2010 Supreme(MP) 179

(SUPREME COURT)
R.V. Raveendran and Aftab Alam, JJ.
Indore Municipal Corporation and another v.
Dr. Hemlata and others
Civil Appeal No.5031 of 2005 : against the judgment of
M.P. High Court, passed in Letters Patent Appeal No. 297 of 2001;
Decided on 24.2.2010.

Headnote:Bhumi Vikas Rules, 1984 (M.P.) -- Rr.56(6), 14 and 62(a) -- M.P. Municipal Corporation Act, 1956 --S.299 -- provisions under R.56(1) to (3) -- not applicable to residential buildings -- R.56(6) provides in respect of building above 10 M. open space -- joint inspection of Corporation and Land Development Department carried out approving construction - no show cause notice can be given thereafter.

        The Town Planning Department granted the planning permission requiring the respondents to leave margin open space of 3 m. on the Eastern and Western sides, 6 m. on the Northern side an open space as required by the rules on the Southern side vide the planning permission dated 7.2.1995 as amended by order dated 31.5.1997. Rule 56 of the Rules deals with exterior open spaces. Subd`rules (1), (2) and (3) deal with residential buildings. Subd`rule (5) provides that the open spaces mentioned in subd`rules (1) to (3) shall apply to residential buildings, up to a height of 10 m. The building of the respondents is a residential-cum-commercial building of the height of 12 m. Therefore, the provisions of subd`rules (1) to (3) of rule 56 will not apply. Subd`rule (6) of rule 56 provides that in respect of all buildings of a height of above 10m., the open spaces on the sides and the rear, shall be as given in Table 5 and spaces shall be governed by rule 62(a), depending upon the height of the building. Table 5 requires that in regard to buildings of a height of more than 10 m. (but less than 15 m.) the margin open space to be left around the building, except on the front side, shall be 3 m. It is evident from the order dated 31.5.1997 of the Joint Director that it had sanctioned marginal open space on the Western side as 3 m. As the Southern side will be the front of the building (facing M.G. Road) and the Western side will be one of the sides of the building, the margin on that side should be only 3 m. It is thus seen that the margin open space required to be left on the Western side both under the rules and as per the sanction granted by the Town and Country Planning Department and the Municipal Corporation was only 3 m. The assumption of the appellants that if any doors are opened on the western side, the Western side will become the front side of the building and in that event, there should be 4.5 m. setback on that side, is without basis. Similarly the assumption of the appellants that if the Western side should be treated as one of the sides of the building and not the front, there cannot be any doorways on that side is also equally baseless.

        The property has roads on two sides that is, on the South and the West. The sanctioning authority had accepted that the frontage is to the South and in fact require that there should not be any construction to a depth of 75 ft. on the Southern side, which has been complied with. The rules do not contain any provision that the entrances or doors should be only on the front side or that there cannot be any entrances on other sides. In fact, rule 14 provides that no permission shall be required for opening any doors on any side. Therefore, the insistence by the Municipal Corporation that the open margin space on the Western side should be 4.5 m. nor require that no door or shutter on the Western side of the building, is not in pursuance of the Rules and in fact, unreasonable. It follows, therefore, that the order dated 11.4.2000 directing the respondents to close all doors on the Western side and to construct a compound wall on the Western side, is wholly unauthorised, arbitrary and unreasonable. [Paras 10 & 11

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