Leopardstown Club Ltd v Templeville Developments Ltd

JurisdictionIreland
CourtHigh Court
JudgeMr. Justice John Edwards
Judgment Date29 January 2010
Neutral Citation[2010] IEHC 152
Date29 January 2010

[2010] IEHC 152

THE HIGH COURT

[No. 1923P/2008]
Leopardstown Club Ltd v Templeville Developments Ltd
APPROVED
Mr. Justice Edwards
JUDGMENT
BETWEEN/
THE LEOPARDSTOWN CLUB LIMITED
PLAINTIFF

AND

TEMPLEVILLE DEVELOPMENTS LIMITED
DEFENDANTS

IRISH HORSERACING INDUSTRY ACT 1994 S69

IRISH HORSERACING INDUSTRY ACT 1994 PART II

IRISH HORSERACING INDUSTRY ACT 1994 S70

HORSE & GREYHOUND RACING ACT 2001 S6

HORSE & GREYHOUND RACING ACT 2001 S5

HORSE & GREYHOUND RACING ACT 2001 S22

MURPHY MURPHY ON EVIDENCE 7ED 2000 PARA 16.6.1

MOORVIEW DEVELOPMENTS LTD & ORS v FIRST ACTIVE PLC & ORS UNREP CLARKE 6.3.2009 2009/40/9929 2009 IEHC 214

THOMAS v JONES 1921 1 KB 22

MCGRATH EVIDENCE 2005 PARA 1.12

MCGRATH EVIDENCE 2005 PARAS 5.17-5.28

CRIMINAL EVIDENCE ACT 1992 S30

CHILDREN ACT 1997 S26

PRIMOR PLC v STOKES KENNEDY CROWLEY & OLIVER FREANEY & CO 1996 2 IR 459 1995/20/5287

AG v KYLE 1933 IR 15

MARITIME JURISDICTION ACT 1959 (CHARTS) ORDER 1959 SI 174/1959

MURPHY MURPHY ON EVIDENCE 7ED 2000 PARA 16.6.2

GREGORY v TAVERNOR 172 ER 1241 1833 6 CAR & P 280

SENAT v SENAT 1965 P 172 1965 2 WLR 981 1965 2 AER 505

OWEN v EDWARDS 1983 77 CR APP R 191 1983 147 JP 245

SNOWDEN v BRANSON UNREP 6.7.1999 1999 EWCA CIV 1777

THE QUEENS CASE 129 ER 976 1820 2 BROD & BING 284

SOPINKA & ORS THE LAW OF EVIDENCE IN CANADA 2ED 1999

O'TOOLE v HEAVEY 1993 2 IR 544 1992/12/3982

CHARTBROOK LTD v PERSIMMON HOMES LTD 2008 EWCA CIV 183 2008 2 AER (COMM) 387

CHARTBROOK LTD v PERSIMMON HOMES LTD 2009 3 WLR 267 2009 1 AC 1101 2009 4 AER 677

ROONEY & MCPARLAND LTD v CARLIN 1981 NI 138

IRISH LIFE ASSURANCE CO LTD v DUBLIN LAND SECURITIES LTD 1989 IR 253

SHIPLEY URBAN DISTRICT COUNCIL v BRADFORD CORP 1936 CH 375

CRANE v HEGEMAN HARRIS CO INC 1971 1 WLR 1390 1939 1 AER 662

JOSCELYNE v NISSEN & ANOR 1970 2 QB 86 1970 2 WLR 509 1970 1 AER 1213

FREDERICK E ROSE (LONDON) LTD v WILLIAM H PIM JUNIOR & CO LTD 1953 2 QB 450 1953 3 WLR 497 1953 2 AER 739

BUTLINS SETTLEMENT TRUSTS (RECTIFICATION), IN RE 1976 CH 251 1976 2 WLR 547 1976 2 AER 483

AMP (UK) PLC v BARKER & ORS 2000 AER (D) 2208 2000 EWHC CH 42

IRISH PENSIONS TRUST LTD v CENTRAL REMEDIAL CLINIC & ORS 2006 2 IR 126 2005/31/6463 2005 IEHC 87

SWAINLAND BUILDERS LTD v FREEHOLD PROPERTIES LTD 2002 2 EGLR 71

CHARTBROOK LTD v PERSIMMON HOMES LTD 2009 1 AC 1101 2009 3 WLR 267 2009 4 AER 677

ROONEY & MCPARLAND LTD v CARLIN 1981 NI 138

IRISH LIFE ASSURANCE CO LTD v DUBLIN LAND SECURITIES LTD 1989 IR 253

ETABLISSEMENTS LEVY (GEORGES & PAUL) v ADDERLEY NAVIGATION CO PANAMA SA (THE OLYMPIC PRIDE) 1980 2 LLOYDS 67

STREAMLINE FASHIONS PTY LTD, IN RE 1976 VR 463

SMITH RECTIFICATION OF CONTRACTS FOR COMMON MISTAKE 2007 123(JAN) LQR 116

MONAGHAN CO COUNCIL v VAUGHAN 1948 IR 306

NOLAN v GRAVES & HAMILTON 1946 IR 376 1947 81 ILTR 9

NOLAN v NOLAN 1958 92 ILTR 94

UNITED STATES v MOTOR TRUCKS LTD 1924 AC 196

THOMAS BATES & SON LTD v WYNDHAMS (LINGERIE) LTD 1981 1 WLR 505 1981 1 AER 1077 1981 41 P & CR 345

HORNAL v NEUBERGER PRODUCTS LTD 1957 1 QB 247 1956 3 WLR 1034 1956 3 AER 970

IRISH LIFE ASSURANCE CO LTD v DUBLIN LAND SECURITIES LTD 1986 IR 332 1986/3/935

