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{\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 \f2\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 IN THE HIGH COURT OF FIJI \par (AT SUVA) \par CIVIL JURISDICTION \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par ACTION NO. 251 OF 1991 \par \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 BETWEEN: \par \par }\pard \qc \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 DIRECTOR OF LANDS}{ \b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304\charrsid14235304 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Plaintiff \par \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 AND \par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid4732161 B}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 W HOLDINGS LIMITED}{ \b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304\charrsid14235304 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Defendant \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par Mr. S. Sa'eda:}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 For the Plaintiff \par Mr. S. Parshotam:}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 For the Defendant \par \par Date of Hearing:}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 18th July 1991 \par Date of Judgment:}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 23rd July 1991 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 JUDGMENT}{ \b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par The Plaintiff is the lessor of a piece of Crown Land known as Veiquwawa Tiri land comprising 1.62 hectares at Suva.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 On the 7th of February 1985 the Defendant wrote to the then Director of Lands applying for a le ase of this land and on the 11th of July 1986 the Defendant was advised by letter from the Plaintiff that an approval to issue a development lease for two years had been given to it. \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The letter stated that the lease was to be subject to various conditions, only three of which are relevant for present purposes.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 They were: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 (i)\tab }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 That the period of the lease was to be two}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 years from 1st of August 1986. \par \par (ii)\tab That the purpose for which the land was to be used was for industrial purposes. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (iii)\tab That no work was to commence on the site without the prior approval of the Director}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 of Lands and the Suva City Council and then}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 only with the approval of development plans. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par On the 18th of July 1986 the Defendant accepted the conditions for the issue of the development lease and in due course a lease was signed by the present parties incorporating various terms including the three above.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 In the lease the purpose given to the land was said to be "foreshore development". \par \par On the 29th of September 1986 the Plaintiff wrote to the Defendant requesting it to stop further development on the land until such time as the development plans had been approved by the Plaintiff and the Suva City Council.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The Defendant ignored this request.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Thereafter until the 27th of May 1991 various let ters were exchanged between the Plaintiff and the Defendant or its Accountants and Civil Engineers.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The Defendant continued to develop the land and at the present time has constructed four buildings on it with a view to re-sale at a profit.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The present Ori ginating Summons for summary possession of the land, which first came before me on the 7th of June 1991, was issued on the 24th day of April 1991.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It seeks summary possession of the land under Section 169(c) of the Land Transfer Act Cap. 131 which reads so far as relevant: \par \par }\pard \ql \li720\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin720\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 "The following persons may summon any person in possession of land to appear before a judge in chambers to show cause why the person summoned should not give up possession to the applicant:- \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \li1440\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (a)\tab ................ \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \li1440\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (b)\tab ................ \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li2160\ri0\nowidctlpar\tx-720\tx0\tx720\tx1440\hyphpar0\faauto\rin0\lin2160\itap0\pararsid4732161 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (c)\tab a lessor against a lessee or tenant where a legal notice to quit has been given or the term of the lease has expired." \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The Plaintiff's case is simple.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It says that the Defendant's term has expired and therefore it should be ordered to vacate the land.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It also says that as a matter of equity also the Defendant should vacate because it has consistently ignored warnings by the Plaintiff not to develop the land without the permission of the Plaintiff and the Suva City Council in accordance with the lease.} {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Condition 3 of the special conditions of the lease reads thus: \par \par }\pard \ql \li720\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin720\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 "The development plans are to be submitted to the Lessor and Suva City Council for prior approval before the commencement of any work." \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 On the 7th of June 1991 when the matter first came before me the Defendant applied for an adjournment of the Summons to enable it to state its position to the Court.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 I was also told that discussions were taking place between the parties in an attempt to achieve settlement, and I was pressed by Mr. Sa'eda who ap peared for the Plaintiff both then and now not to grant any adjournment as the Defendant had already had sufficient time in which to state its case. \par \par }\pard \ql \li0\ri0\nowidctlpar\tx720\tx1440\tqc\tx4680\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 After hearing argument by counsel I ruled that because of the delay of the Plaintiff in pursuing the matter I considered it was equitable to give the Defendant until 13th of June 1991 to}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 file an affidavit showing cause.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 On the 13th of June an affidavit was filed on behalf of the Defendant and the matter was then fixed for hearing before me on the 18th of July 1991. