I N THE HI GH COURT OF PUNJAB AND HARYANA v. HSAMB and ot hers

from t im e t o t im e The first such inst alm entshall fall due six m ont hs from t he dat e of allot m ent let t er aft er However int ereston inst alm ent sshall accrue from t he dat eof offer ofpossession23 Rule 50f t he aforesaid Rule furt herdeals wit h t he possessionwhich readsas under 5 The possessionof t he plot shall be offered t o t he allot t eeby t he Execut ive Market Com m it t eewit hin t hirt ydaysfrom t he dat e of issue of allot m ehtlet t er 1 I f m inim um basic facilit yie wat er supplyelect rificat ionare exist ingand if t he said basic facilit ies arenot exist ingt hen aft er providingt he said basic facilit ies35 e Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh I l Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document I I 84 r J l r l 5 n 7 1 f n V CWP Noe1122of2003 8c ot her connect ed m at t ers 1 8 1 rJ J 1 I e m 0 C0 Z CD 1 Cr Z 1 1 Q c I C45 Qo c m Z Qm 1 1 Sub Rule 059of Rule 4 and Rule 50f t he 2000 Rule was am ended vide not iflcat ion dat ed 532002 as under I n rule 4 and in sub rule 659 t he words and signs However int erest on inst alm ent sshall accrue from t he dat eofoffer ofpossessionshall be added at t heend I n Rule 5 aft er t he words allot m ent let t er t he words let t ersand signs if m inim um basic facilit ies ie rods sewerage and elect rificat ionare exlSt ing and if t he said basic facilit ies are not exist ingt hen aft er providingt he said basic facilit ies shallbe added at t he end 55 The pet it ionerplacedon record com plet ioncert iflcat e dat ed 72004 t o indicat e t hat t he const ruct ion was 6AnnexureP 21 Anot her com m unicat ion dat ed 261 1 009 hasbeen Sled as Annexure on 3022003 P8l which indicat es t hat wat er supplyin grainm arket has st art ed Slnce 26112007 The pet it ionerhas placedon record t o est ablish t hat t he necessary am enit leS 10 t he area have not been provided even t ill 2009 To t he cont raryt he in t heir replyhave pleadedt hat t he basic facilit iessuch as plat form sst reet s elect ricit ywat er supplyroadsand office buildinget c have been providedin t he Grain Market I t islrt her st at ed t hat second auct iot of plot was conduct ed in t he sam e m arket on 3011990 and 24 out of 25 plot swere sold I t is accordinglypleadedt hat 1 t his est ablishesavailabilit vof cert ain facilit ies even 111t he year 1990 I t is furt hert he case of t he t hat t he pet it ionerwas not inberest edin const ruct ion of t he shopsThat is why t he pet it ionerwait ed for 20 years t o Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document r 1 1 1 Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 85 421 111 I l 1 1 1 1 C1 4 0 C0 1 CD 21 C1 Z CWP No1122 of2003 c ot her connect ed m at t ers 9 raise const ruct ioI I t is also st at ed t hat t he pet it ionerseem s t o have t he plotfor resale also st at edt hat t he pet it ionerdid not pay t he inst alm ent s aft er init ial paym entof earnest m ot ieyand it was only in April 1989 t hat a sum of Rs325001 was deposit edagainstPlot NoA7 and Rs300001 againstplot NoA8 A not ice dat ed951 988 4as servedupon t he pet it ioneraskingt o st art and t he const ruct ionand despit et his t he pet it ionerdid not st art const ruct ionand t hus t he pleat hat not handed over t ill August2001 is not well founded Givingdet ails of m ent ioned t he paym ent sm ade by t he pet it ionerit has been t hat t he balanceam ount of priceof t he plot was paidby t he 987 for Plot NoA7 and bet ween pet it iorierbet ween 2011986 t o 2 l l 1821986 t o 241989 for Plot NoA8 Respondent shave also pleadedt hat r 1 J I e possession was offered t o t he pet it ionerin t he year 1984 but she did not Q t ake possession