A ROBERTS & CO LTD & ANOR v LEICESTERSHIRE CO COUNCIL 1961 CH 555 1961 2 WLR 1000 1961 2 AER 545

SECRETARY OF STATE FOR THE HOME DEPT v REHMAN 2003 1 AC 153 2001 3 WLR 877 2002 1 AER 122

MEGARRY & BAKER SNELLS PRINCIPLES OF EQUITY 25ED 1960

LUCEY v LAUREL CONSTRUCTION CO LTD UNREP KENNY 18.12.1970 1966-75/L/2842

RIVERLATE PROPERTIES LTD v PAUL 1975 CH 133 1974 3 WLR 564 1974 2 AER 656

GUN v M'CARTHY 1883 13 LR IR 304

O'NEILL v RYAN & O'BRIEN (NO 3) 1992 1 IR 166

CMSN FOR THE NEW TOWNS v COOPER (GB) LTD 1995 CH 259 1995 2 WLR 677 1995 2 AER 929

GEORGE WIMPEY UK LTD v VIC CONSTRUCTION LTD 2005 BLR 135 103 CON LR 67 2005 2 P & CR DG5

LITTMAN v ASPEN OIL (BROKING) LTD 2006 2 P & CR 2 2006 L & TR 9

COLES v WILLIAM HILL ORGANISATION LTD 1998 L & TR 14

SNELL & BROWN PRINCIPLES OF EQUITY 13ED 1901 PARA 43.01

BULLEN & ORS BULLEN & LEAKE & JACOBS PRECEDENTS OF PLEADINGS 13ED 1990

FYFFES PLC v DCC PLC & ORS 2009 2 IR 417 2006/25/5125 2005 IEHC 477

WISZNIEWSKI v CENTRAL MANCHESTER HEALTH AUTHORITY 1998 PIQR P324 1998 LLOYDS REP MED 223

SMART MOBILE LTD v CMSN FOR COMMUNICATIONS REGULATION & EIRCOM LTD UNREP KELLY 31.10.2006 2006/54/11413 2006 IEHC 338

LANDLORD AND TENANT

Lease

Rectification - Mistake - Common Mistake - Principles to be applied - Unilateral mistake - Heads of agreement -Licensing - Termination of lease -- Words did not reflect parties' prior intention - Complete antecedent concluded agreement not necessary - Subsequent change of intention - Objective determination of common intention - Standard of proof - Cogent evidence required - Unconscionability - Whether common mistake - Whether outward expression of accord -Whether cogent evidence required - Irish Life Assurance Co Ltd v Dublin Land Securities Ltd [1989] IR 253 and Irish Pensions Trust Ltd v Central Remedial Clinic [2005] IEHC 87 [2006] 2 IR 126 applied - Monaghan County Council v Vaughan [1948] IR 306, Nolan v Graves [1946] IR 376, United States of America v Motor Trucks Ltd [1924] AC 196, George Cohen Sons & Co Ltd v Docks and Inland Waterways Executive (1950) 84 Lloyds Rep 97, Britoil plc v Hunt Overseas Oil Inc [1994] CLC 561 , Cambridge Antibody Technology Ltd v Abbott Biotechnology Ltd [2004] EWHC 2974 (Pat) [2005] FSR 590, Roberts (A) & Co Ltd v Leicestershire County Council [1961] Ch 555, Lucey v Laurel Construction (Unrep, Kenny J, 18/12/1970), Riverlate Properties Ltd v Paul [1975] Ch 133, O'Neill v Ryan (No 3) [1992] IR 166 and Nolan v Nolan (1958) 92 ILTR 94 considered - Shipley Urban District Council v Bradford Corporation [1936] Ch 375, Rooney & McParland v Carlin [1981] NI 138, Crane v Hegeman-Harris Co Inc [1939] 1 All ER 662, Joscelyne v Nissen [1970] 2 QB 86, Re Butlins Settlement Trusts [1976] Ch 25, AMP (UK) plc v Barker [2001] PLR 77, Swainland Builders Ltd v Freehold Properties Limited [2002] 2 EGLR 71, Rose v Pim [1953] 2 QB 450, The Olympic Pride [1980] 2 Lloyds Rep 67, Re Streamline Fashions Pty Ltd [1976] VR 463, Thomas Bates & Son Ltd v Wyndhams (Lingerie) Ltd [1981] WLR 505, Secretary of State for the Home Department v Rehman [2003] 1 AC 153, Commission for the New Towns v Cooper (Great Britain) Ltd [1995] Ch 259, George Wimpey UK Ltd v VI Construction Ltd [2005] EWCA Civ [2005] BLR 135, Litman v Aspen Oil [2005] EWCA Civ 1579, Coles v William Hill Organisation [1999] L &TR 14and Chartbrook Ltd v Persimmon Homes [2009] UKHL 38 [2009] AC 1101 followed - Application for non-suit dismissed; lease rectified (2008/1923P - Edwards J - 29/1/2010) [2010] IEHC 152

