Judgment sc-2008-11-927-938

The Order of the Court was delivered by A R. V. RAVEENDRAN J., 1.These appeals by special leave are by the beneficiary of acquisition (ONGC), aggrieved by the quantum of compensation awarded to the respondents.

2Copy pinpoint2. An extent of 13 Hectares 78 Are and 97 sq.m. in ljapura B Village, District Mehsana, Gujarat, was acquired for one of ONGC installations, namely "Influent pit-Santhal I', under pre- liminary notification dated 15.9.1992 issued under section 4(1) of the Land Acquisition Act, 1894 ('Act' for short) followed by final notification dated 31.3.1993 under section 6 of the Act. c The Special Land Acquisition Officer, ONGC, passed an Award dated 16.11.1994 determining the market price as Rs.2 .10 per sq.m. The respondents - land owners, sought reference to civil court claiming Rs.30 per sq.m.

3Copy pinpoint3. Before the Reference Court, the respondents did not place any evidence by way of contemporaneous sale transac- tions· in the neighbourhood. But they placed reliance on some awards passed by the said Court in other acquisition cases, in particular, the following two awards: (i) Ex. 15 - relating to acquisition of lands for ONGC, in the neighbouring Santhal village under preliminary notification dated 6.1.1987, wherein compensation at the rate of Rs.10 per sq.m was awarded.

(ii) Ex. 16 - relating to acquisition of lands at Chalasana F village at a distance of 4 Kms. from ljapura village under preliminary notification dated 31.7.1986, wherein compensation at the rate of Rs.10 per sq.m was awarded. The Land Acquisition Officer did not choose to adduce G any evidence nor produce the sale deeds referred to in his award in support of the market value arrived at by him at Rs.2.1 O per '. sq. m.

4Copy pinpoint4. The Reference Court allowed the claim in part by Judg- H

p. 930 Copy page pinpoint

' -< A ment and Award dated 7 .10.1999. It determined the market value of-the acquired lands at Rs.17.10 per sq.m b.ased on the said two awards - Ex. 15 relating to the neighbouring Santhal vil- lage and Ex. 16 relating to Chalsana village. It found that under the said awards Rs.10 per sq. m. has been awarded for acqui- B sitions in the year 1986 and 1987. As the acquisition in the cases on hand was on 15.9.1992, it increased the value cumulatively at the rate of 10% per annum and arrived at a value of Rs.19.10 per sq. m by treating the gap between the relied-on-acquisitions and the present acquisition as six and half years. Thereafter, it C reduced Rs.2/- per sq. m. therefrom for the distance factor (dis- tance between ljapura and the other two villages) to arrive at the market value as Rs.17.10 per sq.m. The Reference Court also awarded additional compensation under section 23(1 A) and solatium under section 23(2) of the Act. It awarded interest under section 28 of the Act at 9% PA for a period of one year 0 from the date of taking possession and 15% per annum there- after, on the actual compensq~ion amount, and not on the addi- tional amount under section 23(1A) or the solatium under sec- tion 23(2) of the Act.

5Copy pinpoint5. The a__ppellant challenged the said award of the Refer- ence Court before the High Court. The High Court dismi$sed _ the appeals holding that the determination of the market value by the Reference Court did not call for interference.

6Copy pinpoint6. The appellant urged the following two contentions in support of the appeals against the said judgment: (i) Ex. 15 and Ex. 16 did not relate to .the ljapura village, . " but related to other villages, namely neighbouring · Santhal and far away Chalsana (at a distance of 4 kms). The market value of. lands in those villages cannot furnish the basis for determining the market value in regard to the acquired lands situated at ljapura. (ii) Even if Ex. 15 and 16 could validly be the basis for · H determining the market value of lands at ljapura, the

932 SUPREME COURT REPORn, [2008] 11 S.C.R. '>(

or four agricultural fields. We also find that the Ex. 15 was also ~ A the basis for determining the market value of lands which were , the subject matter of another acquisition for ONGC in Santhal r and other villages under notification dated 31. 7 .1986; and that ~

this Court affirmed the award of compensation at the rate of B Rs.10 per sq. m. in regard to such acquisition relying on Ex. 15 ~ (vide in ONGC Ltd. v. Sendhabhai Vastram Patel & Ors., 2005 (6) SCC 454). We are therefore of the view that in the absence of any evidence relating to sale transactions or acquisitions re- lating to the ·.tillage of ljapura itself, and having regard to the c.evidence relating to proximity of Santhal lands, Ex.15 offered a reasonable basis for determining the market value of the ac- quired lands in ljapura. In view of Ex.15 relating to neighbouring Santhal, Ex.16 relating to Chalsana loses relevance. What should be the increase per annum? D

