The second respondent is the Administrative Officer (Estate).However, till date, this scheme has not been implemented.The petitioners and similarly situated persons forwarded several representations/ letters to the respondents, but the respondents are declining to implement their own scheme.This petition is founded on the basis that though the ex- employees and who have been allotted quarters and accommodations, styled as "staff quarters", ordinarily have no right, title and interest in the same, yet, going by the representation to these persons that their tenements would be converted into ownership or permanent tenancy that they have a Page 5 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc right to apply and for being considered along with similarly placed municipal employees or ex-employees of the Municipal Corporation.That is how they claim a vested or pre-existing legal right, enabling them to apply for a writ of mandamus.In para 4 of this petition, it is stated that the petitioners have formed a proposed co-operative housing society of the occupants of municipal tenements.The petitioners proceed to annex lists of the municipal employees and the two lists that are annexed contain the names of original employees or their nominees.This circular states that the Municipal Commissioner has passed an order.That order pertains to Deonar, Govandi, Barvenagar (Ghatkopar), Mithanagar (Goregaon) and Parksite (Vikhroli).Page 10 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc These colonies contain structures.These are chawl type structures and single storeyed.These have been occupied by retired employees of the Municipal Corporation.For all these reasons and to Page 12 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc discourage the tendency as noted in the circular, the Municipal Corporation formulated a policy, whereunder, they directed all the authorities that from 1st October, 2010, this policy and this circular should be implemented strictly.The penal rent is determined in terms of this circular.The petitioners are relying upon some communications and which have been addressed to the occupants in Ghatla village, informing that eviction proceedings would be commenced for failure of that occupant to handover vacant and peaceful possession of the tenement.Therefore, the expectation is that similar benefit will be extended to these occupants as well.The employees in this waiting list are awaiting allotment of staff quarters.On account of shortage of staff quarters, it is not possible to allot these quarters to the employees, who are working in emergency municipal duties.These are retired employees/ex-employees of the Municipal Corporation of Greater Mumbai.They have been residing in the ground floor structures of the Municipal Corporation situate at municipal colonies in the suburbs, namely, Mithanagar (Goregaon), Barvenagar (Ghatkopar), Parksite (Vikhroli), Malvani (Malad) and Deonar.The petitioner association has 600 serving and/or Page 19 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc retired municipal employees.This association has been registered as Charitable Trust under the Maharashtra Public Trust Act, 1950 (earlier Bombay Public Trust Act).By this petition, the petitioners are claiming enforcement or implementation of resolution dated 1st September, 1989 of the Municipal Corporation on the subject of conversion of these ground floor structures/accommodations from leave and licence basis to ownership/lease basis to the co-operative housing society.The petitioners have set out the very checkered history of how the Mithanagar and Deonar land came to be acquired by the Municipal Corporation and how the tenements were constructed.It is claimed that respondent no. 1 constructed 368 tenements at Goregaon for the purpose of housing dis-housed persons and allotting the surplus tenements to municipal employees.Though the scheme was floated, there was no response to accept the allotment and therefore, as an incentive, respondent no. 1 offered ownership rights of semi-permanent structures at the concessional and consolidated price of Rs.4,680/-, if the occupants form a co-operative housing society.They could not even afford and arrange the payment of Rs.4680/- Page 20 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc at that time.That is how they were accommodated and on sympathetic grounds.It is clear from the record, according to the petitioners that Deonar land was dumping ground.Some portion of the land was utilised for housing the municipal employees and the Municipal Corporation constructed about 582 semi- permanent structures.Most of them were granted on leave and licence basis.By circular dated 31st January, 1968, the Municipal Corporation offered "Cheap Tenements" at Malvani Municipal Colony, Malad (West) to the full time municipal employees on ownership basis.A copy of this circular is annexed as Exhibit 'B' to the petition.Despite concession, there was no response and Class III and Class IV municipal employees preferred to take the allotments on leave and licence basis.The members of the petitioner association/sangh are Class III and Class IV employees.Thus, such an allotment cannot be termed as allotment of staff quarter/service quarter much less a service tenancy.This is a leave and licence agreement simplicitor.It is stated that 1211 tenements were constructed at S. G. Barve Nagar, Ghatkopar (West) in the year 1959-60 for project affected persons and allotting the surplus 200 tenements to the municipal employees on leave and licence basis.In the year 1966, the tenements were converted into permanent tenancy basis subject to payment of the standard rent and furnishing fresh agreements.Thus, the tenements of the members of the petitioner sangh were also liable to be converted into permanent tenancy basis.A copy of the said letter is annexed as Exhibit 'D'.It is in these circumstances that the Municipal Tenants' Association represented to the Improvement Committee of the Municipal Corporation to grant/allot the tenements in such Page 22 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc colonies on ownership basis.After continuous persuasion, the second respondent to the petition accepted these proposals.The Municipal Commissioner, thereafter, disclosed his intention to grant the tenements at Parksite (Vikhroli), Barvenagar (Ghatkopar), Mithanagar (Goregaon) and Deonar on ownership basis.The original Marathi resolution and a translated copy thereof in English are annexed as Exhibits 'E' and 'E-1' respectively.Page 22 of 80They are not the dis-housed occupants of municipal premises because such premises have become unfit for human inhabitation by passage of time.These are ex-municipal servicemen or employees, who have retired from municipal services.During their tenure, they were allowed to occupy the municipal premises on account of the specific orders of allotment.The terms and conditions of this allotment are clear.Rather, they are the rules of allotment.It is the entitlement of employees, who have put in 10 years service and their eligibility for allotment of the staff quarters, which is placed in the forefront, but the allotment is conditional.The allotment will be on the basis of seniority in service, taking into account the date of joining the service.The allottee should execute a leave and licence agreement.The licence fees have to be paid by him.He would render himself liable to departmental action under the Municipal Service (Conduct and Discipline) Rules for violation of Page 45 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc the conditions of allotment.The allotment is of a residential tenement.It is for residence of the employee and his/her family members.What we have noted from these circulars is that when such authorities are empowered to take a harsh decision, then, all the more allowing the petitioners to retain the tenements, despite ceasing to be in service and retiring decades back would, as rightly contended before us by the Corporation, be putting a premium on their wrongful and illegal acts.No premium attaches Page 47 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc to such patent illegality.He has, in his detailed letter addressed to the Government, pointed out that all these persons while entering the municipal service have undertaken to vacate the municipal tenements on ceasing to be in municipal services.Such undertakings and agreements are in force.What he has highlighted is that even if there are Improvement Committee and General Body recommendations from the year 1989, there is huge wait list of the municipal employees awaiting allotment of municipal accommodation.If the existing premises are handed over on permanent tenancy/ occupancy, then, this wait listed Page 49 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc employees can never be provided any municipal premises.Thereafter, he highlights as to how municipal governance is the primary duty and responsibility of the Municipal Corporation.