Writ Petition No. 46628 of 2019 · The High Court
Case Details
- 1 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR IN THE HIGH COURT OF KARNATAKA AT BENGALURU DATED THIS THE 23RD DAY OF JUNE, 2025 BEFORE THE HON'BLE MR JUSTICE SACHIN SHANKAR MAGADUM WRIT PETITION NO.46628 OF 2019 (LB-BMP) BETWEEN: 1. M/S. SHRI USHOODAYA BUILDERS A PARTNERSHIP FIRM HAVING ITS OFFICE AT NO.177, 40 FEET ROAD GREEN GLEN LAYOUT BELLANDUR, BENGALURU-560 103 REPRESENTED BY ITS PARTNER AND AUTHORISED SIGNATORY SRI R DEEPAK S/O N RANGAPPA AGED ABOUT 46 YEARS. …PETITIONER Digitally signed by H K HEMA Location: HIGH COURT OF KARNATAKA (BY SRI. G S VENKAT SUBBA RAO, ADVOCATE) AND: 1. THE STATE OF KARNATAKA BY ITS PRINCIPAL SECRETARY DEPARTMENT OF URBAN DEVELOPMENT VIDHANA SOUDHA BENGALURU-560 001. 2. THE COMMISSIONER BRUHATH BENGALURU MAHANAGARA PALIKE N R SQUARE BENGALURU-560 001. - 2 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR 3. THE JOINT DIRECTOR (TOWN PLANNING, NORTH) BRUHATH BENGALURU MAHANAGARA PALIKE N R SQUARE BENGALURU-560 001.
Legal Reasoning
(BY SRI. BOPANNA B., AGA FOR R.1 AND R.3; SRI ASHWIN S HALADY, ADVOCATE FOR R.2.) …RESPONDENTS THIS WRIT PETITION IS FILED UNDER ARTICLES 226 AND 227 OF THE CONSTITUTION OF INDIA, PRAYING TO QUASH THE DEMAND NOTICE DT: 29/8/2019, BEARING NO. BBMP/ADDL.DIR/JD NORTH/LP/0431/2012-13, ISSUED BY 3RD RESPONDENT, THE JOINT DIRECTOR, (TOWN PLANNING NORTH), BBMP, N.R. CIRCLE, BENGALURU-560002, VIDE ANNEXURE-A, ETC. THIS PETITION, COMING ON FOR PRELIMINARY HEARING IN 'B' GROUP, THIS DAY, ORDER WAS MADE THEREIN AS UNDER: CORAM: HON'BLE MR JUSTICE SACHIN SHANKAR MAGADUM ORAL ORDER The captioned petition is filed seeking for the following reliefs: "WHEREFORE under circumstances, the Petitioner above named prays that this Hon'ble Court be - 3 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR pleased to issue a writ in the nature of Certiorari or any other writ, order or direction (a) Quashing the Demand Notice Dt: 29/8/2019, bearing No. BBMP/Addl.Dir/JD North/LP/0431/ 2012-13, issued by 3rd Respondent, the Joint Director, (Town Planning North), BBMP, N. R. Circle, Bengaluru-560002, vide Annexure-A; (b) Quashing the Circular dated: 21/9/2017 bearing No. Mu.Le.Aa/PR/GST-01/2017-18, issued by the 2nd Respondent i.e., The Commissioner, Bruhat Bangalore Mahanagara Palike, vide Annexure-B; (c) Issue such writ in the nature of Mandamus directing the respondents not to insist/demand the petitioner for the payment of Ground rent for issuance approved plan in favour of petitioner in view of the Annexure-B. and grant such other reliefs; (d) declare that the BBMP has no authority to collect the taxes under the guise of collection of ground rent and other fee under various heads, without sanction by the Government; (e) declare that the ground rent levied on the petitioner for obtaining approved plan is bad in law, since the petitioner is not using the public - 4 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR land/property for stocking of building materials for construction purposes; (f) Pass such other orders including the order as to costs as this Hon'ble Court deems fit to grant under the circumstances of the case, in the interest of justice and equity." 2. It is brought to the notice of this Court that across the Bar, the issue is dealt by the Co-ordinate Bench in the reported judgment in W.P.No.36017/2018 and connected matters. The Co-ordinate Bench, while deciding the issue, has held that the bye-laws under which Ground Rent, License Fee, Building License fee, Scrutiny fee are levied are ultra vires the Act. The Co-ordinate Bench also quashed the circular dated 04.09.2015 and Government circulars dated 27.01.2017 and 30.03.2017. Therefore, this Court deems it fit to cull out the operative portion of the order, which reads as under; "O R D E R
Decision
(a) All the Writ Petitions are allowed. - 5 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR (b) The bye-laws under which Ground Rent, Licence Fee, Building Licence Fee, Scrutiny Fee, Security Deposit are all held ultravires the Act and are resultantly rendered unenforceable. (c) The Circular bearing No.ºÉ¤£ÀAiÉÆÃ/eÉ.r(G)/rJªÀiï3/¦Dgï/320/2015-16 dated 04.09.2015 stands quashed. (d) The Circular bearing No.£ÀCE 36 ¨ÉªÀÄ¥Áæ 2016 (¨sÁUÀ) dated 27.01.2017 and the Circular bearing No. ºÉ¤£ÀAiÉÆÃ/¦Dgï/1533/2016-17 dated 30.03.2017 demanding Lake Rejuvenation Fee are quashed. (e) Imposition of labour cess under the Welfare Cess Act is upheld, but its demand for payment upfront in terms of Government Orders dated 18.01.2007 and 28.02.2007 stands quashed. (f) The State or the BBMP is not precluded from bringing in the impugned levies under the provisions of the Act or the Rules by making suitable amendments to the Act and the Rules. 