Final Order 1

Order Details: Notice of Motion
Pdf Text: NM No.04/2020 L.C. Stamp No.14371/2019
CNR NO.MHCC01-000030-2020
IN THE BOMBAY CITY CIVIL COURT AT BOMBAY
NOTICE OF MOTION NO. 04 OF 2020
IN
L.C. STAMP NO. 14371 OF 2019
Smt. Sushila Kailash Vyas )
Occ : Retired Room No.16 (Block D-4), )
King George V Memorial, Dr. E. Moses )
Road, Bombay - 400 011. )…Plaintif
Vs.
Mumbai Municipal Corporation of )
Greater Mumbai through Designated )
Officer/Ascssistant Engineer, (B & ) - ff )
G/AsSouth Ward, Mumbai N.M. Joshi )
Marg, Elphinstone, Mumbai - 400 013 )...Defendant
APPEARANCE:-
Ld. cdv. Mr. Manoj Jaiswal for the plaintif.
Ld. cdv. Mr. Kumawat for the defendant/AsMCGM.
CORAM : HER HONOUR AD-HOC JUDGE
SMT. C.P. JAIN (C.R. NO.06)
DATED : 31st JANUARY, 2020.
O R D E R
This notice of motion is moved by plaintif under
Order 39 Rule 1 of Code of Civil Procedure praying for
restraining defendant from taking any action pursuant to
notice u/Assec.351 of Mumbai Municipal Corporation cct dated
23.09.2019 and speaking order dated 09.12.2019.
The case of plaintif in brief is as follows :
2. The plaintif is residing in suit premises along with
his family. Suit premises was taken on rent by Shri. Kailas
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Narayan Vyas, Late husband of plaintif from landlord King
George V Memorial Trust. The defendant is corporation
established under MMC cct of 1998. Shri. Kailas Narayan Vyas
was employed from 01.02.1956 and since 1.08.1960, plaintif
was employed with landlord trust. Landlord trust had created
tenancy in respect of suit premises towards her lifetime
services. The landlord trust had issued letter dated
28.01.1999 to Shri. Kailas Narayan Vyas to vacate suit
premises. Shri. Kailas Narayan Vyas replied through her
advocate on 23.02.1999. cfter 14 years landlord fled RcE suit
bearing No.991 of 2013 against plaintif for eviction in Small
Causes Court, Mumbai. Plaintif has fled his/Asher written
statement in this RcE suit which is pending. cpplication of
plaintif to deposit rent is allowed in aforesaid RcE suit.
Landlord Trust knowing that they will fail in their RcE suit
started harassing plaintif & other tenants by fling false
complaint on ground that plaintif has carried out
unauthorized & illegal construction in suit premises to
pressurize plaintif to vacate suit premises. Defendant has
issued show cause notice u/Assec.351 of MMC cct on
23.09.2019 which is served upon plaintif on 27.09.2019.
Plaintif has replied said notice on 03.10.2019. Defendant
issued letter to plaintif on 15.10.2019 fiing personal hearing
on 18.10.2019. However, his advocate was busy on
18.10.2019, therefore he submitted request letter to
defendant on 17.10.2019. The personal hearing was
adjourned on 26.11.2019 by letter of defendant dated
20.11.2019. On assurance of local MLc to look into matter, he
informed defendant on 25.11.2019 to adjourn the personal
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hearing. Defendant however passed arbitrary order dated
09.12.2019 without giving any personal hearing to plaintif.
Notice is issued by defendant without inspection of suit
premises. No inspection report is prepared. Plaintif has not
carried out any unauthorized construction in suit premises. cll
the documents of construction, plan will be in possession of
landlord. Therefore, notice should have been issued to
landlord trust. Their structure i.e. suit premises is protected.
Notice & speaking order is illegal & bad in law. Defendant will
demolish suit premises under the guise of notice & speaking
order. Therefore, plaintif has fled the suit & present notice of
motion.
3. Defendant has resisted the suit & notice of motion
by fling reply/Aswritten statement. Defendant has specifcally
denied all the averments in notice of motion eicept those
which are specifcally admitted by him. cccording to them,
suit is bad for want of statutory notice u/Assec.527 of the MMC
cct. Suit notice is eiecutive or administrative act or order of
defendant. Therefore, same are not open to challenge in the
court of law. Plaintif further failed to disclose cause of action.
cs per Government Regulation dated 13.03.2012 as published
in Maharashtra Government Gazette on 13.03.2012 inserting
Section 515-c of Mumbai Municipal Corporation cct, 1888,
this court will have no jurisdiction to try and entertain the
present suit as the same is fled for challenging the notice
dated 23.09.2019 issued u/Ass.351 of the MMC cct, 1888.
Plaintif failed to array original landlord as party in the suit.
