Leases Restrictions Regulations 1977

1 9T//06 LEM.,ES HESTHI CTIOUS REG UT,ATIOJ,;s 1 <)Tl Gaven John Donne, Chief Justice of the High Court OTI DER IN EXECUT:;:VE COUNCIL At Avar1; a, Rarntonga this 18th . day of May, 1977 Present: HIS HONOUR THE CHIEF JUSTICE OF THE HIGH COURT IN EXECUTIVE COUNCIL PURSUANT to Section 13 of the Leases Rei:;tricti ons Act 1J76 the Chief Justice o.f the High Court of the Cook I sLin\J.s aetinc; for the High Commissioner acting 1,y and with the .. ad·,i:;e a::d consent of the Executive C:ou11C..:i l, h e1·e!)21 mnk e~; the fol'owinc ~~1ulations: ANALYSIS Ti.tle 1. Short Titl e and Commencement; 2. Interpretation 7,,. Procedure ,mcl practic e ~- Failure to comply with these regul<i":' Ans ~ Fo T"!n G. Sit ·' ·:,·;'.: r ,::; om::iittc e 7. Applicu~~uns to be notified A. Com~encernent of proceedings before Committee <) . 3ecretary may req11irt~ application to he attested 10. 11 • 12 . ~r l j . '1 r 1t .1 • Sec:r(~t;1r,11 !!l:J? rcfu:.Je ap,)li ;• ;1ti on J"r·u ~,-~du r•1 ~ at. hcur ·!.nc; C onr:ii t t (~ P mt-1:,r· rn r111 ire furt 1ter i .nfonwti•)~l Dec ision of Commit, t·,0,e Certi fic,1';e ci ; 1\pJ.1 roval tL :111te nool-: t;(i b e ~,ir;ned bj' i:it~:r!bers 'Jf Cot--;m~ tte e Feer; Policy diroctives an~ cri~crin Publicati.0:1 o f po li c,y directives and c r iteria 1')'/7 /06 1. Short Title and Comrneucemc:.it ( 1) The se rec;ula Lion:; may be ci ted as the Le a ses Restrictions Re~ulations 1977. (2) These regulations shall CO!:lf! into fo rce on the day o f 1977 2. Tnt;cr1,~."tation In these ree;ulati.on:, un le~,s the c ontext ct;l1 er·,ri .. :-;(\ requires 11 J\.cL 1 ' means the l,eaucs Hestrictions /,.ct 197() ; "Ap,;:>l icant" me ans any person wh o ha s I:Ja<l e application Lo the Committee; "Chai rman" means the person n]Jp o int ed ;u, Chnirman of the Committ ee ; "Comr:Jittee" means the Leases Approval Co:nrnittee; "Secret0 ry" means the S ecretary to the Co r:ir.ii tte e. 3- FroC('J ll;,re and pract ice (1) Subject to the provi sions o f these ·· ,,:;nla i:i ms, no practice which is ineons istent •,,ith t hes e rec;uL .. ~.:.v .. s shall preva il in n:1y sit tine; of the Co mmit.tee. (?) If any case arises f or which no form of proc edu r e has been provided by the Act or these r ec;ul· i ticn:; , th e Go mmi ttee shall di spo se of \;he case in su ch mu-:-m r),' u :, the Comnitte e deems be st ca]cul:itcd to deal with U ,e c 01:;e . (3) The Com:nittee r:iay fror.i time to tirne a :; .i.t cons iders ncc.essm'j' :nnkc such rule::, not incon si :;t er:L w~ \.L the Act or these 2cgulation s for reguL1b.ng the conduct of i tLl bu~;iness. 1~ . ?,, ;1 1..i "'' to co1:1ply with these rc1~11Jnt:i.o~:, ; 1":J.:ilure to c or.iply ,. ·.' · :,;; of these r egul atiorw shall not ,·c r1d cr :1! 1 2: procecd i nr;s of the Corr.mi ttr~c ,rojJl :1n~ es r; P-xpres~:;J.y ~.10 p ·:·uvi '.-~~~ d fo r in the Act or unless the Committee s 0 directs : Prnv·ided the.t a;1;.1 t; 1.1ch pr~o ce ecl~ r1c; ~;, may 1,,n : ;(-: t.. : c: ,~ ~ i t·1er w1101 1~✓ or i.n port 0:, i rregulr,r or rnaJ '.;e arn,:, 11.:;. cd c,:' o ther·.,ise deill t with in such munr1er and upon such terr:1s as t.he Co~nittee thinks fit. 5- F orms ~he forrrs prescribed by these rcG ula~icn u fur use in any 1,roc eecl inc;s befo re th e Committ ee slwll be tho,'e se t forth i n ~~e First Schedule hereto : l'l'ovide l th~.it such fo rms may 1)e used wj th such mod ific:a t · vhc case may r e4u ire and if nu form is presc Li.bed by these regul.ntions, then such forr~ ma.:,' 1w u:,cd as the Committ e e mny J irect or approve. 