8Copy pinpoint8. The contention of appellant is that even if Ex. P15 should be the basis, in the absence of any specific evidence regard- "" ing increase in prices between 1987 and 1992, the annual in- crease could not be assumed to be 10% per year.

9Copy pinpoint9. On the other hand, the learned counsel for the respon- dents/claimants submitted that the rate of escalation in market value at the relevant time was in the range of 10% to 15% per annum. He relied on the decisions of this Court in Ranjit Singh v. Union Territory of Chandigarh [1992 (4) SCC 659], and Land r F Acquisition Officer and Revenue Divisional Officer v. Ramanjulu & Ors. 2005 (9) SCC 594 wherein this Court had A. accepted an escalation of ten per cent per annum, and the de- cision in Krishi Utpadan Mandi Samiti Sahaswom v. Bipin ~ Kumar 2004 (2) SCC 283 where this Court had accepted an escalation of 15% per annum. He, therefore, submitted that escalation at the rate of 10 per cent adopted by the Reference Court and approved by the High Court is a reasonable and cor- rect standard to be applied. 4 ~ 1O. We have examined the facts of the three decisions relied on by the respondents. They all related to acquisitions of L \

THE GEN. MANAGER, OIL & NATURAL GAS CORP. LTD. 933 )< v. RAMESHBHAI JIVANBHAI PATEL&ANR. [R.V. RAVEENDRAN J.,] lands in urban or semi-urban areas. Ranjit Singh related to acquisition for development of Sector 41 of Chandigarh. Ramanjulu related to acquisition of the third phase of an exist- ing and established industrial estate in an urban area. Bipin Kumarrelated to an acquisition of lands adjoining Badaun-Delhi Highway in an semi-urban area where building construction B 1 activity was going on all around the acquired lands.

11Copy pinpoint11. Primarily, the increase in land prices depends on four factors- situation of the land, nature.of development in surround- ing area, availability of land for development in the area, and the demand for land in the area. In rural areas unless there is c any prospect of development iA the vicinity, increase in prices would be slow, steady and gradual, without any sudden spurts or jumps. On the other hand, in urban or semi-urban areas, where the development is faster, where the demand for land is high and where there is construction activity all around, the escala- D .. tion in market price is at a much higher rate, as compared to . - rural areas. In some pockets in big cities, due to rapid develop- ment and high demand for land, the escalations in prices have touched even 30% to 50% or more per year, during the nine- ties. On the other extreme, in remote rural areas where there E was no chance of any development and hardly any buyers, the prices stagnated for years or rose marginally at a nominal rate of 1%or2% per annum. There is thus a significant difference in increases in market value of lands in urban/semi-urban areas and increases in market value of lands in the rural areas. There- F .i fore if the increase in market value in urban/semi-urban areas is about 10% to 15% per annum, the corresponding increases in rural areas would at best be only around half of it, that is about 5% to 7.5% per annum. This rule of thumb refers to the general trend in the nineties, to be adopted in the absence of clear and G specific evidence relating to increase in prices. Where there are special reasons for applying a higher rate of increase, or any ppecific evidence relating to the actual increase in prices, then the increase to be applied would depend upon the same.

12Copy pinpoint12. Normally, recourse is taken to the mode of determin.:. H

934 SUPREME COURT REPORTS [2008] 11 S.C.R.

A ing the market value by providing appropriate escalation over I-= the proved market value of nearby lands in previous years (as evidenced by sale transactions or acquisition), where there is no evidence of any contemporaneous sale transactions or ac- quisitions of comparable lands in the neighbourhood. The said B method is reasonably safe where the relied-on-sale transac- '!' tions/acquisitions precedes the subject acquisition by only a few years, that is upto four to five years. Beyond that it may be r unsafe, even if it relates to a neighbouring land. What may be a reliable standard if the gap is only a few years, may become ' . c unsafe and unreliable ~tandard where the gap is larger. For example, for determir~ing the market value of a land acquired in 1992, adopting the annual increase method with reference to a sale or acquisition in 1970 or 19~0 may have many pitfalls. This is because, over the course of years, the 'rate' of annual in- crease ma-y itself undergo drastic change apart from the likeli- D hood of occurrence of varying periods of stagnation_in prices or sudden spurts in prices affecting the very standard of increase. ...

