The Ex Parte Application
25Mr Kalyk began by indicating that he was making an application for injunctive relief and that Mr and Mrs Papas had notice of the proposed application but had elected not to come to court. He explained that Mr and Mrs Papas had commenced the substantive proceedings seeking an order requiring Mr and Mrs Grave to give their consent, as owners, to a development application to do works on the servient tenement to accommodate the wishes of Mr and Mrs Papas. Mr Kalyk said that there was a factual contest between the parties as to whether the work that was required was reasonable or necessary to enable Mr and Mrs Papas to have the benefit of the right of carriageway.
26Mr Kalyk referred to the fact that Mr and Mrs Papas had constructed a substantial new home on the dominant tenement, which had levels different from those in existence before that construction work was done. He said that, notwithstanding that the substantive proceedings had been going on for some time, Mr and Mrs Papas had simply gone onto the servient tenement and dug up a large part of the driveway, being the area within the right of carriageway. He said that Mr and Mrs Grave suspected that Mr and Mrs Papas had dug up part of the servient tenement outside the right of carriageway, although he conceded that his clients had not yet conducted a survey to confirm their suspicions.
27Mr Kalyk referred to the Email Response, which he said did not proffer the undertaking that had been sought, but which also said that Mr and Mrs Papas had finished the work and that that was "an end of it". Mr Kalyk then proffered a notice of motion in the substantive proceedings, dated 13 June 2012 (the Injunction Motion), together with draft short minutes of the orders that he sought on behalf of Mr and Mrs Grave. The Injunction Motion claimed an order that Mr and Mrs Papas be restrained from undertaking any building or construction works in or on the servient tenement.
28Mr Kalyk then explained to Ward J the location of the right of carriageway and tendered photographs of the servient tenement showing the location of the impugned work. Her Honour was also invited to read the June Letter and the Email Response.
29Mr Kalyk then asked Ward J whether her Honour was aware of the authorities in relation to "self-help", when a plaintiff has elected to commence proceedings and thereafter undertakes to solve the problem himself or herself. He said that there were two authorities to which he would take her Honour. Ward J asked whether they were the ones that say that, once you choose to commence proceedings, you have to await the outcome of the proceedings and you do not go off and do something else. Mr Kalyk responded that her Honour was correct and that her Honour had "in that expression encompassed the juridical difficulty".
30Mr Kalyk said that the juridical difficulty was that there was authority for the proposition that it is contempt to do so, but that there is a second school of thought that says that it might not be contempt but rather an abuse of the process of the court. He said that the authorities to which he wanted to take her Honour were High Court authorities, which indicated the former view, although he accepted that it was not the only view. Mr Kalyk said that "[t]hose are the principles". He said that the matter fell into the contempt category because substantial evidence had been adduced in the substantive proceedings by the parties, both as to the existing levels and as to the proposed levels after the work that Mr and Mrs Papas wished to carry out. Mr Kalyk said that that evidence was now gone, in so far as the pavement of the right of carriageway had gone. He said that the very basis upon which the substantive proceedings had been commenced had been removed while Mr and Mrs Grave were absent from their home.
31Ward J then asked whether there was any suggestion that the impugned work was necessary repair work, because of a downpour or "something like that". Mr Kalyk responded that that was "an interesting question" and referred her Honour to the Email Response, which suggested that the impugned work was repair work. He then asserted that the pavement had been dug up and that dirt had been put in its place and that her Honour should infer from that that it could not possibly have been repair work. On the contrary, he said, a large section of exposed base course of the driveway had been opened up, which may itself cause structural difficulties. Mr Kalyk said that what had been dug up was all on the servient tenement, but that some of the land that had been dug up was not the subject of the right of carriageway. He submitted that there was evidence from which Ward J could infer that, unless restrained, Mr and Mrs Papas were simply going to continue, bit by bit, to achieve what they wanted to achieve, without having the Court determine the matter in issue in the substantive proceedings.
