The
State of A.P. & Ors Vs. N. Audikesava Reddy
& Ors [2001] Insc 599 (6 November 2001)
S.P.Bharucha,
Y.K.Sabharwal, Brijesh Kumar Y.K.Sabharwal, J.
The
question for determination in these appeals is whether it is the master plan
that was in existence when the Urban Land (Ceiling & Regulations) Act, 1976
(for short, 'the Act') was enforced, and not the plan prepared subsequently,
that has to be taken into consideration to determine if land is vacant land
held in excess of the ceiling limit fixed under the Act.
The
High Court, by the impugned judgment and order, relying upon the decision of a
Bench of two Judges in Atia Mohammadi Begum (Smt.) v. State of U.P. & Ors.
[(1993) 2 SCC 546], has held that when the land was not vacant land on the date
of the commencement of the Act, the authorities cannot convert that land into
vacant land by their unilateral act by including it in the master plan for a
purpose other than agriculture. On this view, the proceedings taken under the
Act have been declared null and void by the High Court.
Since
reconsideration of the decision in Atia Begum's case was sought, it was
directed by a Bench of Two Judges that these matters be placed before a three
judges' Bench. Therefore, these appeals have been placed before us.
Atia
Begum's case also came to be considered in Her Highness Maharani Shantidevi P. Gaikwad
v. Savjibhai Haribhai Patel & Ors. [(2001) 5 SCC 101] before a three
Judges' Bench of which two of us (Bharucha, CJ and Sabharwal, J.) were members.
Since, in the said case, the matter was not concerning quantification of excess
vacant land, the question whether, for purpose of quantification of vacant
land, the master plan as in existence on enforcement of the Act, namely, 17th
February, 1976, would be applicable or the master plan prepared subsequent
thereto could be taken note of for quantifying the vacant land was not examined
and was left open to be decided in an appropriate case. In Shantidevi Gaikwad's
case it was, however, observed that Atia Begum's case did not hold that
planning and development, which is a State subject, would stand frozen on 17th
February, 1976 and that the said decision cannot be read as laying down the law
that for all and every purpose, the master plan as in existence on 17th
February, 1976 will freeze and also that the definition of 'master plan' does
not contemplate a 'static master plan'. On the facts of Shantidevi Gaikwad's
case, it was concluded that the High Court, erroneously relying on Atia Begum's
case, held that the user as provided in the master plan as in existence on 17th February, 1976 alone is to be seen and the
subsequent change in the master plan reserving the land for open space is of no
consequence. The view of the competent authority that the land would
permanently remain in the residential zone was held to be erroneous.
The
primary object of the Act was to prevent the concentration of urban land in the
hands of a few persons and speculation and profiteering therein, and to bring
about an equitable distribution of land in urban agglomerations to sub-serve
the common good. Section 1 refers to the short title, application and
commencement of the Act. It applies in the first instance to the whole of the
States of Andhra Pradesh, Gujarat, Haryana,
Himachal Pradesh, Karnataka, Maharashtra, Orissa,
Punjab, Tripura, Uttar Pradesh and West Bengal and to all the Union Territories and it shall also apply to such other State which adopts
this Act. Thus, in these States including Andhra Pradesh from which many of
these appeals arise, the Act came into force on 17th February, 1976. Section 2 deals with definitions. Section 2(c)
defines 'ceiling limit' as the ceiling limit specified in Section 4. Section 2
(n) defines 'urban agglomeration' as under :
"2(n)
'urban agglomeration',- (A) in relation to any State or Union territory specified in Col.(1) of Schedule I, means,-
(i)
the urban agglomeration specified in the corresponding entry in Col.(2) thereof
and includes the peripheral area specified in the corresponding entry in
Col.(3) thereof; and
(ii)
any other area which the State Government may, with the previous approval of
the Central Government, having regard to its location, population (population
being more than one lakh) and such other relevant factors as the circumstances
of the case may require, by notification in the official Gazette declared to be
an urban agglomeration and any agglomeration so declared shall be deemed to
belong to category D in that Schedule and the peripheral area therefor shall be
one kilometer;
(B) in
relation to any other State or Union territory, means, any area which the State
Government may, with the previous approval of the Central Government, having
regard to its location, population (population being more than one lakh) and
such other relevant factors as the circumstances of the case may require, by
notification in the official Gazette, declare to be an urban agglomeration and
any agglomeration so declared shall be deemed to belong to category D in
Schedule I and peripheral area therefor shall be one kilometer." "urban
land" as defined under Section 2(o) means, - "(i) any land situated
within the limits of an urban agglomeration and referred to as such in the
master plan; or (ii) in a case where there is no master plan, or where the
master plan does not refer to any land as urban land, any land within the
limits of an urban agglomeration and situated in any area included within the
local limits of a municipality (by whatever name called), a notified area
committee, a town area committee, a city and town committee, a small town
committee, a cantonment board or a panchayat, but does not include any such
land which is mainly used for the purpose of agriculture.