6 . 0i t tl1q3::; of the Comm i ttee (1) The CommitLee shul1 sit at suc h times and ut E;u c h ploces u s t:1e Chuirma n r:wy fr om time to time appoint. (2) The tine and p ln c.e appo inted for tht: Bi t.t:i 11g of tt. e Cou:mi ttee s hall be publicly noti fil'd in such mairnLT Ll!, t;he Co.r.n1i ttee di r ec ts . ?- ,',pp Lic, ';ion,, to b e notified The Secreto ry shr, 11 ::i t least sc· ., ,, ., day:; befo re the si ttir:g 0f the Cor.;:Hi~·. '..ee notify th e yu1~~es to th e trans ac tion to be dealt wi1h a t tic ni tting of th e Commit.t ee . Fl . Corr:rr.ence::icnt o f p ro c:c cd:i. :,,~ :,; be f0r' e '.:'.o rnr:i.tt.•~e ( ,) Un le ss ot.l1erwise prcEcribed by the Act or :;lie ~:;ti r ec;11 1nt: ;w;:;, e very pi'oceedini.:;s b0fore the Com::1 iL tee :,i1aJ.J be , :01?1:ri c11;:;c<i b21 a n appJ icu t. i.on in the form .LAC 1 in Lhe .r<'irst J ch ed1 · 1,, licr-P\.o and shc1ll be fi]ed wit h the Secret.a:·y at. ]1;1r·ot.01:(:a . 1977/05 Lec:.ses Restrictions Regulci.tiuns 1 ')'77 (; :) .c11y application ma;y be filed by delivery through the post and shall be deemed to have been filed upon receipt the re of by the Secretary and upon payment of the fee prescribed in the Second Schedule herf!to. (3) Every application shall be signed by the applicant or his authorized agent and where directed by tte SecrP-tar;y under recula tion C) hereof s}wl:l be attested . (4) A declaration of compliance i n form LAC 3 in the First Schedule hereto shall be fil ed with every application made to the Committee . 9 . f,w~1: ::J~' ry may require applic a tion to b e attested The Secre l, "' .. 0.y if he considers necessury require the signature of any applicant to be attested. 10. Secretary ma,;, refu se a~plication Unles!o (iiL·ecLed otherwi se by the Commit· ce, the 0ecret ary if in his op in ior: an application is not properly maJ e or is not in conformity with the requiremeut~ of tLe ,,ct or the:=.e rec;ul ,:o tiow, shall refuse to accept such applic,.ition and sllaJ.l return such appl i cat i on to the applicant . 11. I'rocPdure at hearin~ (1) The Chairman shull pret;ide at ever;y s.1 ttlllt; of the Cammi -tee . r~~ T~ shall ~e the duty of one of the Commi ttee members to record the proceedinr::;s of the Committee in a Minute Book provided for the purpose which MinuLe Book shaJ l be a record of the proceedine,s before tlie Committee and shalJ be retained in the custody of the Secretary . (3) Any person viho is affected by any application shall be entitled to appear and be heard upon the application . (h) The Commi ttee may if it thinks necessary arrange the order in which the parties appear.i.nc in res,Ject of any applieati.on shall be heard . (c::;) The Committee may if it tlli11 k s fit , arranu;e the ord( r of i tr; busin ess and deterr:iine the procedure in matters ,, , ' 'T''' ·.rically provided in these regulRtions . 