(4) For the purpose of computing the gratuity payable to an employee who is employed, after his disablement, on reduced wages, his wages for the period preceding his disablement shall be taken to be the wages received by him during that period, and his wages for the period subsequent to his disablement shall be taken to be the wages as so reduced.Page 63 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc (5) Nothing in this section shall affect the right of an employee to receive better terms of gratuity under any award or agreement or contract with the employer.That was a case where the death-cum-retirement gratuity was claimed by a Government servant, who worked and retired as Director General of Income Tax.While working, he occupied a pooled Central Government accommodation.The licence fee was fixed at a certain amount.He had to pay the increased licence fee.Thereafter, he was transferred to Delhi.However, he continued to retain the Government premises.We would, therefore, direct the Municipal Corporation not to take into consideration the pendency of these petitions and the period during which the interim order was in force, so as to deduct and adjust the municipal dues in the aforesaid manner.To that extent, the Municipal Corporation stands restrained from enforcing its circulars and decisions withholding or seeking to adjust the retiral dues.DATED :- JANUARY 6, 2017 ORAL JUDGMENT:- (Per S. C. Dharmadhikari, J.)The Writ Petition No. 957 of 2013 was directed to be heard along with other writ petitions on board.Those petitions, which have been already admitted, are tagged along with this petition and by consent of all counsel, we have heard these petitions together.Respondents waive service.Since all the pleadings are complete, this petition and others are heard finally.In Writ Petition No. 957 of 2013, the 83 petitioners have impleaded the Mumbai Municipal Corporation, established and incorporated under the Mumbai Municipal Corporation Act, 1888 (hereinafter referred to as "the MMC Act"), as the first respondent.Page 3 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.docPage 3 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::It is the case of these petitioners that they are ex-municipal employees.They have retired from the services of the Municipal Corporation on attaining the age of superannuation.It is stated that in or about 1989, the Municipal Corporation decided to allot residential accommodation in its possession to its employees and the claim is that they were to be allotted on permanent tenancy/ ownership basis.The petitioners were informed to form an association of such persons.Though the petitioners claim to be ex-employees, a statement is made in the petition in para 2 that they are either ex-employees or slum dwellers, who are photo-pass document holders.We must, at once, clarify that we are dealing with the claims of ex-employees of the Mumbai Municipal Corporation, who have approached this court on the footing that there is a representation from the Municipal Corporation to them that their occupancy would be converted on permanent tenancy/ownership basis and in terms of certain decisions taken by the Municipal Corporation.It is relying on these decisions that the ex- employees are claiming a writ of mandamus or any other appropriate writ, order or direction in the nature thereof, Page 4 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc directing the Municipal Corporation not to make applicable a circular dated 7th October, 2010 Annexure 'E' to the petition and that the respondents should release their retiral benefits/dues with effect from the date of their retirement, with interest at the rate of 18% per annum from that date till payment.The petitioners are also claiming a direction to the respondents not to evict them from their respective tenements.Page 4 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::The petition proceeds on the footing that the tenements, which are occupied by the present petitioners, were included by the Municipal Corporation in the scheme of permanent housing accommodation in the year 1992 and on 25th April, 1992, the Municipal Corporation issued a letter to that effect.In the year 1975, the first respondent/ Municipal Corporation acquired lands at Ghatla village, Chembur, Mumbai for development of the scheme for housing dis-housed persons.The said land was marshy land and was being used as dumping ground for garbage collected in Mumbai.Considering the situation and topography of the land, the Municipal Corporation decided to construct semi-permanent ground floor structures for housing dis-housed persons as well as its employees.The first respondent constructed 56 colonies comprising of 478 tenements, each admeasuring about 140 square feet for the purpose of housing the dis-housed and allotting the surplus tenements to the municipal employees.After a lapse of time, the municipal tenants' association represented to the Improvement Committee of the first respondent and requested that these tenements be converted into permanent tenancies or granted on ownership basis.After great persuasion, the first respondent accepted these proposals.By a decision, the Page 6 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc Municipal Corporation made its intention clear that the land of the tenements at Parksite (Vikhroli), Barvenagar (Ghatkopar), Mithanagar (Goregaon West) and Deonar would be granted on ownership basis.The Municipal Corporation passed a Resolution dated 1st September, 1989 bearing number 343 to this effect.It was also clarified that these tenements were not staff quarters.They were not given to the employees as service tenements, but were allotted on leave and licence or rental basis.The tenements were not related to the service conditions.Page 5 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 6 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::The petitioners state that 313 tenements, out of 478 are occupied by the municipal employees.These persons were assured as above.Therefore, they were told to form a co- operative housing society.There are 165 project affected persons, to whom the first respondent has allotted tenements on ownership basis.It is claimed that the petitioners are members of societies included in the scheme of conversion of municipal tenements into ownership basis.Then, there is a reference made to various meetings with the Municipal Corporation and proposals exchanged therein.It is submitted that the proposals have been accepted.They were recommended for the sanction of the Municipal Corporation, but are still pending.The petitioners, therefore, complain that though the proposals have not been Page 7 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc finalised, yet, the eviction proceedings have been initiated against some of the retired employees of the Municipal Corporation.They have approached this court by challenging the proceedings on the ground of arbitrariness and discrimination.They argue that some of the similarly placed persons have been allotted tenements on permanent basis or there is a conversion effected.Therefore, those against whom eviction proceedings are initiated, are entitled to be treated on par and similarly.Then, there is a reference made to a conversion of 'H' Block of the Deonar Colony in favour of the municipal employees into ownership basis.Then, some tenements in 'B' Block of Mithanagar were converted into ownership basis and the occupants were permitted to form a co- operative housing society.Then, the argument is that the Municipal Corporation issued a circular on 16th October, 2008, whereunder, the retired employees were allowed to retain their accommodations by making payment of normal rent till the finalization of the court proceedings.It is also alleged that 10% of the gratuity amount was withheld and from out of remaining 90%, accommodation rent would be recovered.A copy of this circular is annexed as Annexure 'A' to the petition.By this circular, the Municipal Corporation decided to impose and recover penal rent at three times the present rent from the occupants of the tenements in question.As to how this circular works to the prejudice of the present petitioners and similarly placed occupants is then explained and copy of the circular is annexed as Annexure 'E'.It is then complained that despite specific directions issued by the court not to evict the employees