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par Exhibited to the affidavit sworn by Bimla Wati Narayan a Director of the Defendant and filed on behalf of the Defendant were copies of various letters which had passed between the parties and/or their agents since the 4th of November 1986.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It is app arent from these letters that the attitude of the Plaintiff to the Defendant has waxed and waned over the years but one thing is clear and indeed is not denied by the Defendant, namely that despite warnings by the Plaintiff not to develop the land with th e prior approval of the Plaintiff and the Suva City Council, the Defendant ignored these warnings and developed the land.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par \par To give some idea of the various changes of attitude by the Plaintiff I will now refer to some of this correspondence. \par \par The first relevant letter is that of the 29th of September 1986 from the Plaintiff to the Defendant which I have already mentioned. \par \par On the 11th of March 1987 the firm of Wood and Jepsen Consultant Civil Engineers, Surveyors and Town Planners wrote to the Plaintiff requesting it to approve a proposal by the Defendant for sub-division of the land presently in issue.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 On the 7th of April 1987 the Director of Lands wrote to the Defendant advising that he had no objection in principle and on the 13th of October 1987 the Dire ctor of Lands appears to have formally signed the Approval Notice of Lease which was then also formally signed by the Defendant. \par \par Then on the 8th of December 1988 the Plaintiff wrote to Messrs Wood and Jepsen advising that because of the Government strateg y in promoting and establishing Tax Free Zones the Government intended to takeover the land occupied by the Defendant and complete the sub-division.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 This letter also stated that no compensation would be paid to the Defendant whose development lease had exp ired but as a form of compensation, the Defendant would be offered a lease on land where the new factory/workshop building had been built without the approval of the Department.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The letter also advised Messrs Wood and Jepsen that the Defendant should carry out no further sub-division on the site. \par \par Then on the 29th of December 1988 the Plaintiff wrote again to the Defendant requesting it to provide him no later than 20th of January 1989 the following: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\tx0\tx720\tx1440\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 "(a)\tab 4 copies of the SCC approved subdivisional scheme plan. \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (b)\tab 1 copy of the SCC approved engineering plan (covering road, sewerage, water, drainage, etc.). \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\tx0\tx720\tx1440\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (c)\tab Time scale to complete the whole development to SCC satisfaction. \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (d)\tab Estimated development cost to completion." \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par This letter drew a response from Messrs Wood and Jepsen advising that the Suva City Council had deferred any approval to a scheme plan and the engineering plan because of the Plaintiff's letter of the 8th December 1988.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Messrs Wood and Jepsen also stated that the Defendant intended to pr oceed with the development with all haste and expected to complete the development works by July 1989.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It was estimated that the full development costs would be $598,000.00. \par \par On the 17th of February 1989 the Plaintiff appeared to have undergone a further change of mind, then reverting to its earlier decision as evinced by its letter to the Defendant of the 29th of September 1986.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The letter of the 17th of February 1989 was quite blunt.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It stated that unless the Defendant complied with the Plaintiff's terms the Plaintiff would have to consider evicting the Defendant from the land.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It also pointed out that as at 17th of February 1989 the Defendant had no lease and therefore should not be doing any further work on the land but despite this the Defendant still continued to do so.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Then there was a gap in the correspondence until the 19th of August 1990 when Messrs Vishnu Prasad & Company, Chartered Accountants wrote to the Plaintiff in terms which have not been disclosed to the Court. \par \par On the 3rd of September 1990, however the Plaintiff replied to this letter informing the Defendant: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (1)\tab That it had commenced development without prior approval of the Plaintiff and the Suva City Council. \par \par (2)\tab Extended their development outside the approved area}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 under the Approval N otice to Leave dated the 13}{\f0\expnd0\expndtw-2\lang2057\langfe5129\super\langnp2057\insrsid5067556\charrsid9248661 th}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 of October 1987. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (3)\tab Ignored various written requests by the Plaintiff}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 to submit a development proposal covering only the}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 approved area. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (4)\tab Defied Suva City Council and Director of Lands orders to stop work on buildings being illegally}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 constructed. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (5)\tab Illegally sub-let these buildings. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 (6)\tab Illegally constructed other buildings on adjacent}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 State land already under lease to the Housing}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Authority. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par The letter concluded by describing the Defendant's actions as high handed and advised that the Defendant's flouting}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 of the law no longer would be tolerated and the matter was referred to the Solicitor-General. \par \par In an obvious attempt to placate the Plaintiff Messrs Vishnu Prasad & Company chose to ignore the Plaintiff but wrote inst ead on the 12th of September 1990 to the Minister for Lands. This letter listed substantial developments carried out by the Defendant but then confessed that the Defendant had breached its lease and had encroached on Crown land outside the area originally leased to it.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 They appealed for the Minister's indulgence and a re-consideration by the Lands Department of its attitude.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The letter included this short paragraph (g): \par \par }\pard \ql \li720\ri0\nowidctlpar\tx-720\tx0\tx720\hyphpar0\faauto\rin0\lin720\itap0\pararsid9248661 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 "In making this appeal, B W Holdings acknowledges its defaults in the carrying out of this development and the breaches of the terms of its lease conditions." \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid9248661 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The penultimate letter in what counsel for the Plaintiff properly described "as an avalanche of letters" came from the Minister of Lands on the 13th of December 1990.