Attard & Ors v Transport for NSW [2014] NSWLEC 44

Land and Environment Court New South Wales

Medium Neutral Citation: Attard & Ors v Transport for NSW [2014] NSWLEC 44 Hearing dates: 13, 17-20, 24-28 February, 3 March 2014 Decision date: 24 April 2014 Jurisdiction: Class 3 Before: Biscoe J Decision: 1. Determination of compensation in the eight proceedings: (1) Attard 53 Schofields Road $2,619,857 (2) Attard 55 Schofields Road $2,728,025 (3) Xiguis 57 Schofields Rd $2,677,500 (4) Hsia 59 Schofields Rd $2,676,644 (5) Sultana 61 Schofields Rd $2,607,588 (6) Camilleri 67 Schofields Rd $3,265,088 (7) Milicevic 31 Tallawong Rd $3,422,246 (8) Camilleri partnership $94,349 2. The respondent is to pay the applicants' costs. 3. The exhibits may be returned. Catchwords: COMPULSORY ACQUISITION - of seven similar neighbouring rural residential properties of about two hectares each for the purpose of the North West Rail Link - claims under Land Acquisition (Just Terms Compensation) Act 1991 for compensation for market value, disturbance losses and solatium - properties located in Riverstone East precinct of North West Growth Centre under State Environmental Planning Policy (Sydney Region Growth Centres) 2006 - at acquisition date virtually certain that this precinct would be released and rezoned for residential subdivision under the SEPP - likely that rezoning would occur in late 2014 / early 2015 and be R2 zoning requiring minimum of 15 dwellings per hectare and 250 square metre lots - assessment of market value by reference to comparable sales - consideration of distinction between out of line sale, sale to an adjoining owner prepared to pay more for adjoining land, and sale to an anxious purchaser - selection of comparable sales - appropriate adjustments including for contamination of one of the acquired properties - claim for disturbance loss in respect of a truck haulage business carried on by a partnership on one of the acquired properties owned by one of the partners - whether all claimed disturbance losses compensable under s 59, if so, whether not payable under s 61 because would necessarily have been incurred in realising the potential on the basis of which the market value of the land was assessed. Legislation Cited: Environmental Planning and Assessment Act 1979 ss 91(4), 94, 94EE Land Acquisition (Just Terms Compensation) Act 1991 ss 3, 4, 34, 37, 39, 41, 54, 55, 56, 59, 61, Land Tax Management Act 1956 cl 6 of Schedule Local Government Act ss 68(1), (2) Blacktown Local Environmental Plan 1988 Environmental Planning and Assessment Model Provisions 1980 Metropolitan Strategy 2005 cll 2, 3, 8 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 State Environmental Planning Policy No 4 -Development Without Consent and Miscellaneous Exempt and Complying Development cll 10(1), 10(2), 2(4)(b) Cases Cited: Bardsley-Smith v Penrith City Council [2013] NSWCA 200, (2013) 195 LGERA 34 Bingham v Cumberland County Council (1954) (1954) 20 LGR (NSW) 1 Bonomo v Transport for New South Wales [2014] NSWLEC 25 Brewarrana Pty Ltd v Commissioner of Highways (No 2) (1973) 6 SASR 541 Chaudry v Liverpool City Council [2008] NSWLEC 251 Commonwealth v Milledge (1953) 90 CLR 157 Cook v Roads and Traffic Authority of NSW [2007] NSWLEC 136 Croghan v Hawkesbury City Council (1998) 99 LGERA 375 De Battista v Transport for New South Wales [2014] NSWLEC 39 De Marco v Chief Commissioner of State Revenue [2013] NSWCA 86, (2013) 83 NSWLR 445 Doueihi v Roads and Traffic Authority of New South Wales [2004] NSWLEC 51 El Boustani v Minister Administering the Environmental Planning and Assessment Act 1979 [2014] NSWCA 33 George D Angus Pty Ltd v Health Administration Corporation [2013] NSWLEC 212 Horn v Sunderland Corporation [1941] 2 KB 26 Horton v Wyong Shire Council (No 2) [2005] NSWLEC 45 Lindon Print Ltd v West Midland County Council (1987) 2 EGLR 200 Liverpool City Council v Commonwealth of Australia [1993] FCA 539, (1993) 46 FCR 67 McDonald v Roads and Traffic Authority of New South Wales [2009] NSWLEC 105, (2009) 169 LGERA 352 Mac's Pty Ltd v Parramatta City Council [2012] NSWLEC 1356 Maidment v Roads and Traffic Authority of New South Wales [2006] NSWLEC 606, (2006) 153 LGERA 249 Minister of Environment v Petroccia (1982) 30 SASR 333 Mood v Cowra Shire Council [1999] NSWLEC 124, (1999) 103 LGERA 260 Peter Croke Holdings Pty Ltd v Roads and Traffic Authority of NSW [1988] NSWLEC 177, (1998) 101 LGERA 30 Roads & Traffic Authority of NSW v McDonald [2010] NSWCA 236, (2010) 79 NSWLR 155 Sandhurst Trustees Ltd v Roads and Traffic Authority of NSW [2006] NSWLEC 243 Spencer v Commonwealth of Australia [1907] HCA 82, (1907) 5 CLR 418 Sydney Water Corporation v Caruso [2009] NSWCA 391, (2009) 170 LGERA 298 Taylor v Port Macquarie-Hastings Council [2010] NSWLEC 113 Warringah Shire Council v Raffles [1979] 2 NSWLR 299 Texts Cited: Macquarie Dictionary Category: Principal judgment Parties: 31254/12 and 31256/12 Joseph John Attard (Applicant) Transport for NSW (Respondent)