13Copy pinpoint13. Much more unsafe is the recent trend to determine the market value of acquired lands with reference to future sale trans- E actions or acquisitions. To illustrate, if the market value of a land acquired in 1992 has to be determined and if there are r.o sale transactions/acquisitions of 1991 or 1992 (prior to the date of preliminary notification), the statistics relating to sales/acquisi- tions in future, say of the years 1994-95 or 1995-96 are taken as the base price and the market value in 1992 is worked back [ by making deductions at the rate of 10% to 15% per annum. How far is this safe? One of the fundamental principles of yalu- " ~ I-

ation is that the transactions subsequent to the acquisition should be ignored for determining the market val•Je of acquired lands, \.-- as the very acquisition and the consequential development would accelerate the overall development of the surrounding ._ areas resulting in a sudden or steep spurt in the prices. Let us illustrate. Let us assume there was no devalopment activity in a ~

particular area. The appreciation in market pr!ce in such area would be slow and minimal. But if some lands in that area are H

THE GEN. MANAGER, O!L & NATURAL GAS CORP. LTD. 935 v. RAMESHBHAI JIVANBHAI PATEL & ANR. [RV RAVEENDRAN J.,] acquired for a residential/commercial/industrial layout, there will A be all round development and improvement in the infrastruc- ture/ amenities/facilities in the next one or two years, as a result of which the surrounding lands will become more valuable. Even if there is no actual improvement in infrastructure, the potential and possibility of improvement on account of the proposed resi.: s dential/commercial/ industrial layout will result in a higher rate of escalation in prices. As a result, if the annual increase in market value was around 10% per annum before the acquisi- tion, the annual increase of market value of lands in the areas neighbouring the acquired land, will become much more, say" c 20% to 30%, or even more on account of the deveiopment/pro- posed development. Therefore, if the percentage to be added with reference to previous acquisitions/sale transactions is 10% per annum, the percentage to be deducted to arrive at a mar- ket value with reference to future acquisitions/sale transactions 0 should not be 10% per annum, but much more. The percentage of standard increase becomes unreliable. Courts should there- fore avoid determfnation of market value with reference to sub- sequent/future transactions. Even if it becomes inevitable, there should be greater caution in applying the prices fetched for trans- / actions in future. Be that as it may. E

14Copy pinpoint14. In this case, the acquisition was in a rural area. There was no evidence of any out-of-ordinary developments or in- creases in prices in the area. We are of the view that providing an escalation of 7.5% per annum over the 1987 price under F Ex.15, would be sufficient and appropriate to arrive at the mar- ket value of acquired lands. Whether the increase should be at a cumulative rate or a flat rate? G

15Copy pinpoint15. The increase in market value is calculated with refer- ence to the market value during the immediate preceding year. When market value is sought to be ascertained with reference to a transaction which took place some years before the acqui- sition, the method adopted is to calculate the year to year in- H

936 SUPREME COURT REPORTS [2008] 11 S.C.R.

A crease. As the percentage of increase is always with reference to the previous year's market value, the appropriate method is to calculate the increase cumulatively and not applying a flat rate. The difference between the two methods is shown by the following illustration (with reference to a 10% increase over a B basic price of Rs.10/- per sq.m):

Year By flat rate increase By cumulative ·~ ·· method increase ·method 1987 10.00 10.00 c (Base Year) 1988 10+1= 11.00 10.00+1.00 = 11.00 1989 11+1 = 12.00 11.00+1.10 = 12.10 1990 12+1= 13.00 12.10+1.21 = 13.31 D 1991 13+1= 14.00 13.31+1.33 = 14.64 1992 14+1= 15.00 14.64+1.46 = 16.10 r '