Therefore, suit is bad on the principle of non-joinder of
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necessary party. Notice of motion is not tenable as defendant
has followed due process of law & issued notice u/Assec.351 of
MMC cct dated 23.09.2019 after inspection of suit premises &
giving opportunity to plaintif to prove the authorization of
notice structure. The defendant had received complaint dated
08.07.2019 from landlord with respect to unauthorized
additions & alteration in suit premises by plaintif. The suit
premises was inspected by Shri. Rohan Vishwasrao Kumawat,
Jr. Engineer B& Dept, G-South ward on 16.09.2019. He found
unauthorized vertical eitension of room admeasuring 7.7 mtr.
X 3.25 mtr. having height 2.4 mtr. by using brick masonary
walls, ladi coba slab above the eiisting structure and
unauthorized horizontal eitention of room admeasuring 3.25
mtr. X 2.7 mtr having height 2.2 mtr. by using brick masonary
walls and ladi coba slab on south side of eiisting structure at
D-4 which is used for residential purpose by plaintif. Plaintif
failed to produce authentic evidence to show authorization &
plan/Aspermission granted in his favour. Therefore, fnspecting
Officer took measurement, drawn sketch, took photographs &
prepared inspection report on 16.09.2019. The fnspecting
Officer put all aforesaid documents before Designated Officer
i.e. Eiecutive Engineer (B & ) G/AsSouth ward, who than after
verifying concluded that structure is unauthorized. He then
issued notice u/Assec.351 of MMC cct to plaintif which was
served on 27.09.2019. Plaintif gave reply on 03.10.2019
however failed to produce authentic documents to show
authorization of notice structure prior datum line for tolerating
the notice structure. Plaintif was given opportunity of
personal hearing on 18.10.2019 & 26.11.2019. However,
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plaintif failed to avail the opportunity. The Designated Officer
after going through the reply along with documents of
plaintif, Tikka Sheet & all other documents concluded that
plaintif failed to prove authorization of notice structure &
passed speaking order of demolition on 09.12.2019 which is
duly served on plaintif. Sufficient time and personal hearing
was given to plaintif. Therefore, the notice dated 23.09.2019
and order passed on 09.12.2019 are legal & valid, passed
after following due process of law. Plaintif has no primafacie
case. Notice of Motion therefore, deserves to be dismissed
with heavy costs.
4. Heard, Ld. cdvocate Mr. Manoj Jaiswal for Plaintif,
Ld. cdvocate Mr. Kumawat for defendant corporation. On
hearing the parties and on going through entire record of the
case, following points arise for my determination with its
fndings and for reasons to follow :
S.N. POINTS FINDINGS
1 Whether plaintif proves that prima
facie case lies in his favour ? fn cffirmative.
2 Whether plaintif proves that balance
of convenience lies in his favour ? fn cffirmative.
3 Whether plaintif proves that
irreparable loss will be caused to
him, if the application is not
allowed ?
fn cffirmative.
4 What order ? cs per fnal
order.
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R E A S O N S
AS TO POINTS NO.1 TO 3
cs all the points are interlinked with each other,
they are discussed together.
5. Ld cdvocate for plaintif and Defendant argued in
lines of pleadings in Notice of motion and reply fled to it. Ld.
cdvocate for plaintif further relied upon observations in -
1. Lilly P. Pandit V/s.MMC and ors 2014 (2) Mh.LJ
657.
"Mumbai Municipal Corporation cct, 1888,
Sections 354c, 475c and 515c.
Opportunity of hearing was required to be given
as the order of authorities fnally decides the
rights of petitioner."
2. Quality Printing press V/s. Municipal
Corporation of Greater Mumbai in 2006 (3) cll MR 138 in
which it is observed that,
"Bombay Municipal Corporation cct, 1888,
Section 527-
No prescribed proforma of notice is given under the
said provision. Petitioner clearly making his intention
to fle suit known to the Corporation in his
correspondence with corporation is compliance to the
requirement under section 527 of the BMC cct."
3. Ashraf Ahmed S/o. Aziz Ahmed Siddiqui V/s.
Municipal Corporation of Greater Bombay 1999 (3)
Mh.L.J 183
“ft is held that there is subtle distinction
between the jurisdiction of the Court and non-
maintainability of claim.”
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4. Motilal Mahadev Sharma and others V/s
Municipal Corporation of Greater Bombay 2005 (3)
ALL.M.R 869
“When the plaintif wants to seek immediate relfef
from the court in the form of injunction, it is not
necessary for him to issue statutory notice or wait till the
statutory notice is served and the period of prescribed
under Section 527 of the cct is over.”
