super\insrsid4410883 \chftn {\footnote\ftnalt \ltrpar \pard\plain \ltrpar\s40\ql \li0\ri0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 
\fs20\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \cs42\fs24\super\insrsid4410883\charrsid10310711 \chftn }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\insrsid4410883\charrsid10310711  }{\rtlch\fcs1 \af0\afs24 
\ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid4410883\charrsid10310711 Above n}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \fs24\lang1033\langfe1033\langnp1033\insrsid7171732  }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 
\fs24\lang1033\langfe1033\langnp1033\insrsid4410883\charrsid10310711 2 at [42]-[43].}}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  
\par [87]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
There is nothing exceptional about this case and the practice note of 9 October 2013 has not created a situation which is unfair to the parties. Rather, the availability of professional evidence now required in terms of the Court\rquote 
s practice note has allowed for the intent of s 106A, which was inserted for the landowners\rquote  benefit, to be correctly recognised.
\par [88]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 I therefore do not consider that Parliament\rquote 
s intent can be stretched to allow s 106A to be used by a lessee to override the rent clauses fr
eely negotiated in a lease when it was clear that Parliament intended that s 106A would provide an increased benefit to Cook Islands landowners in the commercial leasing of their land and allow them to benefit from on-sale of leases.
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid4410883 Decision
\par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 [89]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 
For the reasons set out above, the application for declaratory orders is dismissed.
\par [90]}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 The application 268/2017 to determine the capital value can now be scheduled to be heard before Judge Coxhead in July at Rarotonga.
\par A copy of this decision is to go to all parties.
\par Dated at Gisborne, New Zealand this 1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid10897048\charrsid4410883 st}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4410883  }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048  day of June 2018.
\par }\pard\plain \ltrpar\s28\ql \li0\ri0\sl-360\slmult0\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10310711 \rtlch\fcs1 \af0\afs20\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {
\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10897048\charrsid10897048 W W Isaac
\par }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid10897048\charrsid4410883 JUSTICE}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid14566901\charrsid4410883 
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