who are occupying the staff quarters and not to take coercive action, the Municipal Corporation is issuing eviction notices to the retired employees.The Municipal Corporation has not taken a decision on the proposals and recommendations, which have emanated from several statutory authorities.That is how the petitioners have approached this court.Page 7 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 8 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Their second grievance pertains to withholding of their retiral dues.According to the petitioners, these dues have not been released because they refused to handover possession of the tenements in their possession.This act is completely contrary to the mandate of Articles 14, 16 and 21 of the Constitution of India.It is claimed that terminal benefits and particularly gratuity and pension are not a bounty, but a right.That has co-relation with the services rendered.These services have been rendered to the Page 9 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc complete satisfaction of the municipal authorities.None of these employees had been visited with penalties or other punishments, which would enable withholding their terminal benefits.The terminal benefits are withheld only because of their alleged wrongful possession of the municipal tenements.It is complained that withholding of these terminal dues works as double jeopardy in the sense that the petitioners cannot afford a housing accommodation in Mumbai.Secondly, the rentals being, as they are, even they cannot be paid in the absence of the terminal benefits being released and in the form of money.Thirdly, some of these persons, who are old and incapacitated, cannot support themselves in the absence of these terminal benefits, some of which are admissible monthly.In these circumstances that the petitions, under Article 226 of the Constitution of India, have been filed.Page 9 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Together with this, the eviction proceedings should be commenced.A communication follows that order.There also an ad-interim order has been passed directing the Municipal Corporation not to evict the members of the petitioner association from the present accommodations.Then, there is a reference made to a further ad-interim order in Writ Petition No. 1797 of 2009, which is more or less on similar lines.Page 10 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Then follows a circular dated 7th October, 2010, which is challenged.A perusal of this circular would reveal as to how the Page 11 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc policy of the Municipal Corporation has been that in the event a municipal employee does not vacate and handover the premises styled as municipal staff quarters, to the Municipal Corporation, post his/her retirement, then, for next three months he can be granted permission to occupy the same on payment of prevailing market rent plus service charges.If any employee dies while in municipal service or is unable to vacate the premises on account of illness and medical treatment, then, the heirs/employee are allowed to occupy the premises for six months on similar lines.Thereafter, penal rent be charged and recovered from such employees.However, despite such directions and policy, there is a growing tendency of not handing over the municipal premises.The municipal premises are retained unlawfully and illegally, thereby, depriving those in-service and awaiting staff quarter allotment.This has inconvenienced those in-service employees and has also affected the municipal affairs.Therefore, what the Municipal Corporation has decided is that some tenements have to be allotted as a special case to the municipal employees on permanent tenancy basis.Therefore, the others, who are in- service or those who have retired, are expecting a package of this nature being extended to them.Page 11 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 12 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Thereafter, Brihanmumbai Mahapalika Upnagar Baithi Chawl Rahiwashi Sangh addressed a representation dated 29th April, 2009 to the Municipal Commissioner inviting his attention to allotment of certain tenements in Deonar on permanent tenancy/ownership basis as special case.The petitioners have filed an affidavit in rejoinder, dealing with the affidavit in reply dated 13th June, 2014 filed in this court by the Municipal Corporation.We were unable to obtain even a copy of this reply, though it is stated to have been filed in the record of this court.Neither this court's staff or the registry was able to trace out the original Page 13 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc affidavit in reply nor have they obtained a copy of the same from any of the advocates appearing for the parties.The tenor of this affidavit will have to be gathered from the affidavit in rejoinder.Page 13 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::The affidavit in reply proceeds to state that the tenements are constructed by the respondents by making budgetary provisions.The said quarters are allotted to the employees during service tenure and are required to be vacated on retirement from the municipal services.The quarters so constructed under any budget cannot be given on ownership basis.Certain premises are treated as service quarters and allotted to the municipal employees because they are undertaking particular work and where the presence of the said employees is required all the time, namely, Fire Brigade, Hospitals, Water Works etc. The service quarters are allotted free of charge and except the employees and their family members, no one else is allowed to occupy the same.It is stated that if these service quarters are allotted on ownership basis, the functioning of these departments will be seriously affected.The tenements are constructed for allotment to the municipal employees and according to the service seniority, these allotments are made to those employees who have put in more than 10 years service and to those who have more than three years to retire from the Page 14 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc service.In special cases, an employee should have put in service of more than one year and should have about three years to retire.The tenements are allotted to the municipal employees on leave and licence basis and such allottee has to execute a leave and licence agreement as well as undertaking to vacate the municipal tenement within three months of his/her ceasing to be in municipal service.The rules prescribe that these respondents will not entertain any proposal for alternative accommodation to any municipal employee on his ceasing to be in service.It is stated that in Brihanmumbai Mahanagarpalika, approximately 1,30,000 employees are working.In comparison to the number of employees, the staff quarters are totally insufficient and inadequate.There is a very long waiting list.The tenements are allotted to the municipal employees as staff quarters and to the project affected persons on tenancy basis and not on ownership basis.As far as the challenge to the circular is concerned, the affidavit explains as to how the Municipal Page 15 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc Commissioner was required to step in and issue this circular.Page 14 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 15 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 16 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::It is to such an affidavit that the petitioners have responded and by contending that the same is silent on the policy of the Municipal Corporation to extend the benefits, which are referred to in the petition.Therefore, once a promise is given to the municipal employees, who may have retired from the services, that the quarters allotted to them would be granted on permanent tenancy basis or ownership basis, then, that assurance or Page 17 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc promise has to be fulfilled.The Municipal Corporation cannot back out of the same.Page 17 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::It is on these materials that we have heard these petitions.The Municipal Corporation has tendered a compilation containing the policies, circulars, resolutions and judgments of this court, whererunder, similar challenge was negatived.Finally, the Municipal Corporation relies upon the correspondence on the subject.No tenement can be allotted out of turn or as a special case save and except in accordance with law, settled policy and rule of law.Therefore, the retired employees have no right in the property and they cannot claim that they must be granted