Haiye Developments Pty Ltd v The Commercial Business Centre Pty Ltd [2022] NSWSC 937

Supreme Court New South Wales

Medium Neutral Citation: Haiye Developments Pty Ltd v The Commercial Business Centre Pty Ltd [2022] NSWSC 937 Hearing dates: 12-16, 19, 20, 22, 23, 27 April 2021; further written submissions 7, 17 and 28 May 2021 Decision date: 13 July 2022 Jurisdiction: Equity Before: Kunc J Decision: Judgment for the First Plaintiff Catchwords: CONSUMER LAW – False or misleading representations – Representations about the sale of land – Whether conduct is "in trade or commerce" – Effect of illegality or unlawfulness TORTS – Miscellaneous torts – Deceit – Liability as joint tortfeasors TORTS – Conspiracy – Conspiracy not available where substantive cause of action pleaded EQUITY – Fiduciary duties – Breach – Fiduciary relationships – Partners and joint venturers – Rule in Barnes v Addy – Money had and received Legislation Cited: Civil Procedure Act 2005 (NSW) Competition and Consumer Act 2010 (Cth) Corporations Act 2001 (Cth) Evidence Act 1995 (NSW) Kogarah Development Control Plan 2013 Kogarah Local Environmental Plan 2012 Trade Practices Act 1974 (Cth) Partnership Act 1892 (NSW) Cases Cited: Aardwolf Industries LLC v Tayeh [2020] NSWCA 301 Accounting Systems 2000 (Developments) Pty Ltd v CCH Australia Ltd (1993) 42 FCR 470; [1993] FCA 265 Agius v R; Abibadra v R; Jandagi v R; Zerafa v R [2011] NSWCCA 119 Ahern v R (1988) 165 CLR 87; [1988] HCA 39 Ambridge Investments Pty Ltd v Baker [2010] VSC 59 Andrianakis v Uber Technologies (Ruling No 1) [2019] VSC 850 Aon Risk Services Aust Ltd v ANU (2009) 239 CLR 175; [2009] HCA 27 Ashbury v Reid [1961] WAR 49 Australian Competition & Consumer Commission v Dateline Imports Pty Ltd [2015] FCAFC 114 Australian Competition & Consumer Commission v IMB Group Pty Ltd [2003] FCAFC 17 Australian Competition and Consumer Commission v Oceana Commercial Pty Ltd [2003] FCA 1516 Australian Competition and Consumer Commission v TPG Internet Pty Ltd (2013) 250 CLR 640; [2013] HCA 54 Australian Competition and Consumer Commission v TPG Internet Pty Ltd (2020) 278 FCR 450; [2020] FCAFC 130 Australian Competition and Consumer Commission v Woolworths Limited [2019] FCA 1039 Australian Competition and Consumer Commission v Woolworths Group Limited (formerly called Woolworths Limited) [2020] FCAFC 162 Australian Securities and Investments Commission SIC v Hellicar (2012) 247 CLR 345; [2012] HCA 17 Australian Securities and Investments Commission v Activesuper Pty Ltd (in liq) (2015) 235 FCR 181; [2015] FCA 342; (2015) 325 ALR 414 Australian Wool Innovation Ltd v Newkirk [2005] FCA 290 Barnes v Addy (1874) LR 9 Ch App 244 Bisset v Wilkinson [1927] AC 177 Bradford Third Equitable Benefit Building Society v Borders [1941] 2 All ER 205 Briginshaw v Briginshaw (1938) 60 CLR 336; [1938] HCA 34 Brownbill v Kenworth Truck Sales (NSW) Pty Ltd [1982] FCA 7; (1982) 39 ALR 191 Butcher v Lachlan Elder Realty Pty Ltd (2004) 218 CLR 592; [2004] HCA 60 Cabasi v Vila (1940) 64 CLR 130; [1940] HCA 