Introduction ....................................................................................................................................... [1] Background........................................................................................................................................ [7] The layout of the land ..................................................................................................................... [7] The uses to which the land is put .................................................................................................. [12] The private roads at issue............................................................................................................. [15] Bill Bryants Road (the red and blue road) is built ........................................................................ [21] Subdivisions.................................................................................................................................. [22]
Mr Thornley’s arrival in the Bay .................................................................................................. [25] Access arrangements negotiated with Mr Thornley ..................................................................... [27] The new road/the yellow road is built........................................................................................... [36]

WAGG v SQUALLY COVE FORESTRY LIMITED HC NEL CIV 2010-442-445 [19 October 2012]

Mr Thornley wishes to close red road .......................................................................................... [41] These proceedings and offers to settle .......................................................................................... [44] The suitability of the roads ............................................................................................................. [47] Bill Bryants Road ......................................................................................................................... [47] The yellow road ............................................................................................................................ [52] The foreshore road........................................................................................................................ [54] Taipari Road ................................................................................................................................. [57] The Law ........................................................................................................................................... [59] Landlocked ................................................................................................................................... [59] Relief............................................................................................................................................. [61] Some overarching issues ................................................................................................................. [64] Sea access..................................................................................................................................... [65]
Is land landlocked if it has a legal right of way over Taipari Road?............................................ [72] Is land landlocked if offer re yellow road is reasonable? ............................................................. [76] Was the offer re yellow road reasonable? ..................................................................................... [79] Is land landlocked if access has not been closed? ........................................................................ [93] Agreement in relation to blue road ............................................................................................... [95]
Each plaintiff ’s individual position.............................................................................................. [100] a) McInnes (sixth plaintiffs) ......................................................................................................... [101] Sea access................................................................................................................................... [101] Red road ..................................................................................................................................... [104] Yellow road ..................................................................................................................................[113] Purple road..................................................................................................................................[115] Relief............................................................................................................................................[116]
b) Muir (second plaintiff) ............................................................................................................. [131] Sea access................................................................................................................................... [131] Red road ..................................................................................................................................... [132] Yellow road ................................................................................................................................. [139] Purple road................................................................................................................................. [140] Relief........................................................................................................................................... [141]
c) Zwart (third plaintiffs) ............................................................................................................. [148] Sea access................................................................................................................................... [148] Red road ..................................................................................................................................... [150] Yellow road ................................................................................................................................. [153] Purple road................................................................................................................................. [154] Relief........................................................................................................................................... [155]
d) Bryant/Miller (eighth plaintiffs) .............................................................................................. [156] Sea access................................................................................................................................... [156] Purple road................................................................................................................................. [162] Yellow road ................................................................................................................................. [167] Relief........................................................................................................................................... [177]
e) Wagg (first plaintiff) ................................................................................................................. [189] Sea access................................................................................................................................... [189] Red road ..................................................................................................................................... [194] Yellow road ................................................................................................................................. [195] Purple road................................................................................................................................. [197] Relief........................................................................................................................................... [198]
f) Price/Plum (seventh plaintiffs) ................................................................................................. [201] Sea access................................................................................................................................... [201] Red road ..................................................................................................................................... [204] Yellow road ................................................................................................................................. [205] Purple road................................................................................................................................. [208] Relief........................................................................................................................................... [209]
g) Gould (fifth plaintiffs)............................................................................................................... [210] Sea access................................................................................................................................... [210] The red and yellow roads ........................................................................................................... [214] Purple road................................................................................................................................. [218] Relief........................................................................................................................................... [219]

h) Foley (twelfth plaintiff)............................................................................................................. [220]

Sea access................................................................................................................................... [220]

Purple road................................................................................................................................. [222] Red road ..................................................................................................................................... [223] Yellow road ................................................................................................................................. [224] Relief........................................................................................................................................... [226]
i) Parkins (ninth plaintiffs) ........................................................................................................... [229] Sea access and the purple road .................................................................................................. [229] The red and yellow…

Grounds of appeal

[14] The appellant contends that the primary judge erred in finding that the respondent had discharged the onus of establishing the matters required under the relevant provision.

[15] It was submitted that his Honour failed to give adequate weight to the evidence of the second witness, and that the findings of fact were not reasonably open on the material before the Court.

[16] The respondent, for its part, submits that no error is disclosed, and that the conclusions reached were well within the range of outcomes available to the primary judge.

Consideration

[17] It is convenient to deal first with the question of construction, as the resolution of that issue informs the remaining grounds advanced by the appellant.

[18] For the reasons that follow, we are of the view that the appeal should be allowed in part and the matter remitted for further determination.

Continue reading Wagg v Squally Cove Forestry Ltd

Details

AGLC: Wagg v Squally Cove Forestry Ltd [2012] NZHC 2763
Case: [2012] NZHC 2763
Decision Date: 19 October 2012

CaseChat Overview and Summary

In Wagg v Squally Cove Forestry Limited, the High Court of New Zealand considered a dispute concerning access to properties in Wairangi Bay in the Marlborough Sounds. The plaintiffs, property owners in the Bay, sought relief under the Property Law Act 2007, contending that their land had become landlocked. The first defendant, Squally Cove Forestry Limited, opposed the application, arguing that the plaintiffs had reasonable access by sea or via an alternative road constructed by Mr Thornley, the representative of Squally Cove. The Marlborough District Council, the second defendant, took no interest in the land for a public road but had an interest in ensuring any ordered right of way complied with its standards.

The court determined that the plaintiffs' land was landlocked as they did not have reasonable access to their properties. The court rejected Squally Cove's argument that sea access provided reasonable access, noting that the plaintiffs had always used Bill Bryants Road for vehicular access and had purchased their properties with that access in mind. The court also found that the terms offered by Squally Cove for access over the alternative road were unreasonable, given the history of cooperation among the property owners and Squally Cove's monopolistic position.

The court granted relief to the plaintiffs, ordering a right of way over the red road on specific terms, including conditions for maintenance, formation obligations, and dispute resolution. The court also imposed a condition that the plaintiffs compensate Squally Cove for any damage to its trees during the upgrading of the red road. The court did not order compensation beyond this, finding that the terms offered by Squally Cove were unreasonable and that any increase in property value due to legal access was likely minimal. The court ordered costs on a 2C basis, recognising the complexity of the case due to the number of plaintiffs.

Orders