the tenements on permanent ownership basis or permanent tenancy basis.None of the decisions and relied upon by the petitioners' counsel can be said to be binding, inasmuch as the law does not permit the petitioners to rely upon certain Page 18 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc resolutions and recommendations.Eventually, everything has to be placed before the General Body of the Municipal Corporation.The General Body has yet not passed any resolution conferring any right.Therefore, the policy decision not to grant the conversion nor to permit retention of the quarters on the above basis binds the Municipal Corporation.Page 18 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Then, there are other petitions, which have also been argued.The principal among them is a petition challenging similar action and enforcement of a promise and assurance.Writ Petition No. 1457 of 2010 pertains to New Khardeo Nagar Co-operative Housing Society.Mr. Rupawate appearing in Writ Petition No. 1797 of 2009 would submit that the said petition has been filed by an association of the retired employees or their heirs and legal representatives.There was another option for allotment on leave and licence basis.Rupawate submitted, during the course of arguments, that the members of the Sangh belong to the poorest strata of the society.They were allotted the ground floor structures in the municipal colonies on leave and licence basis.One of the members, namely, Tanaji Ramji Pawar was employed as 'Jamadar'.The allotment was on leave and licence basis.The municipal fees was Rs.38.01 per month.The security deposit of Rs.76.02 and agreement fee of Rs.1/- was recovered from him after execution of Page 21 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc the leave and licence agreement.The possession of the tenement was handed over to him.No House Rent Allowance was deducted from the salary and therefore, similarly placed employees can claim the benefit and in terms of the Municipal Corporation resolution.Page 19 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 20 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 21 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Thus, the conversion was to be effected in terms of this resolution.However, despite the preliminary work of formation of a co-operative housing society was completed, the Additional Municipal Commissioner informed one of the promoters that some information be provided in terms of his queries raised in the order dated 30th April, 1988, copy of which is at Exhibit 'F'.Thereafter, by another letter dated 27 th January, 1990, addressed by the Ward Officer (Estates) of the Municipal Corporation, the General Secretary of the proposed co-operative housing society was informed that their request to convert the tenements will be considered on compliance of certain requirements.A copy of the said letter dated 27th January, 1990 is annexed as Exhibit 'G'.Then, the Senior Ward Officer (Estates) sought approval of his superiors in December, 1991, so that the conversion can be given effect to.The 20 identical tenements at Malvani Municipal Colony were converted into ownership from leave and licence basis in pursuance of the municipal decision and contained in the resolution noted above.The petitioners rely upon an office note in that behalf.Once the Malvani Colony was identically placed, then, there is no reason not to consider the request of the petitioners, made from the year 1990 and pursued throughout.Page 23 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::The petitioners do not dispute that there are budgetary provisions, under which the staff quarters and other tenements were constructed.Equally, they are aware of the mandate of section 64 of the MMC Act. However, there is a provision enabling grant of lease, sale or creating rights in respect of municipal properties and there is a special power conferred in the Municipal Commissioner, who can act in accordance with the sanction of the Municipal Corporation.It is in these circumstances that the petitioners rely upon their representations, the outcome of several meetings, the prior decisions and equally the steps taken with regard to some of the Page 24 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc tenements in other municipal colonies.The petitioners place reliance on their representations and the assurance given to them on 20th October, 1989 by the Municipal Corporation.As required, an offer was submitted by the petitioners.The petitioners complied with the requisitions and other terms in the letters of the Municipal Corporation.It is in these circumstances that the petitioners submit that they were hopeful of the benefits being granted.They were also hoping that till the outcome of the proceedings pending in this court, no coercive measures would be initiated.The petitioners also relied upon certain correspondence with their architect.It is in these circumstances that the petitioners concede that their earlier petition could not be proceeded for want of registration in favour of their association.The fresh petition now filed is not barred and they only seek enforcement of the Resolution No. 343 dated 1 st September, 1989 and every consequence flowing therefrom.Page 24 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::To such a petition, there is an affidavit in reply filed by one Narayan Venkatesh Pai, Assistant Municipal Commissioner (Estate), in-charge in the employment of the Municipal Corporation.After reiterating the contents of the similar affidavit filed in Writ Petition No. 957 of 2013 and the 2010 petition, what has been stated is that there was waiting list of Page 25 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc 10113 employees.They are awaiting regular allotment and 35 employees are awaiting allotment as special cases.The affidavit explains as to how even the Mayor of the Municipal Corporation was informed that it will not be possible to consider the request of the petitioners.The proposals and which were discussed, never gained any finality.There may be recommendations and proposals, but there are no firm decisions.It is not as if the resolution relied upon by the petitioners can be said to be a decision in itself.That resolution of the Municipal Corporation has to be considered in the backdrop of the legal provisions and the powers vesting in the Municipal Commissioner/Corporation.The Municipal Corporation passed a resolution thereby requesting the Commissioner to regularise the tenancy and that is how the subject Resolution No. 343 dated 1st September, 1989 reads.It cannot create any right in favour of the petitioners by itself.Rather, the Municipal Commissioner has passed an order on 1 st November, 2007 directing retention of 10% amount of the gratuity of the retired municipal employees and recover the rent Page 26 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc from the remaining 90% amount.Further, he has decided to initiate proceedings for their eviction.Page 25 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 26 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::The other petition, namely, Writ Petition No. 2165 of 2009 is also claiming the same reliefs and which is filed by certain individuals, who are members of the Brihanmumbai Mahapalika Upnagar Baithi Chawl Rahiwashi Sangh.In terms of identical pleadings, these petitioners also claim same reliefs.Though we have not been shown any affidavit in reply specifically filed in this petition, we can safely say that the stand of the Municipal Corporation is adequately disclosed in the affidavits filed in reply to the other petitions.Mr. Rupawate appearing in these two petitions for the petitioners submits that this is a case where the Municipal Corporation has itself initiated the proposals.Though the budgetary provision may be claimed to have been made, but the construction of the premises is not from the municipal budget.Going by the pleadings of the petitioners, the Page 27 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc premises cannot be termed as staff quarters.Mr. Rupawate has invited our attention to the record of pages 62-63 of Writ Petition No. 1797 of 2009 to submit that the resolution of the Improvement Committee is not quashed or set aside.It remains on the record of the Municipal Corporation.The Corporation may place its interpretation on such resolution, but if the MMC Act is perused, it is evident that the Improvement Committee is one of the important committees, through which the municipal administration and municipal functions are discharged.This committee is empowered to deal with the municipal estates.Mr. Rupawate would submit that the Commissioner