Gorczynski v W & F T Osmo Pty Ltd
[2009] NSWSC 693
At a glance
Source factsCourt
Supreme Court of NSW
Decision date
2009-04-30
Before
Simpson J, Cole J
Source
Original judgment source is linked above.
Judgment (34 paragraphs)
Background 15 The evidence establishes that the plaintiff is the owner of the property at 78 Booth Street, Annandale. The adjoining property is 80 Booth Street, which was, until 1999, owned by a Mr Gerard Van Den Bossche, and thereafter by Ms Ravini Perera and Ms Rebecca Dee. Constructed on each property is a two-storey building. A driveway on No 78 is burdened by a right-of-way in favour of No 80. It provides vehicular access to the back of both properties. Above the driveway, the building on No 78 has been extended by the addition of another room which is supported by the walls of the two buildings. Both properties are in the local government area of the Council. Each is zoned Residential, although, since 1971, the ground floor of No 78 has, with the consent of the Council, operated as a laundromat. No 80 was originally constructed as a residence, but it, too, has operated (also with the consent of the Council) as partly commercial. 16 At some unspecified time Mr Van Den Bossche carried out what the plaintiff described as "extensive" building work, without (according to the plaintiff) Council approval. 17 (Again according to the plaintiff) the work interfered with sewer and stormwater services to his property, encroached on his land, and relied upon his garage for support. 18 This precipitated a dispute between the plaintiff and Mr Van Den Bossche. The Council issued Mr Van Den Bossche with Notices of Proposed Orders ("NPO's") for the demolition of the work. However, the Council signalled that it may withdraw the NPO's if Mr Van Den Bossche were able to satisfy it of the structural integrity of the work and its compliance with building standards. 19 Mr Van Den Bossche engaged Osmo to provide reports and certificates for that purpose. This it did. It may be assumed, for present purposes, that the certificates and reports were favourable to Mr Van Den Bossche and were to the effect that the work was sound and safe. The Council invited the plaintiff to respond to the reports and certificates, which he did, having engaged a structural engineer. 20 While this was going on, Mr Van Den Bossche contracted to sell No 80 to Ms Perera and Ms Dee. 21 Having taken into account both Osmo's reports and certificates, and those provided by the plaintiff, the Council withdrew the NPO's and issued building certificates in respect of the work that had been performed on No 80 and approved the work. It appears that, in doing so, the Council accepted, and relied upon, Osmo's reports and certificates. 22 The dispute between the plaintiff and Mr Van Den Bossche continued, after completion, in November 1999, of the sale, with the new owners, Ms Perera and Ms Dee. In April 2000 Ms Perera and Ms Dee gave a lease of No 80 to a real estate agency to occupy it for commercial purposes. The plaintiff alleges that this was done without Council approval, which was required. 23 The plaintiff commenced various proceedings in the Land and Environment Court. Initially, in proceedings No 40012/00 (filed on 24 January 2000), he challenged the validity of the building certificates and approvals issued by the Council, and sought orders for demolition of the work that had been retrospectively approved. Cowdroy J appointed Mr Geoffrey Gleeson, an engineer, as referee. Mr Gleeson reported, disagreeing with the reports and certificates of Osmo, and recommending demolition and/or replacement of certain structures as unsound or unsafe. The Land and Environment Court adopted Mr Gleeson's report, over objection on behalf of Ms Perera and Ms Dee. 24 The precise outcome of this litigation was in evidence only in an indirect fashion. In Gorczynski v Perera & Dee [2003] NSWLEC 8 (delivered 6 February 2003), Cowdroy J dealt with the plaintiff's application for costs in four different proceedings, including 40012/00. In doing so, he outlined the nature of the proceedings, and the outcome. He noted that the proceedings related to "unlawful work" had been referred to Mr Gleeson, who reported that the work was defective and ought to be demolished. Cowdroy J said that proceedings 40012/00 did not proceed to adjudication because the parties resolved the issues between themselves, with the result that orders (presumably consent orders) were made. The substantive order was for dismissal of the proceedings; but the resolution also included orders for demolition of "various works". Cowdroy J held that the effect of the orders, and the adoption of the Gleeson report, was that the plaintiff had been successful in his claim against Ms Perera and Ms Dee. He ordered them to pay the plaintiff's costs of the proceedings. 