have relied upon t he policydecision dat ed 08 Cll CrVa Z Om 29A 1998 wherebydecision was t aken t o chargeext ension fee in all cases where t wo years periodfor const ruct ionofshopsI apsedon l 0987 Duringt he pendencyof t he pet it ionand ln vlew of t he conflict ing st ands of t he part ies of facilit ies t his Court vide it s order dat ed 182003 a Local Com m ission t o inspectt he Slt e I n Kalka Mandi The Com m ission aft er spot inspect ionsub6iit t edhis report dat ed 92003 The Com m ission report edt hat t he of t he area ln quest ionis very poor and very few shopshave been const ruct ed The e1 1 roadshave beenpart lyconst ruct edand are ln bad condit ion Elect ric polls have been inst alled but t he elect ricit yis available onlyon I t is furt herm ent ioned t hat t houghwat er t ank was const ruct ed however t hereis e no syst emof wat er supplyThe seweragesyst eminst alled is not working Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 1 1 9 Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 86 0 11 1 1 1 V CWP No1122 of2003 0 ot her connect ed m at t ers 10 The area is beingused for parkingof buses and ot her vehicles From t he phot ogaphsplacedon record it also appears t hat t here are very const ruct ed Som e const ruct ions are incom plet eRoads t 4 havenot been properlyconst ruct edand even where t here is a road it is not m et alledThere are bushes here and t here Elect ric pollsare visible The land is unevet i Trucks buses and cars are oarkedin a haphazardm anner various placesSom e of t hese t aken in Novem ber 2009 wit ha d1 dat edcam era The replyof t he facilit ies also does not est ablish t hat aI I t he are in posit ionnorany det ails of facilit iesprovidedare givenI t be safelyand inferred from t he above m ent ioned fact s t hat t he facilit ies have not beenprovidedas per t he generalauct ion not ice issued as far back as in t he year 1984 Thought he have pleadedt hat was offered in t he year 1987 however t here is no such record t o supportt heir cont ent ion Bot h t he sides have relied upon various oft his Court and oft he Honble ApexCourt lt m ay be useful t o not ice som e of t hej udgm ent srelied uponbyt he part ies A Division Bench of t his Court in t he case of PankajSharm a and ot hers vs St at e of Haryanaand ot hers 200331PLR 790 while relying uponearlier Division Bench j udgm entof t his Court t it led as Mls Makhan Lal DalipSingh et Ce Ve HSAMB CWP NoA241 of 1992 decided Oll 5619931held as under 1 1 1 1 1 1 j r 0 0 C9 I Z Cl 08 CO J 11em Z t l 1 1 1 J 41n view oft he aforesaiddiscussionwe allow t his writ pet it ionand direct t he t o providewat er supplyand sewerage facilit ies and ot her facilit ies as 4 m ent ioned in t he sanct ioned buildingplanst o all Sahil Soni t he 2016.03.21 12:29 I attest to the accuracy and integrity of this document Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh r r 1 5 3 i 1 m r 0 0 I C5 I 1 Z 2 I 08 00 Z 1 14 1 1 4 1 87 1 1 CVVPNo1122 of2003 Sc ot her connect edm at t ers V 11 plotholders in t he New Grain Market Naneola Dist rict Am balawit hin a periodof one year I t is furt her direct ed t hat t he would not chargeint erest and Penal int erestfr6m t he pet it ionerst ill t he wat er and sewerage1 facilit ies are t o t hem in t he New Grail Market I t isalso t hat t he pet it ionerswill const ruct ion on t he allot t ed plot sas pert he wit hin a period0t wo years from t he dat e of oft he wat er and seweragefacilit ies in t heNew Grain Market However lI l t he m eanwhile t he will cont inue t ooay inst alm ent sof t he price flxed wit hout int erest Tt clause of int erest com e int o operat ionaft er facilit ies of wat er supplyand sewerage are providedio lhed pet it ioners111 t he new Grain