may write to the Government in the year 2007 and may seek to resile from this resolution, but in terms of the proviso to sub-section (3) of section 64 of the MMC Act, so long as a decision is not taken by the State Government, all the resolutions of the Municipal Corporation are binding on the respondents.The State Government has not taken any decision on the Municipal Commissioner's proposal.The Municipal Commissioner as well has not followed up the matter.Once the State Government has not replied to the Municipal Commissioner's letter, then, it is not possible for the Municipal Corporation to assume that Resolution No.343 is a mere proposal or recommendation.Our attention is invited to the fact that the record would indicate that throughout the Municipal Corporation Page 28 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc was seeking to rely on its own decision and grant the request of the parties.In that regard, Mr.Rupawate relies upon the documents at pages 84 to 86 and pages 92 to 96 of the paper book.He would submit that the record of the petitions from pages 59 to 70 would reveal as to how the Brihanmumbai Mahanagarpalika has taken a decision to enforce the proposals of the Improvement Committee.Thus, it is not a mere recommendation or proposal of the Improvement Committee, but a final binding decision of the Municipal Corporation, which is sought to be enforced in this petition.Therefore, the requirement that the petitioners must possess a pre-existing legal right so as to seek a writ of mandamus is satisfied.He would submit that the writ petitions must succeed.Page 27 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 28 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::On the other hand, Mr. Sakhare, learned senior counsel appearing for the Municipal Corporation in these petitions would submit that the writ petitions have no merit.They must be Page 29 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc dismissed for they are not founded on any legal right.The petitioners are not project affected persons or those municipal tenants whose homes or structures were dilapidated and therefore, they had to move out for being accommodated by the Municipal Corporation in distinct or other buildings.The petitions are filed by ex-employees in the sense they have served the Municipal Corporation and obtained a service accommodation during their tenure.These persons, on retirement, have refused to vacate and handover their tenements to the Corporation.The Estates Department, therefore, feels acute shortage of housing accommodation and to house the existing in-service employees.It is in these circumstances that Mr. Sakhare would submit that it is immaterial whether the premises are handed over on deduction of House Rent Allowance or on leave and licence basis.Looked at from any angle, they are municipal premises/staff quarters and none can claim a vested right to occupy them.The right to occupy emanates from the employment with the Municipal Corporation.Even the allotment is not as of right.It is based on availability of accommodation and fulfillment of the eligibility criteria.Having fulfilled that, the municipal employee becomes entitled to occupy the municipal property.Therefore, he occupies it as a part of the services, whether as licencee or otherwise, yet, the property retains its character as "municipal property".Page 30 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.docPage 29 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 30 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::There can be at best a recommendation or proposal for sympathetic consideration of the petitioners' plight, particularly on retirement.The grievance that on retirement such people, who have served the Municipal Corporation, would be rendered homeless, has resulted in the proposals being mooted.They cannot bind the Municipal Corporation.They remain as recommendations and proposals.No finality is attached to them for in terms thereof, a decision has to be taken by the competent authority under the MMC Act. That decision has not been placed on file.In the circumstances, Mr. Sakhare would submit that there is no right in the petitioners and the petitions ought to be dismissed.Even on the second point, Mr. Sakhare would submit that bearing in mind the conduct of the petitioners, particularly of not vacating or wrongfully retaining the municipal properties and premises, the action of withholding their terminal dues has rightly been taken.They cannot insist on the terminal dues being released even though their wrongful conduct has caused loss to the Corporation.That has adversely affected the budgetary proposals.The payment of pension and gratuity is from public funds.Therefore, in larger public interest, the Municipal Corporation has discretion to withhold the terminal benefits.The argument that under the Payment of Gratuity Act, 1972, no such Page 31 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 ::: Judgment-WP.957.20133+.doc power is conferred in the authority and therefore gratuity and pension cannot be withheld, would not apply here.In the present case, the Municipal Corporation of Greater Mumbai has its own regulations and rules, governing pension and conditions of service.Therefore, these conditions of service, which prescribe terminal benefits do not envisage the releasing of the same if there is a loss caused to the Municipal Corporation.In the present case, there are municipal dues, which are outstanding.These petitioners are not entitled to occupy the premises, after their cessation from municipal services, at a concessional or lower rate.These petitioners would have to pay the prevailing market rent.The differential rent has to be recovered and that can be recovered and adjusted against the terminal benefits.Therefore, wrongful retention of the Corporation's property must visit them with such consequences.There is nothing wrongful and illegal about the act of the Municipal Corporation.The Payment of Gratuity Act, 1972 is inapplicable to this case.The right to obtain pension also flows from the Municipal Rules.It is thus, both benefits, namely, pension and gratuity, can be obtained only under the Rules of the Municipal Corporation.These rules enable the Municipal Corporation to effect deductions or make appropriate adjustments.For all these reasons, he would submit that the second contention also has no merit.Page 32 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.docPage 31 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:07 :::Page 32 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::That jurisdiction cannot be utilised to grant any benefits or reliefs to a wrongdoer or a law breaker.This court's jurisdiction is used and utilised by such persons and even if they cannot obtain substantive relief, they would walk away with a monetary gain.In such circumstances, he would submit that the writ jurisdiction cannot be invoked.They are not entitled for any relief.The writ petitions be dismissed.Mr. Sakhare has relied upon the compilations, which have been tendered on behalf of the Municipal Corporation of documents and judgments.This court should, therefore, not grant any relief in favour of the petitioners.Their petitions be dismissed.Page 33 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.docPage 33 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::The arguments of Mr. Rupawate and Mr. Sakhare respectively are adopted by Mr. Nayak and Mr. Pakale.Nayak, in addition, has tendered a compilation of judgments to submit that the pensionary benefits are obtained for services rendered.In law, there is no warrant for such action.Mr. Nayak would, therefore, submit that going by the law of the land, this action cannot be sustained and the petitions to that extent deserve to be allowed.As far as the substantive reliefs are concerned, just like any other municipal property occupants, even the petitioners are relying on the assurances and promises given to them by the Municipal Corporation.The Municipal Corporation cannot pick and choose occupants for granting benefits.If they have granted certain benefits and to a particular class of occupants, who also enters the municipal premises initially with some authority and Page 34 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc later on refuses to handover the same, then, there cannot be a different treatment to the petitioners.They cannot be picked and chosen for eviction or recovery by coercive means.Hence, the mandate of Articles 14 and 16 of the Constitution of India is violated.Page 34 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Mr. Pakale has invited our attention to the pension regulations, copy