32Ward J observed to Mr Kalyk that the orders proposed by him provided for the return of the notice of motion on 2 July 2012 before the duty judge, some two weeks and five days later. Mr Kalyk responded that that was so because, on the evidence of the Email Response, Mr and Mrs Papas had finished the work that they needed to do, so that, to some extent, Mr and Mrs Grave were in court on a false premise. He said that, from the perspective of Mr and Mrs Papas, there was no urgency. However, from the perspective of Mr and Mrs Grave, the view was taken that, in the absence of an order, they could not be comfortable that Mr and Mrs Papas would not change their minds. He said that the Email Response clearly permitted them to do so and that Mr and Mrs Grave wanted the opportunity to put on appropriate evidence as to the significant concerns that they had in relation to the structural effect of what had been done.
33Significantly, Mr Kalyk then directed the attention of Ward J to the fact that, in his proposed orders, the usual undertaking as to damages was not proffered and said that that was not an omission. He said that the application was being made, not because Mr and Mrs Papas had done something before the commencement of the substantive proceedings, but rather because they had done something that would be established to be a contempt of court, and certainly an abuse of the Court's process. He said that, in those circumstances, the Court itself has a very real interest in ensuring that that conduct did not continue. Accordingly, he said, it was inappropriate to impose upon Mr and Mrs Grave the risk of an undertaking as to damages.
34Ward J pointed out that that would leave open the position that, if it were to be established that there was a basis for Mr and Mrs Papas to do what they were doing, there would be no undertaking as to damages. Mr Kalyk responded that it would only be for the two weeks until the matter came back before the Court on 2 July 2012, and that the Email Response indicated that they did not propose to do any work anyway. He said that, in order to address that question, the proposed orders provided for liberty to apply to vary the orders on one day's notice if required.
35Ward J observed that it was only in exceptional or extraordinary circumstances that the Court would not require an undertaking as to damages as a condition of interlocutory injunctive relief. Mr Kalyk agreed that that was certainly the usual course. When her Honour indicated that the authorities suggest that the Court would not lightly waive the requirement, Mr Kalyk responded that he would not suggest that the appropriate principle were otherwise. He said that, in circumstances where it was glaringly obvious that Mr and Mrs Papas had taken the matter into their own hands, while the substantive proceedings were still on foot, such that there was contempt, it was an appropriate case not to require the undertaking as to damages. Her Honour responded that that might be a basis for seeking to be released from the undertaking in due course, if it were established that that was the case.
36Mr Kalyk then took Ward J to the current form of the statement of claim in the substantive proceedings. Mr Kalyk told her Honour that Mr and Mrs Papas had filed evidence that there was a problem with the excavated area, in that their motor vehicle did not maintain contact with the roadway at all times. That was the basis upon which Mr and Mrs Papas alleged that the work was necessary and that they were entitled to the relief they sought. Mr Kalyk said that, in due course, the contest between the parties would be whether that was "just a veil" for what was the real issue, and that the real issue was the desire of Mr and Mrs Papas to change the levels to suit their new development. He said that there was another line of enquiry as to why that arose at all, but that he did not need to trouble Ward J about it at that stage.
37Ward J then noted, for the record, that the allegation that had been made on behalf of Mr and Mrs Grave was that the impugned works amounted, if not to a contempt of court, then to an abuse of the Court's process, being works undertaken in the area of the right of carriageway, in respect of which Mr and Mrs Papas had commenced the substantive proceedings. Her Honour said that, in those circumstances, she would not require an undertaking as to damages but that, in so far as Mr and Mrs Papas would have liberty to apply to vary the orders on one day's notice, including any application for the provision of the usual undertaking as to damages, that issue could be re-agitated if Mr and Mrs Papas contended that there was a basis upon which the undertaking as to damages should have been proffered.
38Ward J granted leave for Mr and Mrs Grave to file the Injunction Motion in Court and for it to be made returnable instanter. Her Honour then ordered that, until 5:00pm on 2 July 2012, Mr and Mrs Papas be restrained from undertaking any building or construction works in or on the servient tenement. Directions were given for Mr and Mrs Grave to serve any further evidence on which they wished to rely and for Mr and Mrs Papas to file any evidence in reply. Ward J also granted liberty to Mr and Mrs Papas to apply to vary the orders on one day's notice, including any application for the provision by Mr and Mrs Grave of the usual undertaking as to damages. The Injunction Motion was stood over to 10:00 am on 2 July 2012 before the duty judge.