Leopardstown Club Ltd v Templeville Developments Ltd

PRACTICE AND PROCEDURE

Evidence

Rules of evidence - Statement of evidence - Circumstantial evidence - Principles to be applied - Cross examination -Whether plaintiff entitled to place reliance on witness statements of evidence not called - Whether court should have regard to circumstantial evidence - Whether evidence admissible - Whether document tendered in evidence - Mooreview Developments Ltd v First Active plc [2009] IEHC 214 (Unrep, Clarke J, 6/3/2009), Primor plc v Stokes Kennedy Crowley [1996] 2 IR 459, AG v Kyle [1933] IR 15 applied - Thomas v Jones [1921] KB 22 followed - Gregory v Tavernor (1833) 6 Car & P 280, Senat v Senat [1965] P 172 and Owen v Edwards (1983) 77 Cr App R 191 considered - Snowden v Branson [1999] EWCA Civ 1777 [1999] All ER (D) 738 considered - The Queens Case (1820) 2 Brod & Bing 284 followed - Inferences to be drawn - Prima facie case - Facts necessary to support plaintiff's case - Whether plaintiff established as matter of probability facts necessary to support verdict in its favour - Whether inferences should be drawn - Whether plaintiff adduced convincing proof - O'Toole v Heavey [1993] 2 IR 544 and Fyffes plc v DCC [2005] IEHC 477 (Unrep, Laffoy J, 21/12/2005) applied -Application for non-suit dismissed; lease rectified (2008/1923P - Edwards J - 29/1/2010) [2010] IEHC 152

Leopardstown Club Ltd v Templeville Developments Ltd

1. Introduction
2

2 1.1 This case concerns an application by the plaintiff to rectify a lease and a licence agreement, both entered into in 1998, between the plaintiff (as landlord / licensor) and the defendant (as tenant / licensee), respectively, and concerning part of the lands and premises comprised by the Leopardstown racecourse complex (hereinafter referred to as Leopardstown Racecourse).

3

3 1.2 The parties had entered an agreement in late December 1997 that was reflected in a Heads of Agreement document to which effect was required to be given by the drafting and execution of a number of conveyancing documents, including the 1998 Lease and the 1998 Licence.

4

4 1.3 The plaintiff contends that during the drafting of both the Lease and the Licence agreement, respectively, a phrase "and parking" became interpolated into a definition, viz the definition of "the New Site", contained on a copy of page one of the Heads of Agreement to which the principal draftsmen had recourse for reference purposes, with the result that the definition amended by the said interpolation was included in the draft of the 1998 Licence then under consideration, and in subsequent drafts of both the 1998 Lease and the 1998 Licence (with the interpolation now qualified as "and car parking"). This interpolation was subsequently construed at arbitration as having the effect of imposing on the plaintiff an obligation, on termination of the Licence, to demise to the defendant an area for car parking, amounting to circa 5.5 acres, something which the plaintiff contends was never intended by the parties, and which "mistake" it now seeks to rectify in the context of these proceedings.

5

5 1.4 The plaintiff seeks rectification on the basis...

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