5. Abdul Karim Ahmed Mansoori V/s. The
Municipal Corporation of Grater Mumbai and Another
2013 (6) AIR Bom R 141 in which it is observed that,
"Civil Court's power to take on fle a Civil Suit in as
much as scrutinise and verify the plaint, register it, is not
taken away by such a bar. The clause outsting the
jurisdiction of the Civil Court may be in the terms noted
above but, for that bar to apply the Civil Court is obliged
to consider the facts and circumstances in each suit and
then apply section 515c of the Mumbai Municipal
Corporation cct, 1888. Unless the plea of ouster of
jurisdiction based on this section is considered in each
case, the Civil Court's jurisdiction cannot be said to be
outsted."
6. Yogesh Meghaji Gada Ors V/s. The Municipal
Corporation of Greater Mumbai as
MANU/MH/0465/2014.
“The apei Court laid down that a suit can be
maintainable if a court is prima facie of the opinion that
the order is nullity in the eyes of law or there is an
jurisdictional error in eiercise of a power by the
commissioner or that the order is outside the scope of the
cct.”
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A review of the relevant authorities on the
point leads to the following conclusions-
(1) cn eiclusionary Clause using the formula 'an
order of the tribunal under this cct shall not be called in
question in any Court' is inefective to prevent the calling in
question of an order of the tribunal if the order is really not
an order under the cct but a nullity.
(2) Cases of nullity may arise when there is lack of
jurisdiction at the stage of commencement of enquiry e.g.,
when (a) authority is assumed under an ultra vires statute ;
(b) the tribunal is not properly constituted, or is disqualifed
to act; (c) the subject-matter or the parties are such over
which the tribunal has no authority to inquire; and (d) there
is want of essential preliminaries prescribed by the law for
commencement of the inquiry.
(3) Cases of nullity may also arise during the course of
or at the conclusion of the inquiry, These cases are also
cases of want of jurisdiction if the word 'jurisdiction' is
understood in a wide sense. Some eiamples of these cases
are (a) when the tribunal has wrongly determined a
jurisdictional question of fact or law; (b) when it has failed
to follow the fundamental principles of judicial procedure,
e.g. has passed the order without giving an opportunity of
hearing to the party afected; (c) when it has violated the
fundamental provisions of the cct, e.g., when it fails to take
into account matters which it is required to take into
account or when it takes into account eitraneous and
irrelevant matters; (d) when it has acted in bad faith; and
(e) when it grants a relief or makes an order which it has no
authority to grant or make; "as also (f) when by
misapplication of the law it has asked itself the wrong
question.”
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7. Arvind Pradhanbhai Dama V/s. Municipal
Corporation of Grater Mumbai 2013 (5) Mh.L.J 914
"Mumbai Municipal Corporation cct, 1888 Section 351
- Demolition of unauthorised structure -where the tenant is in
occupation -ft is necessary to give show cause notice to
tenant and his landlord and opportunity of personal hearing
before passing order of demolition."
8. Maneklal N. Shah @ Kothari V/s. Municipal
Corporation of Grater Mumbai 2014 (1) cLL MR 194
“if tenant is able to show long standing eiistence of
suit premises prior to pre-datum line to be in accordance with
policy decision and circulars of Municipal Corporation,
decision making authority is required to pass reasoned order
as to whether structure described is capable of being
regularised - Thus, order removing unauthorized construction
held to be not proper."
6. f have given aniious consideration to arguments of
both the learned advocates, so also the observations relied
upon by Ld. advocate for plaintif.
7. fn light of aforesaid legal position, it needs to be
seen as to whether plaintif makes out primafacie case.
Because plaintif is challenging notice u/Assec. 351 of the cct,
plaintif has to primafacie show that his/Asher possession in suit
premises is prior datum line or there is any sanctioned
plan/Asletter or permission letter from Cc and that prima facie
the order u/Assec.351 & speaking order needs interception at
the hands of this court.
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8. The photocopies of Election f.D card, Ration card,
Electricity bills, the notice issued by landlord i.e. King George
V Memorial to plaintif dated 28.01.1999, Copy of plaint in
RcE suit No.987/As2013 fled by aforesaid landlord against
present plaintif substantiate the possession of plaintif
primafacie in suit premises since 01.02.1956 i.e. prior to
datum line 17.04.1964.
9. ft is further important to note that in notice dated
28.01.1999 or in aforesaid eviction suit, the landlord King
George V Memorial had no where pleaded that tenant
(present plaintif) had made unauthorized construction in suit
premises. Neither there is any such further notice or
amendment in plaint on this fact. ft is important to note that
on complaint of landlord King George V Memorial, the
defendant BMC had inspected the spot. This fact therefore
throws doubt in complaint of landlord King George V
Memorial. The photograph upon which defendant BMC has
relied upon is not showing primafacie such unauthorized
construction which defendant BMC has shown in the
inspection report & notice u/Assec.351 of the cct. Plaintif is
denying to have made such construction.