Explanation.- For the purpose of this clause
and Cl.(q),-
(A) 'agriculture'
includes horticulture, but does not include,-
(i) raising
of grass,
(ii) dairy
farming,
(iii) poultry
farming,
(iv) breeding
of live-stock, and
(v) such
cultivation or the growing of such plant, as may be prescribed;
(B) land
shall not be deemed to be used mainly for the purpose of agriculture, if such
land is not entered in the revenue or land records before the appointed day as
for the purpose of agriculture:
Provided
that where on any land which is entered in the revenue or land records before
the appointed day as for the purpose of agriculture, there is a building which
is not in the nature of a farm-house then, so much of the extent of such land
as is occupied by the building shall not be deemed to be used mainly for the
purpose of agriculture :
Provided
further that if any question arises whether any building is in the nature of a
farm-house, such question shall be referred to the State Government and the
decision of the State Government thereon shall be final;
(C) notwithstanding
anything contained in Cl.(B) of this explanation, land shall not be deemed to
be mainly used for the purpose of agriculture if the land has been specified in
the master plan for a purpose other than agriculture." Section 2(q)
defines "vacant land" as under :
"2.(q)
'vacant land' means land, not being land mainly used for the purpose of
agriculture, in an urban agglomeration, but does not include,- (i) land on
which construction of a building is not permissible under the building
regulations in force in the area in which such land is situated;
(ii)
in an area where there are building regulations, the land occupied by any
building which has been constructed before, or is being constructed on, the
appointed day with the approval of the appropriate authority and the land
appurtenant to such building; and (iii) in an area where there are no building
regulations, the land occupied by any building which has been constructed
before, or is being constructed on, the appointed day and the land appurtenant
to such building:
Provided
that where any person ordinarily keeps his cattle, other than for the purpose
of dairy farming or for the purpose of breeding of live-stock, on any land
situated in a village within an urban agglomeration (described as a village in
the revenue records), then, so much extent of the land as has been ordinarily
used for the keeping of such cattle immediately before the appointed day shall
not be deemed to be vacant land for the purposes of this clause." Section
3 provides ceiling on vacant land. It reads as under :
"3.
Persons not entitled to hold vacant land in excess of the ceiling limit.-
Except as otherwise provided in this Act, on and from the commencement of this
Act, no person shall be entitled to hold any vacant land in excess of the
ceiling limit in the territories to which this Act applies under sub-section
(2) of Section 1." Section 4 prescribes the ceiling limit. Under Section 6
every person holding vacant land in excess of ceiling limit at the commencement
of the Act is required to file a statement before the competent authority within
the prescribed time. Section 7 deals with filing of statement in cases where
vacant land held by a person is situated within the jurisdiction of two or more
competent authorities. Section 8 deals with the preparation of draft statement
as regards vacant land held in excess of ceiling limit. Section 9 provides for
preparation of final statement. After filing the statements and after such
enquiry as laid down, if there is any land in excess of the ceiling limit, such
land would be acquired under Section 10 of the Act. Section 15, inter alia,
provides that if, on or after commencement of this Act, any person acquires by
inheritance, settlement etc. any vacant land the extent of which together with
the extent of the vacant land, if any, already held by him exceeds in the
aggregate the ceiling limit, then he shall, within three months of the date of
such acquisition, file a statement before the competent authority also
specifying the vacant lands within the ceiling limits which he desires to
retain. Sub-section (2) of Section 15 provides that the provisions of Sections
6 to 14 (both inclusive) shall apply to the statement filed under Section 15(1)
and to the vacant land held by such person in excess of the ceiling limit.
Section
16 also stipulates filing of statement where a person holds vacant land in
excess of ceiling limit in view of adoption of the Act by a different State in
which he was having vacant land. Sub-section (2) of Section 16 also applies
Sections 6 to 14 (both inclusive) to the statements filed under Section 16(1).
Now we
will briefly notice the facts of Atia Begum's case and the question involved
therein. In that case the question was regarding the quantification of vacant
land. The competent authority had declared that the appellant had 19813.83 sq. mts.
of vacant land in Aligarh in excess of the ceiling limit but
the District Judge reduced the area of the excess land to 6738.23 sq. mts. The
order of the District Judge was challenged by both, i.e., the owner and the
State by filing writ petitions in the High Court. The owner's writ petition was
dismissed and that of the State was partly allowed. In appeal before this
Court, the owner sought restoration of the order of the District Judge which
had been set aside by the High Court on the interpretation of the provisions of
the Act. The Act came into force in the State of Uttar Pradesh on 17th
February, 1976. At that time, there was no master plan for the area of Aligarh.
The master plan for Aligarh was made on 24th February, 1980. In that master
plan, the land in dispute was shown. The High Court took the view that by
virtue of explanation (c) of Section 2(o) defining 'urban land', the land of
the appellant could not be treated as mainly used for the purpose of
agriculture because it was shown in the master plan made on 24th February,
1980. The correctness of this view was in issue in Atia Begum's case. The
decision, though it notices that determination of the area of vacant land in
excess of ceiling limit under the Act is to be made with reference to the date
of commencement of the Act, fails to notice the explanation to Section 6 which
provides the meaning of the expression "commencement of this Act".