16Copy pinpoint16. We may also point out that application of a flat rate will lead to anomalous results. This may be demonstrated with fur- ther reference to the above illustration. In regard to the sale trans'.' action in 1987, where the price was Rs.10 per sq.m, ifthe an- nual increase to be applied is a flat rate of 10%, the increase will be Rs.1 per annum during each of the five years 1988, 19.89, F 1990, 1991 and 1992. If the price increase is to be determined .>.. with reference .to sale transaction of the year 1989 wben the price was Rs.12 per sq.m, the flat rate increase will be Rs.1.20 per annum, for the years 1990, 1991 and 1992. If the price in- crease is determined with reference to a sale transaction of the ~­

I G year 1990 when the price was Rs.13 per sq.m, then the flat rate increase will be Rs.1.30 per annum for the years 1991 and 1992. I

\.- It will thus be seen that even if the percentage of increase is i \ constant, the application of a flat rate leads to different amounts t being ad.ded depending upon the market value in the base year. H On the other hand, the cumulative rate method will lead to con~

THE GEN. MANAGER, OIL & NATURAL GAS CORP. LTD. 937 v. RAMESHBHAI JIVANBHAI PATEL&ANR. [RV. RAVEENDRAN J.,]

sistency and more realistic results. Whether the base price is A Rs.10/- or Rs.12/10 or Rs. "13/31, the increase will lead to the same result. The logical, practical and appropriate method is therefore to apply the increase cumulatively and not at a flat rate. For what period, the increase should be calculated? 8 1'

17Copy pinpoint17. The reference court has stated that the gap between 6.1.1987 (the date of transaction covered by Ex.Pl 5) and 15.9.1992 (the date of acquisition under consideration) was six and half years. It therefore calculated the increase for six and c half ,years. This is obviously erroneous. The actual gap is five years and eight months and not six and half years. However, for the purpose of calculation, we have to exclude the year of the relied-upon transaction, which is the base year. If the year of relied-upon transaction in 1987, the increas~ is applied not from D 1987 itself but only from the next year which is 1988. If the rate was Rs.10 per sq.m. in 1987, and the cumulative rate of in- crease is 7.5% per year, the price will be Rs.10.75 in 1988, Rs.11.56 in 1989, Rs.12.42 in 1990, Rs.13.35 in 1991 and Rs.14.35 in 1992. Thus the calculation of increase is only for five years and not for six and half years. E

What should be the market value of the acquired land?

18Copy pinpoint18. By applying a cumulative rate of escalation of 7.5% over the market price of Rs.10 per sq.min 1987, we find that the market value in the year 1992 was Rs.14.35. The Refer- F J ence Court and High Court had deducted Rs.2/- towards dis- tance factor. As the lands are similarly situated and are in ad- joining villages, it will be sufficient to deduct Rs.1.35 per sq.m. instead of Rs.2/-. We accordingly determine the market value I as Rs.13/- per sq. m. G

Interest:

19Copy pinpoint19. Subsequent to the decision of the High Court, a Con- stitution Bench of this Court in Sunder v. Union of India [2001 (7) sec 211 ], held that the 'amount awarded' for the purpose of H

938 SUPREME COURT REPORTS [2008] 11 S.C.R.

A ·interest will include not only the market value but also the addi- tional amount under section 23(1A) and solatium under section 23(2) of the Act. In Patel Joitaram Kalidas & Ors. V Special Land Acquisition Officer and Anr. LAO 2007 (2) SCC 341, this Court held that the calculation of interest on the additional amount B ·under section 23(1A) and 23(2) is automatic and consequen- tial, even in the absence of any specific appeal by the claim- ants in resr?ect of non-grant of such interest. At all events, as we are reducing the compensation from Rs.17.10 to Rs.13 per sq. meter, the claimants are entitled to support and sustain the award c · for the higher amount as per the decision of reference court and High Court on other factors. C{Jnc/usion : 20.,We accordingly allow these appeals in part and make the following modification to the award made by the Reference D Court confirmed by the High Court: The claimants/respondents win be entitled to compensation at the rate of Rs.13/- per sq. m. with additional amount under section 23(1A) and solatium un- der section 23(2) as awarded. The respondents-claimants will be entitled to interest at the rates awarded by the reference E court (9% per annum for one year and 15 per cent per annum thereafter) on the total compensation amount including addi- tional amount under section 23(1A) and solatium under section 23(2). Parties to bear their respective costs. ~ R.P. Appeals Partly allowed.