Market t he com m it any default ln m akingpaym entof inst alm ent s in t he aforesaidm anner t heywill be liable t o pay int erest on t he said default as providedlI l t he allot m ent let t er What ever inst alm ent s have fallen due t ill t oday t he shall pay t he sam e t o t he wit hin a periodof t wo m ont hsI f any new defaultin t he paym ent inst alm ent sis com m it t ed t he would be 11 liable t o pay int erestalso 33 Anot heDivision Bench in t he case of Mls Fat eh SinghJit ender Kum ar vs St at e of Haryanaand ot hers 2000 31PLR O also 4 consideredt he earli Division Bench j udgm entin t he case ofMls Makhan 1 1 t Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh e11S Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 88 49 W1644P 1 V 1 1 1 1 3 t 1 0 1 C4 0 0 I C9 I Z a J I 08 ClO 1 m eo Z 0e r l We 4 FWP Noe1122of2003 82 ot her connect ed m at t ers 12 Lal Dalip Singh et ce Ve HeSeAMB supral and ot her j udgm entin t he case of SukhpalSingh Kang v ChandigarhAdm inist rat ion 1999 t 11 PLJ 219 Bl wherein it has been held as under 1 11 The roads Annexures Po and P relied upon by Shri Hooda do not in any m anner supportt he case set up by t he pet it ionerA carefill readingof t he order lll MakhanLal DalipSinghand ot hersv HaryanaSt at eand ot hers shows t hal pet it ionersMls Makhan Lal DalipSinghhad com e forward wit h t he pleat hat it could not st art const ruct lon due t o lack of wat er and sewerage connect ions and also because t he elect ric wires were passingover t he plot The counsel appearingfor t he Com m it t ee seem s t o have on a realisat ion t hat it was im possiblefor t he pet it ionert o const ruct ion because of t he exist ence of elect ric Wlres overet he plot agreedt o t he im posit ionof condit ion by t he court t hat int erest shall not e chargedon t he am ount of inst aI m ent s The order passedin CWP Nol0948 of 1993 is not hingbut a reit erat ion o t he direct ion givenin Mls Makhan Lal DalipSinghscase supra9The pet it ionerln our considered view cannot t ake adant ageoft hose orders because as per his own 1r showingt he const ruct ion hasoeen com plet edand elect ricit yand t elephoneconnect ions have been m ade available t o it 2 r 1 r Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh A Singl6Berich oft his Court in t he case of Vinod Mit t al and ot her Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 1 1 89 6 n 1 I l 1 7 1 1 m Q 1 0 0 2 C9 C Z 5 2 1Z 1 1 I rA5 C17 1 a r Z 1 1r I l 1 em ee CVVP No1122 of2003 Sc ot her connect ed m at t ers 13 VSe St at e of Haryana Sc Ors 200949RCR Civill 528 considering sim ilar issue in t his cont ext and various of HUDA held as underl 161 On a com bined readingof t he relevant provisionsof t he HUDA Act and t he Regulat ions lt t ranspirest hat t he basic am enit ies can be said t o have been coinplet edwhen t he m et aled roads sewerage and elect rificat ion1S wholesom ewat er com plet edand m adeavailable t o t he allot t ees The am enit y lS a wider expressionwhich includes act iVit les like t he t ourist spot s open space parks and play fields et c Thought he expression has not beendened t he Regulat ionshowever he HUDA Act t he lim it ed purpose of enablingan allot t ee t o ut ilize t he allot t ed sit e it would include t he basic at nenit ies onlyand not t he am enit ieswhich are t o be providedfor t he ent lre t ownshipand need not only The be conOned t o obligat iont o providet he basic am enit ies and com plet et he works before t he possessionis offered urban area are t hu under a t urn be offered only on int erest on t he balance allot m entprlce shall accrue 1171Silnilarlyt he I iabilit yof an allot t ee t o pay from t he dat e ofoffer only which in com plet ionof I t necessarilym