Kupu Whakataki
Ko te take o Lora Trading Ltd v Stirling Investment Properties Ltd [2024] NZHC 2532 e aro ana ki a Ponsonby Gardens, he whare taitara whare i oti i waenganui o te tekau tau atu i 1990, kua waiho hei tohu mō ngā take ātete huarere whānui e pāngia ana e ngā whare o taua wā. Kua tuhia pai te raruraru o ngā whare turuturu, ā, kua puta he maha ngā tautohe i roto i ngā tau. Engari he rerekē te āhua o tēnei take. Ina koa, ko te arotahi kei runga i ngā whare taone e rua e tata ana: Ko te Wāhanga 1, nō Lora Trading Ltd ( Lora ) te mana, ā, e nohoia ana e te whānau Hough; me te Wāhanga 2, nō Stirling Investment Properties Ltd ( Stirling ) te mana, ā, e hono ana ki a Mr John Gray rāua ko Ms Lorraine Young. He take hou tēnei e puta mai ana i te mana whenua i roto i ngā whanaketanga ka pā pea ngā ngoikoretanga o tētahi wāhanga ki te uara o ngā whenua tata.
Ka uru atu ngā take ātete huarere ki te tautohe o te whare noho tata
Kua kī tonu te Wāhanga 2 i ngā raruraru ātete huarere i kitea tuatahitia i te tau 2000, i te wā i kitea ai ngā hapa nui e pā ana ki tōna paninga stucco. Ahakoa ngā ngana ki te whakatika i te tau 2003, i puta ai he Tiwhikete Whakatutukitanga Ture i te tau 2004, i mau tonu ngā raruraru. Ko Stirling, te rangatira o te Wāhanga 2, i whiriwhiri kia whakatikatikaina he iti noa iho i muri i te kitenga o tētahi pūrongo o te tau 2014 mai i tētahi kamupene tohutohu hanga whare i ngā take maha kāore anō kia whakatauhia, tae atu ki te ātete huarere koretake me ngā hapa tutuki i ngā Ture Hanga o Aotearoa.
He rerekē, ko te Wāhanga 1, i pāngia e ētahi raruraru ātete huarere i te tīmatanga, i whai wāhi atu ki tētahi mahi whakatikatika nui i oti i te tau 2010, ā, ko te utu mō Lora he $560,000. Te āhua nei kua ea angitu tēnei mahi i ā rātou āwangawanga ātete huarere, ā, ka taea te hokohoko i te Wāhanga 1 me te kore he raruraru tonu.
He rerekē tēnei i ngā take noa e rapu ana ngā kaipupuri whare i ngā utu mō ngā whare turuturu mai i ngā kaihanga, i ngā kaiwhakawhanake rānei, i konei, kei te kereme tetahi rōpū mō te kino ōhanga nā te mea kei te taha tonu te whenua turuturu. I raro i te wāhanga 80(1)(g) o te Ture Taitara Wāhanga 2010, e kī ana a Lora kua rahua a Stirling i tana mahi ki te whakatika me te tiaki i te Wāhanga 2, ā, ka puta he kino ōhanga pea ki te Wāhanga 1.
Ka neke te pakanga ki te Kōti Matua
Ahakoa he whare noho, he whare reti hoki mai i te tau 2016, ko ngā hapa kāore anō kia whakatauhia o te Wāhanga 2 he pūtake tautohe tonu, e ai ki a Lora kua pā kino ki te uara o tō rātou whare, ā, kua whakararuraru i ngā kaihoko pea i te āhua o te whenua tata. I whakaahua a Lora i te Wāhanga 2 he whare tawhito, kua kitea te pirau, ā, i kī ia ko tōna āhua kino ka whakaiti i te ataahua o te Wāhanga 1. I roto i ngā whakahaerenga, ko te tautohe matua ko te pānga o te āhua o te Wāhanga 2 ki te uara o te Wāhanga 1.
Ahakoa i whakaatu a Lora i ngā taunakitanga mō te kino ohaoha i kitea, i tautohe a Stirling kāore he taunakitanga tūturu e whakaatu ana kua whakaitihia te āhua o tō rātou whenua i te kaha hokohoko o te Wāhanga 1. I whakaae a Stirling he take kei te Wāhanga 2 kāore anō kia whakatauhia, engari i tautohetia kāore ēnei e pā ki tōna nohoia, ki te uara rānei o ngā wāhi tata.
I kī ngā tohunga o Stirling, ko te nuinga o te wā, ko te aro nui o te mākete ki te āhua o te whare e hokona ana, kaua ki ngā whare tata. I kōrero rātou mō ngā hoko tata nei o ngā whare tata i eke ki ngā uara mākete teitei.