Section 6(1) and the explanation read as under :
"6.
Persons holding vacant land in excess of ceiling limit to file statement.-(1)
Every person holding vacant land in excess of the ceiling limit at the
commencement of this Act shall, within such period as may be prescribed, file a
statement before the competent authority having jurisdiction specifying the location,
extent, value and such other particulars as may be prescribed of all vacant
lands and of any other land on which there is a building, whether or not with a
dwelling unit therein, held by him (including the nature of his right, title or
interest therein) and also specifying the vacant lands within the ceiling limit
which he desires to retain :
Provided
that in relation to any State to which this Act applies in the first instance,
the provisions of this sub-section shall have effect as if for the words 'Every
person holding vacant land in excess of the ceiling limit at the commencement
of this Act', the words, figures and letters 'Every person who held vacant land
in excess of the ceiling limit on or after the 17th day of February, 1975 and
before the commencement of this Act and every person holding vacant land in
excess of the ceiling limit at such commencement' had been substituted.
Explanation.-In this section, 'commencement of
this Act' means (i) the date on which this Act comes into force in any State ;
(ii) where
any land, not being vacant land, situated in a State in which this Act is in
force has become vacant land by any reason whatsoever, the date on which such
land becomes vacant land;
(iii)
where any notification has been issued under Cl.(n) of Section 2 in respect of
any area in a State in which this Act is in force, the date of publication of
such notification." If the expression "commencement of the Act"
is read with reference to the aforesaid explanation, the area of doubt about
the correctness of the decision of Atia Begum's case becomes very narrow, e.g.,
few observations therein which are these :
"Just
as the holder of the land cannot by his subsequent actions reduce the area of
the vacant land in excess of the ceiling limit, the authorities too cannot by
any subsequent action increase the area of the excess vacant land by a similar
action." The observations that the authorities by their subsequent action
after 17th February, 1976 cannot alter or introduce the master plan which has
the effect of increasing the area of excess vacant land do not represent the
correct view of law. The aforesaid explanation to Section 6(1), inter alia,
provides that where any land, not being vacant land, situated in a State in
which this Act is in force has become vacant land by any reason whatsoever, the
date on which such land becomes vacant land would be the date of the
commencement of the Act as regards such land.
Development
and town planning are ongoing processes and they go on changing from time to
time depending upon the local needs. That apart, the definition of the
"master plan" in Section 2(h) is very significant. It reads as under
:
"2(h)
'master plan', in relation to an area within an urban agglomeration or any part
thereof, means the plan (by whatever name called) prepared under any law for
the time being in force or in pursuance of an order made by the State
Government for the development of such area or part thereof and providing for
the stages by which such development shall be carried out." The above
provision, inter alia, contemplates the master plan prepared under any law for
the time being in force for development of an area. The plan shall also provide
for the stages by which such development shall be carried out. It is evident
from the aforesaid definition of master plan that it takes in view any plan
prepared even subsequent to the coming into force of the Act. Further, the
explanation to Section 6(1), as noticed above, very significantly provides that
every person holding vacant land in excess of the ceiling limit at the
commencement of the Act shall file a statement before the competent authority
and "the commencement of the Act" under clause (2) would be when the
land becomes vacant for any reason whatsoever. Therefore, the date of commencement
of the Act in a case where the land, which was not vacant earlier, would be the
date on which such land becomes vacant land. It, thus, contemplates a situation
of land, not being vacant, becoming vacant due to preparation of a master plan
subsequent to 17th
February, 1976.
Further, the provisions of the Act require filing of a statement under Sections
6, 7, 15 and 16 from time to time as and when land acquires the character of a
vacant land. Obligation to file statement under the Act arises when a person
comes to hold any vacant land in excess of the ceiling limit, which date
necessarily may not be 17th
February, 1976. It
would all depend on the facts and circumstances of each case.
Accordingly,
we hold that the master plan prepared as per law in force even subsequent to
enforcement of the Act is to be taken into consideration to determine whether a
particular piece of land is vacant land or not and, to this extent, Atia Begum
is not correctly decided.
In
these matters, however, we are not concerned with the question as to the
consequences of filing of a statement by a person under a wrong impression that
the vacant land held by him is in excess of ceiling limit if it was not so when
he filed a statement. This aspect is left open to be decided in an appropriate
case.
Before
concluding, we wish to place on record our deep appreciation for the able
assistance rendered by Mr. Raju Ramachandran, Senior Advocate, who on our
request very readily agreed to assist the Court as amicus curiae.
For
the aforesaid reasons, C.A. Nos.3813/1996, 7238/2001 and 7239/2001 are allowed
and C.A. Nos.1149/1985 and 10851/1996 are dismissed. The parties are left to
bear their own costs.
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