10. ft cannot be lost sight of the fact that present
plaintif is tenant in suit premises. King George V Memorial is
the landlord. Therefore, documents of authorization of suit
premises cannot be with plaintif. Though it was argued that
defendant BMC has also issued notice to owner of suit
premises, same is not refecting on record. The notice issued
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u/Assec.351 dated 23.09.2019 shows to be addressed to only
plaintif & not to the owner. Therefore, arguments of Ld.
advocate for defendant cannot be countenanced on this point
also.
11. ft is also important to note that besides tenant,
landlord is the only best person who can state as to what
premises was given to tenant. ff landlord is silent on
construction of unauthorized structure, prima-facie at this
stage plaintif has to be suited. cs discussed above, the
complaint is lodged by landlord King George V Memorial who
is silent to make out case of unauthorized construction in his
notice or plaint in eviction suit. The possession of plaintif in
suit premises is long standing. Whether as is case of plaintif,
they have not raised such unauthorized construction or
whether as is defence of defendant BMC, there is
unauthorized construction which is raised by plaintif can be
decided when both parties lead evidence at the time of fnal
hearing. inal hearing will take its own time.
12. No doubt after plaintif fled reply on 03.10.2019 to
notice of defendant BMC u/Assec.351, defendant BMC had given
opportunity of personal hearing on 18.10.2019 & 26.11.2019
to plaintif. But plaintif by his letter dated 17.10.2019 &
25.11.2019 sought adjournments to personal hearing.
Request of plaintif vide letter dated 17.10.2019 was
considered. However, request vide letter dated 25.11.2019
was not considered. Defendant BMC instead of informing that
request of plaintif is rejected directly passed speaking order
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on 09.12.2019. Therefore, opportunity of personal hearing
was denied to plaintif prima-facie appears on record. f do not
dispute the legal position that personal hearing is not must in
every case, however when case appears to be falling within
Sec.351 (1) (b) of the cct, the Designated Officer can give
personal hearing to plaintif which is his discretionary right. fn
present case, the Designated Officer had chosen to give
personal hearing however later on denied & without
intimation of rejection of request of plaintif, has abruptly
passed speaking order. Primafacie it appears that, there is
violation of rules of natural justice. ft appears primafacie that,
defendant BMC has violated the fundamental principles of
judicial procedure. Therefore, in light of observations in all
citations relied upon by Ld. cdvocate for plaintif, it can be
concluded that plaintif has made out primafacie case. There
is triable issue can be concluded.
13. Considering aforesaid discussion, if application of
plaintif is rejected & in mean time the defendant BMC
eiecutes the action as per notice dated 23.09.2019 &
speaking order dated 09.12.2019 respectively, the whole
purpose of fling of this suit and notice of motion shall
frustrate. ff this notice of motion is rejected and if plaintif
succeeds in his suit at the time of fnal hearing, it will be
plaintif who will sufer heavy irreparable loss which cannot be
compensated in terms of money. On the contrary, allowing
present notice of motion will not put defendant BMC to any
irreparable loss as compared to plaintif. Therefore, both
factors of irreparable loss and balance of convenience are
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also in favour of plaintif rather than defendant. Therefore, f
answer point No.1 to 3 in affirmative.
14. cs point No.1 to 3 are answered in affirmative,
notice of motion of plaintif deserves to be allowed. fn result, f
proceed to answer point No.4 by following order-
ORDER
1. Notice of Motion No.04/As2020 is hereby allowed.
2. Defendant BMC through its servants, agents or any
other person claiming through them are hereby
restrained by order of temporary injunction from
initiating any action or proceeding further or taking any
steps pursuant to notice u/Assec.351 of Mumbai Municipal
Corporation cct and order dated 09.12.2019 till fnal
decision of suit.
3. Costs in cause.
4. Notice of Motion No.04/As2020 is accordingly disposed of.
(C.P. Jain)
cd-hoc Judge, (C.R.No.06)
Date : 31.01.2020 City Civil Court, Gr. Bombay
Dictated on :31.01.2020.
Transcribed on :01.02.2020 & 03.02.2020.
Signed on :10.02.2020.
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“CERTf fED TO BE TRUE cND CORRECT COPY O THE
ORfGfNcL SfGNED JUDGMENT/AsORDER.”
UPLOcD DcTE cND TfME : 11.02.2020, 02.48 pm.
NcME O STENOGRcPHER : Mr. Harshal D. Jagtap
Name of the Judge (With Court
Room No.)
HHJ Smt. C.P. Jain
C.R. No.06
Date of Pronouncement of
JUDGMENT/AsORDER
31.01.2020
JUDGMENT/AsORDER signed by
P.O. on
10.01.2020
JUDGMENT/AsORDER uploaded on 11.01.2020
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