41 Campbell v Backoffice Investments Pty Ltd (2009) 238 CLR 304; [2009] HCA 25 Como Investments Pty Ltd (in liq) v Yenald Nominees Pty Ltd (1997) ATPR 41-550; (unreported, WASC) Concrete Constructions (NSW) Pty Ltd v Nelson (1990) 169 CLR 594; [1990] HCA 17 Cummings v Lewis (1993) 41 FCR 559; [1993] FCA 190 Curwen v Yan Yean Land Co Limited (1891) 17 VLR 745 Demagogue Pty Ltd v Ramensky (1992) 39 FCR 31; [1992] FCA 851 Digital Pulse Pty Ltd v Harris [2012] NSWSC 33 Dresna Pty Ltd v Misu Nominees Pty Ltd [2003] FCA 1537 Dresna Pty Ltd v Misu Nominees [2004] FCAFC 169 EDPI Pty Ltd v Rapdocs Pty Ltd [2007] NSWSC 195 Dynamic Supplies Pty Ltd v Tonnex International Pty Ltd (No 3) [2014] FCA 909 Emwest Products Pty Ltd v Automotive, Food, Metals, Engineering, Printing and Kindred Industries Union (2002) 117 FCR 588; [2002] FCA 61 Fatimi Pty Ltd v Bryant & Ors [2002] NSWSC 750 Fish & Fish Ltd v Sea Shepherd UK [2015] AC 1229 Gibson Motor Sport Merchandise Pty Ltd v Forbes [2005] FCA 749 Giorgianni v R (1985) 156 CLR 473; [1985] HCA 29 Global Sportsman Pty Ltd v Mirror Newspapers Pty Ltd (1984) 2 FCR 82; [1984] FCA 180 Google Inc v Australian Competition and Consumer Commission (2013) 249 CLR 435; [2013] HCA 1 Gould v Vaggelas (1984) 157 CLR 215; [1984] HCA 75 Gray v Motor Accident Commission (1998-1999) 196 CLR 1; [1998] HCA 70 Henville v Walker (2001) 206 CLR 459; [2001] HCA 52 Heperu Pty Ltd v Belle (2009) 76 NSWLR 230; [2009] NSWCA 252 Hoath v Connect Internet Services Pty Ltd [2006] NSWSC 158 Hodges v Waters (No 7) (2015) 232 FCR 97; [2015] FCA 264 Hornsby Building Information Centre Pty Limited v Sydney Building Information Centre Ltd (1978) 140 CLR 216; [1978] HCA 11 Hughes v Western Australian Cricket Association Inc (1986) 19 FCR 10; [1986] FCA 465 Johnson v Mackinnon [2021] NSWCA 152 Jones v Dubbrell [1981] VR 199 JR Consulting & Drafting Pty Ltd v Cummings [2016] FCAFC 20 Keller v LED Technologies Pty Ltd (2010) 185 FCR 449; [2010] FCAFC 55 Knowles v Fuller (1947) 48 SR (NSW) 243 Kowalczuk v Accom Finance Pty Ltd (2008) 77 NSWLR 205; [2008] NSWCA 343 Krakowski v Eurolynx Properties Ltd (1995) 183 CLR 563; [1995] HCA 68 Lam v Ausintel Investments Australia Pty Ltd (1989) 97 FLR 458 Lamb v Cotogno (1987) 164 CLR 1; [1987] HCA 47 Li v Liu [2022] NSWCA 67 Livers v Legal Services Commissioner [2020] NSWCA 317 Lonrho Ltd v Shell Petroleum Co Ltd [1981] 1 QB 358; Com LR 74 Lonrho Ltd v Shell Petroleum Co Ltd (No 2) [1982] AC 173 Luxottica Retail Australia Pty Ltd v Grant [2009] NSWSC 126 at [39] Mackinnon as Plaintiff representative of 153 Plaintiff group members v Partnership of Larter, Jones, Miraleste Pty Ltd t/as USG Partner and Johnson, t/as "STC Sports Trading Club" (No 8) [2019] NSWSC 1658 Magill v Magill (2006) 226 CLR 551; [2006] HCA 51 Maria Saravinovksa v Krste (Chris) Saravinovski; Chris Saravinovski v George Saravinovski (No 6) [2016] NSWSC 964 Maritime Union of Australia v Geraldton Port Authority (1999) 93 FCR 34; [1999] FCA 899 Marrinan v Vibart [1963] 1 QB 234 McKellar v Container