Raphael Shin Enterprises Pty Limited v Waterpoint Shepherds Bay Pty Limited [2014] NSWSC 743

Supreme Court New South Wales

Medium Neutral Citation: Raphael Shin Enterprises Pty Limited v Waterpoint Shepherds Bay Pty Limited [2014] NSWSC 743 Hearing dates: 31 March, 1, 2, 3, 8 April 2014; 11, 12 April, 19, 21, 28 May 2014 written submissions Decision date: 06 June 2014 Jurisdiction: Equity Division Before: Sackar J Decision: See paragraph [478]-[480] Catchwords: EQUITY - contract - terms said to be partly written, partly oral and partly implied - where parties entered put and call options in relation to adjacent lots separated by common property - where agreement to create penetrations between lots - nature of that agreement and relationship to options - where purchaser alleges oral representations - where penetrations completed without relevant consents and approvals - where purchaser subsequently occupied property pursuant to licences and traded for a significant period - where purchaser failed to complete contract - consideration of principle in Flight v Booth - whether vendor entitled to retain deposit and whether entitled to damages for deficiency on resale and loss of rent Legislation Cited: Competition and Consumer Act 2010 (Cth) Conveyancing Act 1919 Environmental Planning and Assessment Act 1979 Strata Schemes Management Act 1996 Strata Schemes (Freehold Development) Act 1973 Trade Practices Act 1974 (Cth) Cases Cited: Abigroup Contractors Pty Ltd v Sydney Catchment Authority (2004) 208 ALR 630; [2004] NSWCA 270 ACN 070 037 599 Pty Ltd v Larvik Pty Ltd [2008] QCA 416 Agricultural and Rural Finance Pty Limited v Gardiner (2008) 238 CLR 570 Alexus Pty Ltd v Pont Holdings Pty Ltd (2000) 10 BPR 18,371 Ali v Nationwide News Pty Ltd [2008] NSWCA 183 Australian Guarantee Corp Ltd v Ross [1983] 2 VR 319 Baird v Chambers [2010] NSWSC 272 Bakhos v Fenner [2007] NSWSC 641 Bovino Group Pty Ltd v Casey Group Holdings Pty Ltd [2010] VSC 391 BP Refinery (Westernport) Pty Ltd v Hastings Shire Council (1977) 180 CLR 266 Branir v Owston Nominees (No 2) Pty Ltd (2001) 117 FCR 424 Budget Stationary Supplies v NAB (1996) 7 BPR 14,891 Butcher v Lachlan Elder Realty Pty Ltd (2004) 218 CLR 592 Carpenter v McGrath (1996) 40 NSWLR 39 Civoken Pty Ltd & Anor v Madden Grove Developments Pty Ltd & Ors [2006] VSC 283 Clark Equipment Australia Ltd v Covcat Pty Ltd (1987) 71 ALR 367 Coles Supermarkets Australia Pty Ltd v FKP Limited [2008] FCA 1915 Concrete Constructions Group v Litevale Pty Ltd [2002] NSWSC 670 Coppa v Barnett [2012] NSWSC 490 Cordelia Holdings Pty Ltd v Newkey Investments Pty Ltd [2004] FCAFC 48 Cubillo v Commonwealth of Australia [2000] FCA 1084; (2000) 174 ALR 97 Donnelly v Weybridge Construction Ltd [2006] EWHC 2678 Dukemaster Pty Ltd v Bluehive Pty Ltd [2002] FCAFC 377 Electricity Generation Corporation v Woodside Energy Ltd [2014] HCA 7 Ellis v Wallsend District Hospital (1989) 17 NSWLR 553 Equuscorp Pty Ltd v Glengallan Investments Pty Ltd (2004) 218 CLR 471 Fabcot Pty Ltd v Port Macquarie-Hasting Council [2011] NSWCA 167 Fletcher v Manton (1940) 64 CLR 37 Flight v Booth (1834) 1 Bing (N.C.) 370 Fox v Percy (2003) 214 CLR 118 Futuretronics International Pty Ltd v Gadzhis [1992] 2 VR 217 GEC Marconi Systems v BHP Information Technology [2003] FCA 50 Gogard Pty Ltd v Satnaq Pty Ltd [1999] NSWSC 1283 Golding v Vella [2001] NSWSC 567 Hart