of which has been handed over to us.Pakale would submit that the Pension Rules, 1953 have been framed by the Municipal Corporation.Rule 2 clarifies that these rules apply to all municipal servants who hold a lien on a permanent post or would hold a lien on such a post had their lien not been suspended under the Municipal Service Regulations.Mr. Pakale has referred to section 81(2) of the MMC Act to submit that these rules have a statutory force.The word "pension" is defined in these rules and according to Mr. Pakale, in a comprehensive and wide sense.That includes gratuity.Mr. Pakale would adopt the arguments of Mr.Sakhare on this point.Additionally, he would submit that as far as the municipal servants are concerned, they are in a peculiar position.The State Government/Municipal Corporation has provided composite monetary/retirement benefits as a civil security measure to their employees.The employee, who is covered under the said rules, on his retirement, obtains substantial amount credited to the GPF Account and pensionary benefits.The employee makes no monetary contribution towards the pensionary benefits.::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Mr. Sakhare and Mr. Pakale have relied upon the following judgments in support of their above contentions:-(i) Secretary, ONGC Ltd. and Anr.Page 36 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.docPage 36 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::(ii) U. P. State Sugar Corporation Ltd. and Ors.For properly appreciating the rival contentions, we must first clear the factual background.We must clarify at once that this is not a case of those persons who are in occupation of municipal properties and premises because they are displaced by a public project and therefore, styled as project affected persons.Even if the allotment of Page 37 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc municipal premises in favour of the employees is on leave and licence basis or in lieu of the Housing Rent Allowance, still, the nature of occupancy remains the same.This occupancy does not create any right, title or interest in the municipal property, which is a public property.Page 37 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Equal protection of the law postulates that those not entitled to any relief based on a right cannot continue to insist on the same.Once a leave and licence arrangement in law does not confer any right, title and interest in the property, much less of tenancy, then, we do not see how the Municipal property, coming in the petitioners' possession during the course of their services, places Page 38 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc them in a different class.They are comparable with those municipal servants to whom municipal premises are allotted in lieu of payment of House Rent Allowance.The House Rent Allowance is paid because those occupying their own or rented premises should be in a position to bear the monetary liability.In some cases, the salary is not enough to meet these expenses and therefore, such schemes, namely, payment of House Rent Allowance or grant of housing accommodation in lieu thereof, are proposed and implemented.These schemes are implemented so as to assist the municipal employees and public servants and in return, it is expected that they render efficient and prompt services.The municipal services are rendered to fulfill the mandate of the constitution of India and Sections 61 and 63 of the MMC Act. We need not highlight as to what are the duties of the Municipal Corporation and its functions.There is enough indication in that regard in the MMC Act itself.That contains both, the obligatory and discretionary duties.Eventually, all municipal services are rendered for the welfare and benefit of the residents of the city.The Municipal Corporations themselves occupy a constitutional status.The Constitution envisages establishment and incorporation of a Municipal Corporation so as to ensure better and quality municipal governance.No provision has been brought to our notice in the MMC Act, which obliges the Municipal Corporation to make a provision for housing its retired employees.Page 38 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 39 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::The right that has been claimed and sought to be enforced is based on a decision of the Improvement Committee.The Improvement Committee is stated to have considered and sympathetically the request of certain types of occupants of Municipal Properties.We have been shown several documents in that regard and from the paper book.It has been pointed out that though the allotment is made on a specific condition that the allottee is in municipal service and therefore, he would be Page 40 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc required to comply with certain conditions, including executing an agreement and undertaking to handover the premises.Yet, in 1966, some association was informed by the then Deputy Municipal Commissioner (Improvements) that the request of the employees, to continue in occupation as tenants on their retirement, can be accepted.Reliance is placed on the letter dated 24th June, 1966, whereunder, one administrative officer (Estates) has informed the Secretary of the municipal employees' association that this Deputy Municipal Commissioner (Improvement) has approved their request subject to condition that they pay standard rent and furnish fresh agreement if they desire to continue to remain in occupation of their tenements.That letter refers to the plight of the municipal servants, who have been rendered homeless because of certain developments.That specifically refers to the condition of the municipal tenements as well.Therefore, Barvenagar (Ghatkopar), Mithanagar (Goregaon) and Deonar Municipal Colonies and Parksite (Vikhroli) contain Page 41 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc structures and singly storeyed.They were granted on leave and licence basis.However, there is a conversion proposed by the Municipal Commissioner and on ownership basis.Therefore, the recommendation of the Municipal Commissioner was placed before the Municipal Corporation's General Body and that General Body resolved that these proposals/recommendations of the Municipal Commissioner can be temporarily approved provided the co-operative housing society of such occupants presents a concrete proposal for consideration of the Commissioner and thereafter the Commissioner forwards it for approval of the Municipal Corporation.Thus, this is a proposal which has to be initiated from the Municipal Commissioner.The General Body has considered them and resolved to accept them provided fulfillment of certain terms and conditions and satisfaction of the same by the Municipal Commissioner.In that event, the House may consider approving the same.Beyond this, Page 42 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc we do not read anything, much less a vested right, which can be claimed by the petitioners to continue in occupation and possession.Once they understand this as only a request made by them to the Municipal Corporation for consideration of their cases sympathetically, then, all the more we do not see how moved by their plight alone, the municipal properties can be handed over to them permanently.Further, if this court were to allow such a request and issue the writ as prayed, that would be a mockery of the rule of law.This court's orders and writ cannot be contrary to the MMC Act. The municipal property can be disposed off only in accordance with section 92 of the MMC Act. The petitioners ought to be aware of this settled legal position and as annunciated in the MMC Act. No public property can be disposed off even by a public body except as authorised by law.If we agree to the request of the petitioner, none would ever vacate staff or service quarters, but retain them even after their retirement.Those in public service and fulfilling the criteria of a public servant would then have to wait for allotment of premises in the event they require them.We cannot direct a Municipal Corporation and particularly the Municipal Corporation of Greater Mumbai, which has a work force of more than one lakh employees, to grant the permanent occupancies and in the form requested.There is no dispute that it becomes difficult for the Municipal Corporation to house even the staff members who render emergency services.Thus, those working and serving in the Firebrigade, Water Works and hospitals, whose presence is required by the establishment 24/7 have to be housed at distant accommodations.In that event, their availability is a huge question mark and not