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 This letter stat ed that the Minister was glad that the Defendant had realised the seriousness of its actions but nevertheless the Minister viewed the Defendant's breach of conduct with great concern in that it could create a very dangerous precedent.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The letter concluded by advising that the Minister was considering several options and he expected to inform the Defendant shortly of his decision.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 This information was conveyed by the Plaintiff to the Defendant's Accountants in a letter of the 27th of May 1991 in which the Pl aintiff stated that by continuing to construct buildings on the land the Defendant's apology could not be accepted as genuine but rather emphasised its blatant disregard for the law.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par \par Under Section 172 of the Land Transfer Act a person summoned to vacate land may show cause why he refuses to do so, and}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 if he proves to the satisfaction of a Judge a right to the possession of the land, the judge shall dismiss the Summons with costs or he may make any order and impose any terms he may think fit.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 This is subject to a proviso which I do not consider relevant here. \par \par I accept as clear law that a lessor may bring an action for eviction if a term of the lease under which a tenant holds possession has expired.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 This is an obvious effect of Section 169(c).}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 It was also stated by the Court of Appeal in C.A. No. 16 of 1983, }{\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Ram Narayan v Moti Ram}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 affirming what the Court had earlier said in 1974 in }{\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Vallabh Das Premji v. Vinod Lal and Others}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 C.A. No. 70 of 1970 (unreported) that if the proceedings involve consideration of c omplicated facts or serious issues of law, the Court will not decide them on summary proceedings of this nature, but will dismiss the Summons without prejudice to the Plaintiff's right to institute proceedings by Writ of Summons.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Counsel for the Plaintiff says that likewise, there are no complicated issues in this case - a term of the lease was breached and the lease had expired. \par \par Mr. Parshotam for the Defendant endeavoured valiantly to minimise the effect of the Defendant's conduct in breaching the lease and in continuing to develop the land after the lease had expired.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 He pointed out that rent had been paid by the Defendant and accepted by the Plaintiff until the 31st of December 1990 and that therefore, by Section 89(2)(a) of the Property Law Act Cap. 130 a fresh tenancy had been created and the Plaintiff could therefore not proceed summarily but rather must now issue a Notice to Quit.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Against this Mr. Sa'eda for the Plaintiff relies on Section 36 of the Crown Lands Act Cap. 132 which says that the accepta nce by the Crown any rent shall not be held to operate as a waiver by the Crown of any forfeiture accruing by reason of the breach of any condition in any lease under the Act.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661\charrsid14235304 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 In my opinion this argument must succeed.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The land in question is Crown land and therefore the Director of Lands cannot be said to have waived his rights to evict the Defendant by the receipt of rent.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Furthermore the very frank admissions made on behalf of the Defendant in the letter to the Minister of the 12th of September 1990 suffice in my judgment to show that the Defendant has not shown it has any right to remain in possession of the land.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 I therefore hold that the Defendant must be evicted from the land. \par \par That said, however, it seems to me only fair in view of the rather tolerant attitude shown to the Defendant by the Plaintiff over the years as shown by the correspondence that the Defendant is entitled to be given time in which to vacate the land.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 There is no doubt that the Defendant by its actions took a commercial risk fully r ealising that in developing the land it had not complied with the conditions of the lease.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 However I think there is some merit in the claim its Accountants made to the Minister on the 12th of September 1990 that as a result of the Defendant's actions there has been substantial improvement and development on the land that was previously idle, unutilised.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Substantial employment was created during the development period and substantial capital has been injected into the developed area.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 The Defendant further ha s shown willingness to risk capital at a time when other investors were being more cautious and it is now in the position of having four buildings on the land which must become the property of the State.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 In all these circumstances I consider it fair to giv e the Defendant a stay of three months before the order I make for its eviction from the land is to take effect.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid14235304 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 Accordingly I make the following orders:}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661\charrsid14235304 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin1440\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 1.\tab The Defendant is ordered to give up possession of the}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 land referred to in the Summons herein dated the 24}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\super\langnp2057\insrsid5067556\charrsid9248661 th}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 of April 1991. \par \par 2.\tab There will be a stay of execution on this order until the}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 23rd day of October 1991. \par \par 3.\tab The Defendant must pay the Plaintiff's costs. \par }\pard \ql \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \qc \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\b\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 John E. Byrne \par }{\b\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 J U D G E}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }\pard \qr \li0\ri0\nowidctlpar\tx-720\hyphpar0\faauto\rin0\lin0\itap0\pararsid9248661 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid9248661 HBC0251J.91S}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid5067556\charrsid14235304 \par }}