191 Bells Pty Ltd v WJ & HL Crittle Pty Ltd [2024] NSWSC 297

Supreme Court New South Wales

Medium Neutral Citation: 191 Bells Pty Ltd v WJ & HL Crittle Pty Ltd [2024] NSWSC 297 Hearing dates: 12, 13, 14, and 15 March 2024 Date of orders: 22 March 2024 Decision date: 22 March 2024 Jurisdiction: Equity Before: Pike J Decision: 1 Statement of Claim dismissed. 2 The plaintiff pay the defendants' costs of the proceedings. Catchwords: CONSUMER LAW – Australian Consumer Law misleading or deceptive conduct – principles – misleading or deceptive conduct by silence, non-disclosure or fraudulent concealment amounting to a positive representation – sale of contaminated land for residential development purposes – whether purchaser has a "reasonable expectation" for certain disclosures to be made by vendor – whether vendor did not disclose information in light of purchaser's "reasonable expectation" – whether vendor had requisite knowledge CONSUMER LAW – Australian Consumer Law – sections 237 and 243 – meaning of "loss and damage" CIVIL PROCEDURE – privileges – Evidence Act 1995 (NSW) s 131 – without prejudice privilege – meaning of "in connection with" – proximity of conversations to resolution of dispute CIVIL PROCEDURE – pleadings – construction of pleadings – scope of pleadings Legislation Cited: Competition and Consumer Act 2010 (Cth) Schedule 2 Australian Consumer Law Conveyancing Act 1919 (NSW) Conveyancing (Sale of Land) Regulation 2017 Evidence Act 1995 (NSW) National Environment Protection Council Act 1994 (Cth) Cases Cited: Barrett Property Group Pty Ltd (ACN 088 015 267) & Anor v Dennis Family Homes Pty Ltd (No 2) (2011) 279 ALR 12 Butcher v Lachlan Elder Realty Pty Ltd (2004) 218 CLR 592 Campbell v Backoffice Investments (2009) 238 CLR 304 CCP Australia Airships Ltd v Primus Telecommunications Pty Ltd [2004] VSCA 232 Demagogue Pty Ltd v Ramensky (1992) 39 FCR 31 Fabcot Pty Ltd & Anor v Port Macquarie-Hastings Council [2011] NSWCA 167 Galafassi v Kelly (2014) 87 NSWLR 119 Harvard Nominees Pty Ltd v Tiller (2020) 385 ALR 595 Jewelsnloo Pty Ltd v Sengos [2016] NSWCA 309 Johnson Tiles Pty Ltd v Esso Australia Ltd (2000) 104 FCR 564 Jonval Builders Pty Ltd v Commissioner for Fair Trading (2020) 104 NSWLR 1 Lam v Ausintel Investments Pty Ltd (1989) 97 FLR 458 Manifest Shipping Co v Uni-Polaris Insurance Co [2003] 1 AC 469 Metz Holdings Pty Ltd v Simmac Pty Ltd (No 2) [2011] FCA 981 Miller & Associates v BMW Australia (2010) 241 CLR 351 Noor Al Houda Islamic College Pty Ltd & Anor v Bankstown Airport Ltd (2005) 215 ALR 625; [2005] NSWSC 20 OXS Pty Ltd v Sydney Harbour Foreshore Authority [2016] NSWCA 120 Pereira v Director of Public Prosecutions (1988) 82 ALR 217 PPK Willoughby v Baird [2021] NSWCA 312 Shell Company of Australia Co Ltd v Esso Australia Ltd [1987] VR 317 Slea Pty Ltd v Connective Services Pty Ltd & Ors [2017] VSC 232 Wormald v Maradaca Pty Ltd [2020] NSWCA 289 Texts Cited: The Law of Misleading and Deceptive Conduct, 6th ed Category: Principal judgment Parties: 191 Bells Pty Ltd (Plaintiff) WJ & HL Crittle Pty Ltd (First Defendant) Warren Crittle (Second Defendant) Representation: Counsel: A. Fernon SC with G. Farland and M. Keene (Plaintiff) S. Robertson SC with B. Douglas-Baker (Defendants)