12 . Committee may requ i re further information (1) The Com;ni ttee may if it cons i ders necessary require an appl:i.c,rnt to procuce to the Co mmittee such further docum e 1,~:..; artd other· information as are required to dispose of t he aripl:i c2tiur1 . (2) The Comm i ttee may decline to cleal with an application if the requiremror1t!3 uf :,11: ,, ;7 ·,,, :: , (1) of this regulation huve not been complied with . (3) The Committee !jhu]l if it cow;.::..d.er,; nr,cec-;,; ar,y call .t.·or evidence ana. o.dvice from profec;sionul ,.md teclmical persons :;o asi;i,4; the Corw;1ittee iu its delilJeratic.,n:; . 13. .i.un of Committee Every application dea.11. 1,it :, by the Commit t ee shall be endorsed with the deci, ;.i.on of the Committee and shall be s iBned by the Chairman . 14. Certificate of Approval The Certificate of Approval. of the Camm i ttee shall be in form Li\C 4 in the Fi r r;t Schedule hereto . 15 . Minute T3oo,( to bGsi[r,ned by the me "t 'oe r s of Committee The Minute Book con tainin~ the proceeu; nc;::; tc fore t he Commi t tee ,~hall bo signed res.;)ect ively by each r;i( 1,, i l ,1:r c, r the Committee pref;i di;, l ', . Leascli Restricti ons Hegulations 19 77 197?/06 16. Fee~ The f ees s e t out in the Oeccn<l 8chedule here to nre h er eby presc r ibed as Lhe fees tc, 'ce 1rn.irl in r e spect of the proce r:diniss of the Cor:w: it tee . 17. P o l:icy direct ive~: c.1.nd criteric~ The Commi t tee shall in c onsidering any app lication a]:Ji;ly the policy directj ve r; and criteria set out in t he Third Schedule hereto . 18. Public at ion of ol i<..: directives and criteria For the purposes of section and secti on 1 of the Act any policy d~rectiv~ : or criteria i ssued by Cabinet from time to time thr· : .. i. ! : '. ' ' '. 1inister r espoE.si b le f er Jus tice sl:::, :.::.. 1:;e published ii, ~; ,<.! Cook Islai1ds Gazette and in ariy daily newsp~p or or public a tion circulating in the Cook Is] ands o~ 'n suc:'1 ether m:.111ner h~; t ~1 C:: t"lini :c:t cr rer - por;sible f or ,Tut; t,j ce direc ts. These r e 1:;c;lai.; io ::c- are ud ::rinister ,. cl in the Ju st;jc c Department . 1977/06 T,ease,; Restriction.: ; Regulation~, 1977 5 FIT12'T 0CTI!:TJ:TLE Form ·-LAC 1 A;,plicution for iLpµ~·oval of Le,,se ITT 'rr:i: I ,.,.'.:'.;; ; p. -i-,y,~,CV !,L cm:JH'l.".I'~;T~ 1 l~.:r: r, /\ 11' ·1.:-ri.~{OTONG !:. In the Mutter of ~.1,e T,c:;sc,; T.~ e~·;t.ric tior1s l~(: t 1 r)7f) In the Matter of t;he l r:md kno•."ln as I, hereby muke a.i Jplication to the Lcinses AlJpToval Go:nmi ttee to al.'IH'OVE' of t1ie Asc,ignment of Lease/Leuse/Suble:.ise of :partieu1.nc·s whereof are set out hereunder: Ncrne of Lanu: Area: Date of execution of instrument: Nat ; "C of i r strument: Names ,,~ u,✓ ners ali.enatinc;: Shares beinc; alieliated: Pers,)n to whor,1 ulienation m,H1e: Amount of consiaeratiun: .:..nnua~ rent:,l: Any special covenants: DI1.T:GD a'; 1/arotu. sa this Rec.Ho.: Date: day of 1977. ot ice o.: Intent i.. 0 :1 to ;,r,pe ar Up on An Applic a tion TN Ti r:r:; L:C,1.:::;::;~; J\l"PHOV i~ l1 SOMl'HTTE'E HELD A1r RAHO'r ONGA '197?/06 l..AC ~ In t he Matt e r of the land known as and Tn t~e Mat t e r of un a .iJ ill i c n. t; ion u y f o r 1 , cl ai:ninc; to b e i nte 1'c-, 1;t c d i n or affected by the ab ovement ioned applica ti on hercuy c;i ve notic e that I intend to appear at the he arinr:; in ::; uppo rt of (or in oppo sition t o) the same . The grounds up on which I support o~ oppose the ~pplicatlon arc as fol lows : DJ\TED the day of ( Ll i c;n a t ur e) (Addre r;s ) 1977 . 