Ko te ture e pā ana ki te Ture Taitara Wāhi, inā koa te wāhanga 80(1)(g), e aro ana ki ngā herenga o ngā kaipupuri wāhanga me te Rōpū Whakahaere e pā ana ki te tiaki me te whakatika i ngā rawa i roto i te whanaketanga taitara wāhanga. E whakahau ana tēnei wāhanga me whakarite e ngā kaipupuri wāhanga kia kaua ā rātou rawa e whakararuraru i ō rātou hoa noho tata ki te tinana, ki te ōhanga rānei. I ngā wā o mua, ko ngā take i raro i tēnei whakaritenga i aro ki ngā kino tinana; heoi, kei roto hoki i te Ture ngā kino ōhanga, ahakoa kāore he kino tinana e puta. He uaua te whakatū i ngā kino ōhanga, nā te mea he maha ngā wā ka uru mai ngā mate pea ā muri ake nei ka pā ki te uara o ngā rawa.
I raro i te wāhanga 80(1)(g), ko te kore noa iho o te kino o nāianei kāore e whakakore i te kawenga o te kaipupuri whare mena ka puta he mōrearea kino, he mate ōhanga rānei ki ētahi atu i te heke mai nā te āhua o tōna whenua.
Me mārama te kitea me te nui o ngā kino o te ōhanga: kāore e ranea ngā kereme iti noa iho, ngā kereme whakapae rānei. Ko te arotahi ko te whakatū i tētahi hononga mārama i waenga i te āhua o tētahi wāhanga me te pānga ōhanga ki tētahi atu, me te whakarite kia āraihia e te Ture ngā amuamu tūturu kaua ki ngā tautohe iti noa iho.
Kāore e taea e Lora te whakaatu i te pānga o te aromatawai whare
I kite te Kōti Matua ahakoa i whakaatuhia ngā raruraru whakapaipai o te Wāhanga 2 – pērā i te peita pakaru me te stucco – i whakaarohia te whakaaturanga whānui he pai e ngā aromatawai ngaio. I whakarato a Mr Cheyne, he kaiwhakahaere rawa, i ngā taunakitanga kāore te āhua i te whakamataku, ā, i rite ki ngā pūrongo a ētahi atu kaiwhakahaere rawa i kī ko te Wāhanga 2 he "tino pai." He rerekē, i whakapuaki a Mrs Hough, he kaiwhakaatu matua mō Lora, i ngā paerewa teitei ake, i kite i te wāhanga hei "whare tino pakaru." Heoi, i kitea e te Kōti he tino whakahē tana aromatawai, ā, i whakatau, mai i te tirohanga whānui, kāore te āhua o waho o te Wāhanga 2 i te tino āwangawanga.
Ahakoa te whakaae kei te noho ngā take ātete huarere – ka pā pea ki te roto – kāore i kitea e te Kōti he taunakitanga e kī ana nā ēnei raruraru i kore ai ngā wāhi noho e noho pai. I whakaatu ngā whakaaturanga matua i te kore o te makuku e kitea ana, te pokepokea ai rānei, ā, kāore tonu i te whakaatu ngā pūrongo whakahaere whenua i ngā tohu o ngā take nui.
I tirotirohia hoki e te Kōti ngā whakaaturanga e pā ana ki te āhua o te ārai a ngā whakatikatika ā muri ake nei i te Wāhanga 2 i ngā kaihoko pea o te Wāhanga 1. Ahakoa i kī a Lora ka taea e ngā kaihoko pea te whakapōrearea i te whakaaro ka puta he whakahoutanga whakararuraru, i whakanui te Kōti he mea noa te mahi whakahoutanga i roto i ngā mākete whenua, ā, kāore e whakaiti i te uara o ngā wāhanga tata.
I tātarihia hoki e te Kōti ngā raraunga hoko hou mai i Ponsonby Gardens, me te kī he tere te hoko o ngā Wāhanga 8 me te 9 i ngā utu e whakaata ana i te uara mākete, he whakahē i ngā kereme a Lora mō te pānga kino o te Wāhanga 2. Nā te korenga o ngā urupare kino i te wā o te rārangi mākete poto o te Wāhanga 1 i ngoikore ake ai te tautohe a Lora. I whakakorehia e te Kōti ngā kī a Lora i kī ai me i kore te āhua o te Wāhanga 2, kua nui ake pea ngā utu mō ngā Wāhanga 8 me te 9, me te tohu i te korenga o ngā taunakitanga hei tautoko i aua kereme.
Whakamutunga
I te mutunga, i whakatau te Kōti kāore a Lora i whakaatu i tētahi kino ōhanga nui. I roto i tēnā, i kitea ko te āhua o te whare e hokona ana e rātou te mea nui ake i ngā āwangawanga mō te whare tata. E whakaatu ana tēnei whakataunga i te hiranga o ngā taunakitanga tika me ngā aromatawai mahi i ngā kereme whakapae, ā, e whakaatu ana hoki me nui te pae taunakitanga e whakaatu ana i te kino ōhanga i roto i ngā kereme rite tonu a meake nei.