368 (g) Petitioners in all these petitions who have deposited certain amounts in terms of the interim order passed by this Court before this Court are entitled to refund of the amounts so deposited. - 6 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR (h) Insofar as refund in other cases who have paid to the Corporation under protest, they shall be entitled to such refund only if the same is not collected from the consumers of the apartments, businesses as the case would be. (i) Insofar as all other payments made, they would all be at liberty to give representation to the BBMP and the BBMP would consider the refund of the amounts, in accordance with law and the findings of this Court. (j) If representations are made by the petitioners for refund, the BBMP shall pass appropriate orders within 12 weeks from the date of such representations. In view of disposal of the petitions, all pending Interlocutory Applications also stand disposed." 3. In the considered view of this Court, the issues raised in the present writ petition stand squarely covered by the authoritative pronouncement rendered by the Co-ordinate Bench of this Court in W.P.No.36017/2018 and connected matters. The Co-ordinate Bench, after examining the statutory framework and the impugned levy mechanisms adopted - 7 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR by the BBMP, categorically held that the imposition of Ground Rent, Licence Fee, Building Licence Fee, Scrutiny Fee, and Security Deposit lacked statutory sanction and were ultra vires the Karnataka Municipal Corporations Act, 1976. The Co-ordinate Bench further held that Clause 3.8 of the BBMP Building Bye-laws, 2003, which provided for imposition of Ground Rent, was also devoid of legal authority and consequently struck it down. The Court also quashed the impugned Circular dated 04.09.2015 issued by respondent No.4, as well as the Government Orders dated 27.01.2017 and 30.03.2017, which had directed collection of such fees without statutory backing. With specific reference to labour welfare cess, the Co-ordinate Bench upheld the competence of the State to levy the cess under the Building and Other Construction Workers’ Welfare Cess Act, 1996, but set aside the directive mandating its upfront collection through Government Orders dated 18.01.2007 and 28.02.2007, thereby rendering the demand raised in anticipation of sanction of - 8 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR building plans unlawful. The Co-ordinate Bench also clarified that the only charging provision available under the Act was sub-section (20-b) of Section 423, which merely enabled collection of fees for services relating to burial grounds and crematoria, and could not be relied upon for the imposition of unrelated charges such as ground rent or scrutiny fee. In light of these clear and binding findings, the controversy raised in the present writ petition does not survive for independent adjudication, as the grievance of the petitioner is directly addressed and resolved by the said judgment. Therefore, this Court is of the considered opinion that the present writ petition deserves to be allowed by applying the ratio and operative portion of the judgment rendered in W.P.No.36017/2018 and connected matters. 4. In view of the above, this Court proceeds to pass the following; - 9 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR ORDER (i) The writ petition is allowed. (ii) The impugned demand notice dated 29.08.2019 issued by respondent No.3 as per Annexure-A is hereby set-aside. (iii) Respondent- BBMP is hereby directed to issue fresh/modified plan as the case may be. (iv) Respondent- BBMP is hereby directed to issue Occupancy certificate in accordance with law in compliance of the construction strictly adhering to the approved building plan. (v) Respondent- BBMP is hereby directed to forthwith process the petitioner's application seeking building license, sanction of the building plan and occupancy certificate , strictly in accordance with law. (vi) It is made clear that the issuance of the building license, approval plan and occupancy certificate shall not be withheld merely on the ground that the BBMP is - 10 - NC: 2025:KHC:21715 WP No. 46628 of 2019 HC-KAR contemplating to file an appeal against the reported judgment. (vii) If the building license, sanction plan and occupancy certificate are issued, the same shall be subjected to the outcome of any appeal that may be filed by the BBMP against the judgment. Pending applications, if any, are also disposed off. Sd/- (SACHIN SHANKAR MAGADUM) JUDGE VMB List No.: 2 Sl No.: 12