Owners - Strata Plan No 51487 v Broadsand Pty Ltd [2002] NSWSC 770

Reported Decision : (2003) NSW ConvR 56-047

New South Wales Supreme Court

CITATION : Owners - Strata Plan No 51487 v Broadsand Pty Ltd [2002] NSWSC 770 CURRENT JURISDICTION: Equity FILE NUMBER(S) : SC 3556/00 HEARING DATE(S) : 21 February, 4 and 5 March 2002 JUDGMENT DATE : 29 August 2002

PARTIES : Owners - Strata Plan No 51487 (P) Broadsand Pty Limited (D) JUDGMENT OF : Hamilton J

COUNSEL : R C McDougall QC and M D Young (P) F C Corsaro SC and S Prince (D) SOLICITORS : David Le Page (P) Andreones Lawyers (D) CATCHWORDS : CONTRACT [90] - General contractual principles - Illegal and void contracts - Contracts illegal by statute - General principles - Nature of statutory prohibition - Entry into contract prohibited - ESTOPPEL [35] - Estoppel in pais - Matters against which estoppel does not prevail - Statutory provisions - Statute representing social policy for protection of section of public - REAL PROPERTY [440] - Strata titles - Body corporate - Management and control - Managing agent must be licensed - Whether agreement appointed "managing agent". Property Stock and Business Agents Act 1941 ss 4(1), 20(3) LEGISLATION CITED : Strata Schemes Management Act 1996 ss 51, 52 Strata Titles Act 1973 ss 54(3), 66(1), 68(1), 78(1) and (1AA) Australian Broadcasting Commission v Australian Performing Right Association Limited (1973) 129 CLR 99 Barilla v James (1964) 81 WN (Pt 1) 457 Bristar Pty Ltd v The Proprietors "Ocean Breeze" Building Units Plan 1955 [1997] 1 QdR 117 Discount & Finance Ltd v Gehrig's NSW Wines Ltd (1940) 40 SR (NSW) 598 Georgiadis v Australian and Overseas Telecommunications Corporation (1994) 179 CLR 297 Gillett v Halwood Corporation Ltd (2000) NSW Titles Cases 80-055 Holman v Johnson (1775) 1 Cowp 341; 98 ER 1120 Humphries v The Proprietors "Surfers Palms North" Group Titles Plan 1955 (1994) 179 CLR 597 KJRR Pty Ltd v Commissioner of State Revenue [1999] 2 VR 174 Kok Hoong v Leong Cheong Kweng Mines Limited [1964] AC 993 CASES CITED : McFarlane v Daniell (1938) 38 SR(NSW) 337 Pratten v Warringah Shire Council (1969) 90 WN (Pt 1) 134 Radaich v Smith (1959) 101 CLR 209 State Lotteries Office v Burgin NSWCA, 13 May 1993 Unreported Kirby P TCN Channel 9 Pty Ltd v Hayden Enterprises Pty Ltd (1989) 16 NSWLR 130 The Wik Peoples v The State of Queensland (1996) 187 CLR 1 Thomas Brown and Sons Limited v Fazal Deen (1962) 108 CLR 391 Thomas v Regal West Pty Ltd (1991) NSW Titles Cases 80-010 Weiner v Harris [1910] 1 KB 224 Wilkinson v Feldworth Financial Services Pty Ltd (1998) 29 ACSR 642 Lewison on The Interpretation of Contracts (2nd ed, 1997) 6.09, 6.12, 6.13 Spencer Bower & Turner on Estoppel by Representation (3rd ed, 1977) at [83], [86], [141] DECISION : Management contract void for illegality. By-law enacted during initial period conferring right of exclusive occupation on holder of unit invalid.