Terminal Management Services Limited [1999] FCA 1101; (1999) 165 ALR 409 McKernan v Fraser (1931) 46 CLR 343; [1931] HCA 54 Miller & Associates Insurance Broking Pty Ltd v BMW Australia Finance Ltd (2010) 241 CLR 357; [2010] HCA 31 Morris v IMF Bentham Limited [2018] FCA 1009 National Commercial Banking Corporation of Australia Ltd v Batty (1986) 160 CLR 251; [1986] HCA 21 New Cap Reinsurance Corporation Ltd v Daya [2008] NSWSC 64; (2008) 216 FLR 126 North East Equity Pty Ltd v Proud Nominees Pty Ltd [2012] FCAFC 1; (2012) 285 ALR 217 Nowegijick v R (1983) 144 DLR (3d) 193 Nu Line Construction Group Pty Ltd v Fowler (aka Grippaudo) [2012] NSWSC 587 O'Brien v Dawson (1942) 66 CLR 18; [1942] HCA 8 OBG Ltd v Allan [2007] UKHL 21 Owston Nominees No 2 Pty Ltd v Clambake Pty Ltd [2011] WASCA 76; (2011) 248 FLR 193 Parkdale Custom Built Furniture Pty Ltd v Puxu Pty Ltd (1982) 149 CLR 191; [1982] HCA 44 Pereira v Director of Public Prosecutions [1988] HCA 57; (1988) 82 ALR 217 Pittmore Pty Ltd v Chan; Chan v Tan [2020] NSWCA 344; 104 NSWLR 62 PPK Willoughby Pty Ltd v Baird [2020] NSWSC 1757 R v Goldie; Ex parte Picklum (1937) 59 CLR 254; [1937] HCA 65 R v Houssain [1969] 2 QB 567 R v Kelly (1975) 24 FLR 441 R v Nifadopoulos (1988) 36 A Crim R 137 R v Rogerson (1992) 174 CLR 268; [1992] HCA 25 R v Tannous (1987) 10 NSWLR 303 Rafferty v Madgwicks (2012) 203 FCR 1; [2012] FCAFC 37 Robertson & Moffat v Belson [1905] VLR 555 Rubenstein v Truth & Sportsman Ltd [1960] VR 473 S & I Publishing Pty Ltd v Australian Surf Life Saving Pty Ltd (1998) 88 FCR 354 Sorrell v Smith [1925] AC 700 Standen v Regina [2015] NSWCCA 211 Swancom Pty Ltd v Jazz Corner Hotel Pty Ltd (No 2) [2021] FCA 328; (2021) 157 IPR 498 Taco Company of Australia Inc v Taco Bell Pty Ltd (1982) 42 ALR 177 The Koursk [1924] P 140 Ting v Blanche [1993] FCA 781; (1993) 118 ALR 543 Trade Practices Commission v Allied Mills Industries Pty Ltd (1980) 32 ALR 570 Trade Practices Commission v Australia Meat Holdings Pty Ltd [1988] FCA 338; (1988) 83 ALR 299 Trampoline Enterprises Pty Ltd v Fresh Retailing Pty Ltd [2019] VSCA 74 Uber Australia Pty Ltd v Andrianakis (2020) 61 VR 580; [2020] VSCA 186 United Dominions Corp Ltd v Brian Pty Ltd (1985) 157 CLR 1; [1985] FCA 49 Universal Music Publishing Pty Ltd v Palmer (No 2) [2021] FCA 434 Vanguard Financial Planners Pty Ltd & Anor v Ale & Ors [2018] NSWSC 314 Volvo Finance Australia v Waterfront Enterprises Pty Ltd (In liq) (No 2) [2020] NSWSC 262 Walters v Scarborough [2011] NSWSC 1380 Ward v Lewis [1955] 1 WLR 9 XL Petroleum (NSW) Pty Ltd v Caltex Oil (Australia) Pty Ltd (1983-1984) 155 CLR 448; [1985] HCA 12 Yorke v Lucas (1985) 158 CLR 661; [1985] HCA 65 Texts Cited: K Mason, J W Carter and G J Tolhurst, Restitution Law in Australia, (2nd ed, 2008, LexisNexis Butterworths) Meagher, Gummow & Lehane's Equity: Doctrines and Remedies (4th ed, 2002, LexisNexis Butterworths) Category: Principal judgment Parties: Haiye Developments Pty Ltd (First Plaintiff) Jianzong He (Second Plaintiff) Haiqiang He (Third Plaintiff)