assured.Therefore, when their presence is required to meet an emergency, then, all the more such request as made by the petitioners cannot be granted.Once the municipal premises have not been allotted to them independent of their identity as municipal servants, then, all the more such reliefs as are claimed in these petitions cannot be granted.Page 40 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 41 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 42 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 43 of 80Mr. Rupawate placed reliance on a letter, which has been addressed by the Municipal Commissioner of Greater Mumbai to the Government.We have carefully perused that letter.That letter highlights what we have Page 44 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc been shown from the records of the present petitions.The Municipal Corporation has placed before us the entire compilation of documents, based on which we must consider these cases.There are as many as five compilations placed before us by the counsel appearing for the Municipal Corporation.These compilations contain policies and relevant circulars.We have carefully considered a policy and which has been stated to be in force, which is for allotment of staff/service quarters.The circulars empower the Municipal Commissioner and higher authorities therefore to withhold the retrial benefits of those retirees who are continuing to occupy the tenements even after the permissible period.We would advert to this aspect a little later.It had not passed a firm resolution nor has taken any final and binding decision.It, as noted above, only directed that the Municipal Commissioner should forward the necessary proposal specifying the terms and conditions for allotment for due consideration and specific approval of the Municipal Corporation.There are further representations and correspondence, which would indicate as to how this whole proposal was not found to be feasible.It was not possible to pick up some tenements in occupation of retired persons and conferring on them alone the benefit of permanent Page 48 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc occupancy or tenancy.These agreements have certain sanctity and a legal efficacy.The Municipal Corporation is right in insisting that they abide by their undertakings and voluntarily surrender the premises in their possession to the Municipal Corporation.Thus, his case was that by accepting all the terms and conditions, the benefit is obtained in the form of allotment of staff quarters and municipal premises.The Municipal Commissioner points out that in the last five decades or more, new premises could not be constructed by the Municipal Corporation.It is not possible to obtain any vacant land or property for construction of new houses.The Municipal Corporation serves the residents and members of the public.The Municipal Corporation is a public body.Those joining the services of the Corporation and later on retiring from the services would never surrender or handover the municipal premises in their occupation.That would set a bad precedent.The State Government is neither accepting the stand of the Municipal Commissioner set out in his letter dated 20th December, 2007 nor has rejected it.Page 50 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc Mr. Rupawate has invited our attention to Section 64 of the MMC Act. That appears under sub heading "Respective Functions of the several Municipal Authorities".Section 64 reads as under:-Page 44 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 45 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 46 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 47 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 48 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 49 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::(a) perform all the duties and exercise all the powers specifically imposed or conferred upon him by this Act;Page 51 of 80J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-(c) above, as if there has been a failure by the General Manager to perform his duties or exercise his powers:Provided that, the Brihan Mumbai Electric Supply and Transport Committee may by a resolution passed by a majority of not less than three-fourths of the total number of its members restrain the General-Manager from carrying out any such directive or directives received by him from the Commissioner; and in the case of such a restraint, the General Manager shall not be deemed to have failed in carrying out any such directive.(e) be responsible for implementing the decision of the Corporation, the Standing Page 52 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc committee, the Improvements Committee, the Brihan Mumbai Electric Supply and Transport Committee and the Education Committee:Page 52 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 53 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc (4) Subject whenever expressly so directed in this Act to the approval of the corporation or the Brihan Mumbai Electric Supply and Transport Committee and subject also to all other restrictions, limitations and conditions imposed by this Act, the entire executive power for the purpose of carrying out the provisions of Chapter XVIA of this Act, vests in the General Manager who shall also--Page 53 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::(a) perform all the duties and exercise all the powers specifically imposed or conferred upon him by this Act and perform such other duties in connection with the Brihan Mumbai Electric Supply and Transport Undertaking as may be required of him by the Brihan Mumbai Electric Supply and Transport Committee;(b) prescribe the duties of, and exercise supervision and control over the-acts and proceedings of all municipal officers and servants appointed under Chapter XVIA and subject to the regulations for the time being in force under section 460V, dispose of all questions relating to the service of the said officers and servants and their pay, privileges and allowances;Page 54 of 80J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::As held above, there is no decision or order of the Municipal Corporation accepting the petitioners' request to convert staff quarters in their occupation and possession into permanent occupancies.Similarly, as is clear from Section 92 of the MMC Act, a municipal property, with respect to its disposal, is governed by the same.Page 55 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::After clause (d) appears clause (dd).Page 56 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.docPage 56 of 80Page 62 of 80Page 63 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::(a) the gratuity of an employee, whose services have been terminated for any act, wilful omission or negligence causing any damage or loss to, or destruction of, property belonging to the employer, shall be forfeited to the extent of the damage or loss so caused.(b) the gratuity payable to an employee may be wholly or partially forfeitedDuring the period of his occupation, proceedings under the Public Premises (Eviction of Unauthorised Occupants) Act, 1971 were initiated.The Estate Officer levied damages.Then, against that, an appeal was filed before the District Judge.The further proceedings are also referred in the judgment and order of the tribunal, from which, the appeal to the Hon'ble Supreme Court arose.Page 64 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::".....The Tribunal on a consideration of the above held that death-cum-retirement gratuity (hereinafter referred to as 'D. C. R. G.') could not be withheld merely because the employee has not vacated the 4 1994(69) FLR 1137 Page 65 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc allotted premises during the course of his employment.Inasmuch as the appellant continued to retain the allotted residence even after retirement, interest at the rate of 10% could be paid to the appellant.Page 65 of 80The respondent has not entered appearance.C. R. G. cannot be withheld merely because the claim for damages for unauthorised occupation is pending, should in our considered opinion, have granted interest at the rate of 18% since right to gratuity is not dependent upon the appellant vacating the official accommodation.Having regard to these circumstances, we feel that it is a fit case in which the award of 18% is warranted and it is so ordered.The D. C. R. G. due to the appellant will carry interest at Page 66 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc the rate of 18% per annum from 1-6-1986 till the date of payment.Of course this shall be without prejudice to the right of the respondent to recover