25 Since no orders were made against the Council, he declined to make any order for costs in that respect. 26 In proceedings 40120/00 the plaintiff sought interlocutory orders restraining the Council from assessing a development application for the use of No 80 as a real estate agency. He was unsuccessful in obtaining interlocutory orders, and his claim for final relief was rendered redundant because the Council granted consent, and a related claim by the plaintiff (40208/01), challenging that consent, failed: Gorczynski v Perera & Dee [2003] NSWLEC 6. 27 I have set out in some detail the course of some of the litigation (although that appears to be only a small fraction of the litigation in which the plaintiff has been involved) because of the nature of the damage that the plaintiff claims he suffered by reason of Osmo's negligence. (I have refrained from detailing the various appeals that followed: it is sufficient to note that none of the first instance orders was disturbed.) 28 I have already referred to the damages claimed as particularised in the statement of claim. However, that is not the last word on the claim now made. In his affidavit, the plaintiff set out 11 categories of damage he asserts resulted from Osmo's breach of duty, and which he now wishes to claim against QBE. These are largely for legal costs of the litigation, or costs associated with the preparation of the litigation, and include, for example, costs incurred in defending bankruptcy proceedings brought against him by Ms Perera. There are other costs itemised for matters to which I can find no reference in the evidence. Many of the individual categories of costs he claims have not (or had not, at the date he swore the affidavit) been quantified. 29 It was no doubt because of the extent of the claim so made that the plaintiff was able to secure a transfer of the proceedings from the District Court to this Court (although it is also to be remembered that, since Osmo has taken no part in the proceedings, the Court presumably made the orders without the benefit of hearing argument as to the merits of any or all aspects of the claim). 30 If the plaintiff is to succeed in his application to join QBE, it will be necessary that he establish an arguable case that Osmo is liable for at least some of the costs he now claims. By reason of the default judgment, he is, as matters presently stand, entitled to proceed on the basis that Osmo owed him a duty of care, and breached that duty. But, as was acknowledged, that is not necessarily the final position: QBE is not bound by Osmo's capitulation, should QBE be joined as a defendant then it would be entitled to move to set aside the default judgment, although, in my view, that may not be necessary. Notwithstanding that the plaintiff seeks to join QBE to the existing proceedings, the claim it seeks to bring against QBE is, as I read s 6(4), a separate and independent action of which an essential element is Osmo's liability to the plaintiff. Establishing liability (particularly without determination on the merits) against Osmo, in proceedings to which QBE was not a party does not amount to proof against QBE that Osmo is liable to the plaintiff. And it will also be necessary that the plaintiff establish an arguable case that some, at least, of the costs he has incurred were incurred as a consequence of Osmo's breach of duty. 31 Osmo held successive insurance policies (contracts of insurance within s 6 of the LR(MP) Act) covering it against claims, inter alia, in professional negligence, issued annually by QBE from 7 May 1997 to 7 May 2004. The policies were of the kind commonly known as "Claims Made and Notified" policies. (This may be a slightly misleading label: see FAI General Insurance Co Ltd v Australian Hospital Care Pty Ltd [2001] HCA 38; (2001) 204 CLR 641, at [23], per McHugh, Gummow and Hayne JJ.) 32 A copy of the policy wording (but no actual policy) is annexed to the affidavit of Ms Bentley. 33 The policy contains the following relevant provisions: "1.1 QBE agrees to indemnify the Insured [Osmo] against legal liability for any Claim for compensation first made against the Insured during the Period of Cover and which is notified to QBE during the Period of Cover, in respect of any civil liability whatsoever and howsoever incurred in the conduct of the Professional Business Practice.