eans t hat of basic unlesst he am enit ies aut horit iescannot chargeint erestfrone The cont ent ionraised OI l behalfof t he t he com plet ionof t hat com prisingbasic am enit ies is not agreedprecondit ionfor chargingint erest from t he t hus t ot allym isplacedand m erit s allot t ee ls allot t ee WOrk t he a rej ect ionI n view of t he above referredprovisions lm posing st at ut ory t he t he principleslaid down by t he ln a recent decision in Honble SuprelneCourt UTe ChandigarhAdm inist rat ion Ve Am arj eet Singh8i Ors 200964SCC 660 also do not com e t o t he rescue of t he The HUDA ls a st at ut oryaut horit yconst it ut ed t o ext ended hand of t he welfare St at e I t has t Qact st rict lylll accordance wit h it s own Ze L 1 4 1 V t 7 Pr r r k C r b1eo 1 I ll t rl 1 4 r 1 6 11 1 1 1 1 1 1t r 1 1 Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh of fact t hat t he t he local com m issionerhas found as a m at t er t he Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 90 1 e944 V 1 7 i C 0 0 I C5 I C Z r 1 1 I t 3 Cr I 1 a5 1 Qll Cr m V2 Z CWPN001122of2003 8c ot her connect ed m at t ers V 14 basic am enit ies were haveno hesit at ion i n holdingt hat t he pet it ioners are liable t opayint erestwit h effect from 161992 onwardsand not priort heret o71 in June 1992 1 Learned SingleJudgein anot her case ofPawan Kum ar vs St at e of Haryanaand anot her CWP No129 of2008 decided on 125009 t he right sof t he allot t ee of t he Market Com m it t ee observed as underl I n t his view oft he m at t er t herecan be no escapebut lo hold t hat t he pet it ionerhavingdefault ed in paym entof due inst allm ent sas t he agree Schedule t he have right lyheld it liable t o pay penaland int erest as per t he agreedt erm s and condit ions of t he allot m ent and no direct ion for t he refund t hereof can be issued The writ pet it ionis disposedof accordingly Anot herSingleBench of t his Court in a bunch of writ pet it ionst it led as Bir SinghNain and ot hers vs HaryanaSt at e Agricult uralMarket ing Board HaryanaPanchkula and ot hers WP Nol2018 of 2008 and r ot her connect ed m at t ers decided on 261110091observedas underl 14 1 e 1 Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 1 l The st and of t he Board t hat basic nenit ies were providedat t he t im e of allot m ent is disput edby t he allot t ees Under t he writ pet it ion t his Court will not 1 adj udicat 6t his issue Since t he m at t er has alreadybeen decided by a SingleJudge0 f t his Court relyingupon in Mls I nvest m ent s Case pet it ionershave right lypaidt he penallnt erest Therefore pet it ionersare not ent it led t o any refund for m aking Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 91 11 1 V 25 1 1 Y t m 0 1 0 0 I C5 I Z Q Cr I 08 OO m e Z Om I o e I 1 r CWP N0e1122of2003 0 ot her connect ed m at t ers 15 paym entof ext ensionfee and penalint erest While consideringsim ilar issue Honble Suplem eCourt in t he case 1 of UT ChandigarhAdm inist rat ion 82Anr Vs Am arj eetSingh Ors JT 2009 41 SC 39 relied upon it s earlier j udgm entin t he case of Municipal Corporat ionChandigarhv Shant ikunjI nvest m ent s Pvt e Lt d 2006 SCC 109 and vanous ot her and observed 1839 paym entof handed over and rest of leased am ount t he 25 per cent As per t he t erm s of allot m ent upon will be t he t he 75 per cent of t o be paidin a st aggredm anner I n t hat case t he 75 per cent of t hree annual equat edinst allm ent salongwit h int erestat t he rat e of 10 per cent I fsom eonewant s t o depositt he whole of t He am ount he can do so he wilI not be requiredt o pay any int erest But if a part ywant s t o m ake paym entwit hin a periodof t hree years t hen he is under t he obligat iont o pay 10 per cent inst allm ent