damages under Fundamental Rule 48-A. Thus, the civil appeal is allowed.However, there shall be no order as to costs."Page 66 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::That was a decision rendered against the Secretary, Oil and Natural Gas Commission (ONGC), Dehradun and another by this court.The ONGC was aggrieved and dissatisfied with this decision and carried the matter in appeal to the Hon'ble Supreme Court of India.In the instant case, however, it is the specific case of the Commission that the Commission is having a statutory status.In exercise of statutory powers under Section 32(1) of the Act, regulations known as the Oil and Natural Gas Commission (Death, Retirement and Terminal Gratuity) Regulations, 1969 have been framed by the Commission.In Sukhdev Singh v. Bhagatram Sardar Singh Raghuvanshi [1975] 1 SCC 421 the Constitution Bench of this Court held that regulations framed by the Commission under Section 32 of the Oil and Natural Gas Commission 5 2003(3) Mh. L. J. 168 6 (2005) 5 SCC 245 Page 67 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc Act, 1959 are statutory in nature and they are enforceable in a court of law.They provide for eligibility of grant of gratuity, extent of gratuity, etc. Regulation 5 deals with recovery of dues of the Commission and reads thus :- The appointing authority, or any other authority empowered by the Commission in this behalf shall have the right to make recovery of Commission's dues before the payment of the death- cum retirement gratuity due in respect of an officer even without obtaining his consent or without obtaining the consent of the members of his family in the case of the deceased officer, as the case may be."The above regulation leaves no room of doubt that the Commission has right to effect recovery of its dues from any officer without his consent from gratuity.According to the Commission, he could be allowed four months' time to occupy the quarter which was granted to him.Page 68 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::We have to strike a balance.Page 71 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 72 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 73 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::We, therefore, direct that if such of the petitioners, who surrender and handover peaceful possession of their premises (municipal premises in their possession) within three months from today, the Municipal Corporation shall not make any further deductions, but release all the balance sums due and payable with proportionate interest to such employees.In the event the Page 74 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc petitioners do not handover the premises within this period and continue to retain them, then, all consequences in law shall follow.Meaning thereby, the Municipal Corporation can proceed with its action under section 105B and other provisions of the MMC Act and recover penal rent/damages/compensation as well.That can be recovered by attaching movable and immovable properties of the occupants.Page 74 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::However, we have seen a very peculiar feature of this case, Some of the petitioners have retired long time back.Some of these petitions have been filed and are pending in this court for more than five years.We have also found that some assurance, which cannot be termed as a promise enforceable and within the meaning of Page 75 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc Section 115 of the Indian Evidence Act, 1872, was extended from time to time.At least those occupancies from 1960 onwards were taken into account for consideration and extension of genuine benefits.These are municipal structures, which have been now in occupation of these persons for more than four decades.They have not made any provision for housing in Mumbai, either for themselves or their family members.In the event the municipal Corporation decides to develop these properties, particularly at Parksite (Vikhroli), Deonar (Chembur), Barvenagar (Ghatkopar), Mithanagar (Goregaon), Malvani (Malad) etc. and in the event any private party/developer or builder is engaged for development of these municipal properties/land, then, dependent upon the agreements that such developers and builders are ready and willing to execute with the petitioners and take over the entire responsibility of their re-housing/re-accommodating, then, the Municipal Corporation shall not, in any manner, prevent the petitioners from obtaining the benefits under such private arrangement of their rehabilitation.Even if these persons desire relocation to other municipal lands, which are developed/redeveloped, then, even to that course, the Municipal Corporation shall have no objection nor should prevent them from obtaining the benefits in terms of the agreement with the developers.Once they assume this character, then, the petitioners cannot retain them and endlessly.The above advantage or benefit can be availed by the petitioners only after the municipal premises are handed over to the Municipal Corporation.This order and direction, therefore, to the Municipal Corporation is independent of its powers and its position in law.Page 75 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 76 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 77 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.docPage 77 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::To support the view that we have taken, it is necessary to refer to other judgments relied upon by Mr. Sakhare.Sakhare emphasises that the Hon'ble Supreme Court in the case of S. D. Bandi vs. Divisional Traffic Officer, Karnataka State Road Transport Corporation and Ors.7 observed that there are rules like Rule 7 of the Orissa Civil Services (Pension) Rules, 1992, whereunder, action can be taken for continuing to remain in occupation of Government premises unauthorisedly.Thus, apart from initiating proceedings for eviction against serving Government servant, action by invoking this rule can also be taken against those who have ceased to be in service.Even with regard to criminal prosecution, the attention of the Government of India and the State Government was invited to Section 441 of the Indian Penal Code, 1860 (IPC) as amended by the Orissa Legislature vide the Penal Code (Orissa Amendment) Act, 1986 and it was emphasised that this provision enables the Government to prosecute the offenders for the offence of criminal trespass and even under Section 447 of the IPC.Though the provision in the IPC was recommended to be amended, most of the State Governments did not evince any interest and therefore, 7 (2011) 15 SCC 718 Page 78 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc that proposal was not pursued by the Hon'ble Supreme Court of India.It is in these circumstances that we are of the opinion that it is too late in the day to complain that no adjustments can be made or that even if adjustments or recoveries are permissible, they should not be made in the subject case.The Hon'ble Supreme Court has commented upon the increasing tendency to hold on to the Government property and termed that there is a mushroom growth of unauthorised occupation of Government premises in almost all parts of the country in flagrant violation of the rules prevailing in the civilised society, which is detrimental to the interest of a large number of Government servants, who have been waiting for years together for allotment of Government premises.Page 78 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::We have found that his reliance on a Single Judge Bench judgment of this court in the case of Ramchandra Keshavrao Paralikar and Anr.vs. The Municipal Corporation of Greater Bombay8 is apposite.From the discussion above, it is apparent that the law has not undergone any change.The learned Single Judge's view on the aspect and point noted above still holds the field.We respectfully concur with the same.8 Writ Petition No. 118 of 1983 Page 79 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 ::: Judgment-WP.957.20133+.doc8 Writ Petition No. 118 of 1983Page 79 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Our order and directions, particularly in relation to the consideration of the petitioners' request would have to be dealt with by the Deputy Municipal Commissioner (Improvements) and subject to the approvals of the further higher authorities.(B.P.COLABAWALLA, J.) (S.C.DHARMADHIKARI, J.) Page 80 of 80 J.V.Salunke,PA::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::Page 80 of 80::: Uploaded on - 07/02/2017 ::: Downloaded on - 27/08/2017 12:15:08 :::

Cited provisions: Section 447 in The Indian Penal Code