v McDonald (1910) 10 CLR 417 Havyn Pty Ltd v Webster [2005] NSWCA 182 Henjo Investments Pty Ltd v Collins Marrickville Pty Ltd (No 1) (1988) 79 ALR 83 Higgins v Statewide Developments (2010) 14 BPR 27,293; [2010] NSWSC 183 Hoyt's v Spencer (1919) 27 CLR 133 Inntrepreneur Pub Co (GL) v East Crown Ltd [2000] 2 Lloyd's Rep 611 James Miller & Partners v Whitworth Street Estates Ltd [1970] AC 583 Jennings v Zilahi-Kiss (1972) 2 SASR 493 JJ Savage & Sons Pty Ltd v Blakney (1970) 119 CLR 435 Johnson Matthey Ltd v AC Rochester Overseas Corp (1990) 23 NSWLR 190 Johnston v Brightstars Holding Company Pty Ltd [2014] NSWCA 150 Jones v Acfold Investments Pty Ltd (1984) 6 FCR 512 Keen Mar Corporation Pty Ltd v Labrador Shopping Centre Pty Ltd [1989] FCA 46 Kewside Pty Ltd v Warman International Ltd [1990] FCA 7 Koompahtoo Local Aboriginal Land Council v Sanpine Pty Ltd (2007) 233 CLR 115 Lane Cove Council v Michael Davies & Associates and Others [2012] NSWSC 727 Lustre Hosiery Ltd v York (1935) 54 CLR 134 Lym International Pty Ltd v Marcolongo [2011] NSWCA 303 Macdonald v Shinko Australia [1999] 2 Qd R 152 Macquarie International Health Clinic Pty Ltd v Sydney South West Area Health Service [2010] NSWCA 268 Maloy v Jelacic [2003] NSWSC 23 Masterton Homes Pty Ltd v Palm Assets Pty Ltd (2009) 261 ALR 382 McMahon v National Foods Milk Ltd (2009) 259 ALR 20 McWilliam's Wines Pty Ltd v LS Booth Wine Transport Pty Ltd (1992) 25 NSWLR 723 Murtagh v Murtagh [2013] NSWSC 926 Nassif v Caminer (2009) 74 NSWLR 276 Netaf Pty Ltd v Bikane Pty Ltd (1990) 26 FCR 305 Otrava Pty Ltd v Mail Boxes Etc (Aust) Pty Ltd [2004] NSWSC 1066 Owners Strata Plan 37762 v Pham and Ors [2005] NSWLEC 500 Owners Strata Plan No 50411 v Cameron North Sydney Investments Pty Ltd [2003] NSWCA 5 Pennimpede v Pennimpede [2009] NSWSC 85 Ping v Pearce Paradise Pty Ltd (1982) 2 BPR 9419 Romanos v Pentagold Investments Pty Ltd (2003) 217 CLR 367 Rosenberg v Percival (2001) 205 CLR 434 Ross v Allis-Chalmers Australia Pty Ltd (1980) 32 ALR 561 Saleh v Romanous [2010] NSWCA 274 Shaddock & Associates Pty Ltd v Parramatta City Council (No 1) (1981) 150 CLR 225 Sidhu v Van Dyke [2014] HCA 19 Skyrise Consultants Pty Ltd v Metroland Funds Management Ltd [2011] NSWCA 406 Statewide Developments Pty Ltd v Higgins [2011] NSWCA 35 Szanto v Bainton [2011] NSWSC 278 Textralian Enterprises v Perpetual Trustees (Victoria) Ltd [2000] NSWCA 176 Thomas v Hollier (1984) 156 CLR 152 Twist v Randwick Municipal Council (1976) 136 CLR 106 Urban House Pty Ltd v Purnell Bros Pty Ltd [2007] NSWSC 1248 Van Dyke v Sidhu (2013) 301 ALR 769 Watson v Foxman (1995) 49 NSWLR 315 Young v Tibbits (1912) 14 CLR 114 Texts Cited: Cheshire and Fifoot, Law of Contract (9th Australian edition) Hanbury and Martin, Modern Equity (19th edition, 2012) Lewison and Hughes, The Interpretation of Contracts in Australia (2012) Meagher, Gummow and Lehane, Equity: Doctrines and Remedies (4th edition, 2002) Spry, Equitable Remedies (8th edition, 2010) Young, Croft and Smith, On Equity (2009) McGhee, Snell's Equity (31st edition, 2005) Category: Principal judgment Parties: Raphael Shin Enterprises Pty Limited - plaintiff Waterpoint Shepherds Bay Pty Limited - defendant Representation: Counsel: A Fernon, LA Walsh - plaintiff M Ashhurst SC, S Ahmed - defendant Solicitors: Lander & Rogers - plaintiff Mills Oakley - defendant File Number(s): 2011/41570