This is t he int erest on t he am ount of t he allot t ee as per t he t he part of obligat ionon condit ion of lease and he cannot get out of it by sayingt hat t he basic am enit ies have not been providedfor enj oyingt he allot t ed land t herefore he is not liable t o pay t he int erest t t We asked t he learnedcounsel for t he part iest o t ell US whichnis t he of t he lessor in t he lease deed which says t hat t heywill not chargelnt erest on t he inst allm ent sbeforeprovidingt he am enit ies Thereis nelt her any condit ionln t he lease nor any bligat ionunder t he auct iOI le I f t he part ieshave given t heir bids arwit h t heir eyes wide open t hey have t o blalne t hem selvesI t cannot be enforced by any m andam us as cont ained t here is no obligat ion in t he lease deed Or in t he auct ior not lce I l 1 is nevidentt hat a Therefore bidder cannot seek of prem iumOr int erestpayableas per rules lesseelsuccessful of t he inst alm ent s of accrual of t he Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 20We a posit lon t o accept t he subm issiolof Shri Bhandaret hat equit ywould not dem andchargingof int eresteven t hought he pI ot s Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 4 1 I 7 l 1 1 J 1 1 1 4 1 1 5 j 5 5 1 r 1 1 0 92 1 V 1 1 1 1 1i 1 1 1 m r 0 0 I C5 Z 2 I 08 12 J 1 3 Z Qm 1 CWP N001122of2003 82 ot her connect ed m at t ers 16 t he are yett o be llly developedWhen part iesent er lnt o cont ract t hey are t o abide by t he t erm s and condit ions of unless t he sam e be quest ionof equit y t he condit ion a st at ut ory rule inequit ableI n t he present does not really arise inasm uch as relat ingt o int erest 1S founded on viresofwhich has not been challered I l sam e But t his case t he fact s of 24 different The auct ion sale wasin The Nat ional Com m ission has recorded a flnding t hat alm ost all t he facilit ieslam enit ies had provided are com plet ely Decem ber1996 Therefore t he observat ionsoft his lt l t he year 1999 t hat is wit hin about t wo years in para 38 will have no applicat iort o t hese as t heywere m ade in t he cont ext of a writ proceedingwhereas we are concem ed wit h a under Consum er Prot ect ion Act We m ay also refer t o anot her aspect Sect ion 7 t he Act em powers t he Cent ral Govem m ent t o levy such fees and t axes it m ay consider necessary6whichshall be in addit ion t o any fee or t ax for t he t im e beingleviable under an5rot her lawl 111respectof any Slt e or buildingon t he t ransferee t he purpose of providing t hat auct lon of plot son lease basis and t he for providinganyam enit yThe Cent ral paidis not Govem m ent is requiredt o provideam enit les by levyingfees and t axes in respectof sit eslplot son t he t ransfereesloccupierst hereof Therefore lt 1S reduct ion in doubt ful whet her any or cont inuingany am enit y This provisionclearlydem onst rat es t he providingam enit ies is not t he occupiert hereof linked t o int erestcould be m ade on t he ground of nonorovision of am em t les Be hat as it m ay As we have alreadyheld t hat para 38 will not t hat aspectany applywe do not propose exam lne furt her in t hesecases 59 Even t houghDivision Bench of t his Court in t he case of Pankaj e Sharm a and ot hers supEalruled t hat liabilit yt o pay int erest and penalt y t 1 accrues on com plet ionof facilit ies However a Division Bench lI l t he case of Mls Fat eh SinghJit ender Kum ar supra had a different opinionregardingt he I iabilit yt o payint erest and penalipt erest111 t he event of default The cont rovsy has been set t led at Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh rest by Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document 7 1 l CWP No1122 of2003 ot her connect ed m at t ers 17 Honble