John Llavero v Brett Anthony Shearer [2014] NSWSC 1336

Supreme Court New South Wales

Medium Neutral Citation: John Llavero v Brett Anthony Shearer [2014] NSWSC 1336 Hearing dates: 15 September 2014; 16 September 2014; 17 September 2014 Decision date: 01 October 2014 Jurisdiction: Equity Division Before: Young AJA Decision: Matter stood over for Short Minutes at 9:30am on 3 October 2014 Plaintiff to pay third defendant's costs Catchwords: TORTS - Right of Support - whether there is a duty of care to provide support to neighbouring land - whether right of support extends to improvements to land - meaning of "supported land" - whether excavation work actually caused loss of support - whether loss of support caused damage to adjoining property - where better, but possibly still inadequate support, was constructed to replace existing inadequate support to neighbouring land - whether appropriate to grant damages - application of s 117 of the Conveyancing Act 1919 (NSW)

TORTS - negligence - contributory negligence and proportionate liability - whether builder liable for contributory negligence or proportionately liable with owner of property as the person who caused the alleged loss of support - whether duty not to deprive one's neighbour's land of support is a non-delegable duty

REAL PROPERTY - encroachments to land - whether retaining wall is an encroachment onto adjoining property - meaning of "the subject land" - what is the appropriate remedy for a minor encroachment - whether encroachment can be ignored where trivial- whether appropriate to order conveyance, easement or licence over encroaching portion of land - whether appropriate to award compensation, licence fee, nominal compensation, or negotiated damages - whether effect on later sales of subject property is a relevant factor in determining the appropriate remedy - where easement would have no market value and no unimproved capital value - whether minimum award for encroachment under the Act is appropriate - whether retaining wall and fence on top are a "dividing fence" under the Dividing Fences Act 1951 NSW - calculating appropriate amount of compensation - application of s 4 of the Encroachment of Buildings Act 1922 (NSW) Legislation Cited: Civil Liability Act 2002 (NSW) Conveyancing Act 1919 (NSW) Dividing Fences Act 1951 (NSW) Encroachment of Buildings Act 1922 (NSW) Cases Cited: Alcock v Wraith (1991) 59 BLR 20 Anagnostou v Vinicio (1995) 87 LEGRA 232 Bower v Peate (1876) 1 QBD 321 Brown v Robins (1859) 4 H & N 186; 157 ER 809 Bunney v South Australia (2000) 77 SASR 319 Burnie Port Authority v General Jones Pty Ltd [1994] HCA 13; 179 CLR 520 Butland v Cole (1995) 87 LGERA 232 Cantamessa v Sanderson (1993) 6 BPR 13127 Cuthbert v Hardie (1999) 17 NSWLR 321 Dalton v Henry Angus & Co. (1881) 6 App Cas 740 Eaton Mansions (Westminster) Ltd v Stinger Compania de Inversion SA [2012] EWHC 3354 (Ch) Economy Shipping Pty Ltd v ADC Buildings Pty Ltd [1969] 2 NSWR 97 Farrow Mortgage Services v Boscaini Investments Pty Ltd (1996) 189 LSJS 337 Gartner v Kidman [1962] HCA 27; 108 CLR 12 Haddans Pty Ltd v Nesbitt [1962] QWN 44 Hogarth v Karp (2013) 118 SASR 44 Horsford v Bird [2006] UKPC 3 Jukes v Larter [2012] NSWSC 369 Kell v Wales (Unreported, New South Wales Land and Environment Court, Stein J, 30 May 1994) Kontikis v Schreiner (1989) 16 NSWLR 706 Kostis v Devitt (1979) 1 BPR 9231 Lunn Poly Ltd v Liverpool & Lancashire Properties Ltd (2006) 2 EGLR 29 Macdonald Ltd v South Australian Railways Commissioner [1911] HCA 14; 12 CLR 221 Pantalone v Alouie (1989) 18 NSWLR 119 Pell Frischmann Engineering Ltd v Bow Valley Iran Ltd [2011] 1 WLR 2370 Piling Contractors (Qld) Pty Ltd v Prynew Pty Ltd [2008] NSWSC 118 Port of Melbourne Authority v Anschun Pty Ltd [1981] HCA 45; 147 CLR 589 Public Trustee v Hermann (1968) 3 NSWR 94; 88 WN (Pt1) (NSW) 442 Ramsden v Dyson (1866) LR1HL 129 Re Marsh (1941) 42 SR (NSW) 21; 59 WN (NSW) 17 Re Melden Homes (No 2) Pty Ltd's Land [1976] Qd R 79 Stoneman v Lyons [1975] HCA 59; 133 CLR 550 Stroyan v Knowles (1861) 6 H & N 454; 158 ER 186 Waddington v Naylor (1889) 60 LT 480 Wrotham Park Estate Co Ltd v Parkside Homes Ltd [1974] 1 WLR 798 Texts Cited: Harvey McGregor, McGregor on Damages (Sweet & Maxwell, 19th ed, 2014) A D McKenzie, Old System Titles - Some Practical Difficulties (1941) 15 ALJ 82 New South Wales Law Reform Commission, The Right to Support From Adjoining Land, Report No 84 (1997) Category: Principal judgment Parties: Mr and Mrs Llavero (plaintiffs) Mr Shearer (first defendant) Mrs Shearer (second defendant) Urban Constructions Pty Ltd (third defendant) Representation: Counsel: Mr TJ Hancock (plaintiffs) Ms F Ashworth (first and second defendants) Mr G Carolan (third defendant) Solicitors: Thomas & Company (plaintiffs) B Lawyers (first and second defendants) D'Arcy Sloman Peacock (third defendant) File Number(s): 2012/00048540 Publication restriction: None