Court t he case of Municipal Corporat ion upral wherein it has been held t hat unless t here is any obligat ionon t he part of t he aut horit ies t o prol7ideam enit ies and t he of inst alm ent s has correlat ion wit h t he am enit ies t o e provided t he allot t ee is not of it s liabilit yt o pay int erestand penalint erest 10 t heevent of default nor such a successfulbidder can seek of t he inst alm ent s of prem iumor accrual ofint erest payableas per ruleslcont ract Clauses 5 and 60f t he allot m ent let t er im posean obligat ionupon t he J allot t eet o pay t he inst alm ent s as per t he prescribedschedule and in t he event of default t o pay t he penalt y The st at ut oryruleswere fram ed in t he year 2000 againim posinga liabilit yt o pay int erest on inst alm ent sfrom t he dat e inst alm entis due as is evident from Rule 4 65 Rule 5 furt her providest hat possessionshall be offered t o t he aI I ot t eewit hin 30 daysfrom issue of allot m entlet t er Minim um basic facilit ies like roads t he dat eof wat ersupplyelect rificat ionet c are exist ingand if t hese basic facilit iesare not exist ingt hen aft er providingt he said basic facilit ies These rules t hus providest at ut oryprot ect iont o t he allot t eesagainstt he paym entof ilnt erest from t he dat e ofoffer ofpossessionand t he possessionis t o be deiivered on providingt he basic facilit ies These st at ut oryprovisionshave furt herbeen am endedon 53002 which furt her t he posit ionThese rules are 1 e 93 I f I ln I lt l 1 V 1 I 7 1nn 11 j t I r 1 11 i I l 1 a 1 4 1 1 1 1 f P 1 I le 1i 1 1 0 0 I C9 I Z 2 0 I 6 r m Z t l 1 l 1 I l J 1 t 11 I l 11 I l 1 I l f J prospect ivein nat ure ancannot 1 be applied posit ionwhich em erges is as under Thus t he legal All of aliot m ent prior t o fram ingof st at ut oryrules dat ed 103000 shall be governedbyt hecont ract Under t he conlt t here ls no condit ion or covenant Sahil Soni t hat t he liabil it y t o pay int erest penal 2016.03.21 12:29 I attest to the accuracy and integrity of this document 1 I i Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 7 1 4 J 94 t I t e2 1 1 1 2 0 0 I CWP N0e1122of2000 ot her connect ed m at t ers 18 int eresshallbe upon providingfacilit ieslam enit ies Such oft he allot t eeswho were allot t ed plot spriort o 1032000 e liable t o pay int erestand penalt yin accordancewit h t he t enns and condit ions oft he allot m ent let t er 629Such of t he allot t ees who were allot t ed plot saft er 2000 are liable t o payint erest and penalint erest from t he dat e offer of rnade The lS t o be offered from t he dat e of basic facilit ies like roads wat er supplyelect rificat ionare inade available Thus t he liabilit y t 6 pay int erest under t he st at ut oryprovisions becom es payablefrom t he dat e basic facilit ies are providedand 1 1 CD is offered 3 I n sofaras t he liabilit yt o pay ext enslOO fee is concerned at t he t lm e of allot m ent of plot sin t he year1988 t here was no provisioneit her ln t he cont ract or any st at ut oryprovisionfor paym entof ext enslOll fee Ext ension fee for t he first t im e cam e t o be int roducedvide policy decision dat ed 2941 998 and t hus t he ext ension fee becom es payableonly in respectof plot swhere const ruct ion has not been carried out in accordance nt h t he t erm s and condit ions of afore m ent ionedpolicydat ed 29A998 These pet it ionsare accordingly in t erm s of t he above direct ions 6 1202010 MFK 1 04 4 e PERMOD KOHLI I JUDGE 1 3 I l J Z C c I c5 m m Z Clw I 1 f 1 r 1 1 e8 Not el Wheht er t obe referred t o Report eror not 2I NO e Sahil Soni 2016.03.21 12:29 I attest to the accuracy and integrity of this document Pooja 2014.04.11 14:34 True Copy of the Original PHHC, Chandigarh 1 10