1977/06 Leases Restrictions Regulations 1977 DECLARATION OF COMPLJJ\NCE I' of DO SOLEM·::( t ~n1 c'.INCERELY DLCLARE: 1. That all provisions of the relevant legislation in respect of matters precedent to the making of the application for approval and incidental thereto have b een complied with. 2. That the instrument has been properly drawn up and duly certified as having been explained to the party or·parties affected and in the case where a part y is a Maori such explanation was mud0 in the Maori language. 3. L. ( ,: , ,:.- ents of the instrument have b een read to the part ies concerned and they have appeared to understa nd the meanin g a nd e f fect of the same . AND I make this solemn declarat ion believing the same to betrue a nd by virtue of the Cook Islu nds Act 1915 . DECLARED at this day of 1 977 in the presence of: ) ) ) 7 Leases Restrictions Re~ulations 1977 1977/06 Form LAC 1-1 I, ......................................... ' Chairman of the Leases Approval Committee HEREBY CEHTIFY that the application of ••••.••••••••••••...•••••••••••••••••••••••• to the Leases has been DJ1.T~:D at Raroton~a this day of 19?'7. Chairman, Lea~;es Approval Commi ttl'e. 1977/06 Leases Restrictions ReBulations 1977 SECOND 3CHi::DULE Fees to be aid to the Justice De artmeut uNrnant t e provisions o t e Leases Restrictions Act 1976 AppJi0~~Jon for approv3l Ger · ''' · ·,: of approval hny other document t).00 9 Lea:,es He::;trictions Hec;1Jlntio1u: 19'77 19?7/06 THIRD sc::EDULE PoJ.ic;1 D:i.rcc hvcr, crncl Criteria 1. The Committee sha..:.l ensure t•;c.•t the pn.l'l;ie~' to un,y tranf;c1ctior1 are ~iveu the 01,1-Jortuni ty to be he,ird if they so desire and trw.t they are nc '.:;ifie<l of tiie ti;ne and :µl:•ce of crn,y hearine, af'fcl: ti.r,c; the tr:J.n:c: c;:-;ic,n. 2. The 1 '.,,,,,,- I' ie :shc1.ll cull for evidence and advice from prol';;;. ,~ : ,J,,cil emu tccr.nical pt•rsons wherr: thj c; is appropriate to a;::;sif;t the Com:·1ittee in it,; delibcruf.;ions. 3. The Cornrai ttee srwll Lot proceed to consider any lease until it is satisfi~d that the lessor is fuJly ~ware of the irnplicutior..~ and effect of the leose. 1~. If the Con:mi ttee is not satisfied tr1at the lesEor ur..derstarnls and duly acce i.Jts all the terms of the lease, it may then call upon a let;al officer to exp1rJi11 am1. c.1uv:i.;.;~ tr.e lessor thereto or aJ L(,rnati vely to co1 u.c i, rn1 ·.nquiry of its owr:. 5. 'Se fore a11vrovircc; any transac t.i.on submitted, the C01;1mittee shall sa'.:;1,3.'.';y itself: ( ., l) ( i, ) (:i :i.i) (iv) ( ' V, ( vi) T1wt the::·c i:c; endorscLl on the docuri;er,ts a certif: c:ate by the Comrni ttcc certifyinu tha:; the cont-eut;s of the ducumerits have been reuu and expluined to the 11cirties a.rid tl1nt they both unde:::stand the rne::mi.nL, tller,Jof a11d Vie effect of t:w same. 'l'll~1.t in the c,.1se of a lease ur sublc,tsc the .>sec for whicr, ti1c lai,d ma:; be 11:.;c,d ,n·r, spec:ified. Thut :11 the cn:;e of :.J lec-1131,, tl1e ler,,;e ,Lie,; not deprive the Je:. ;rwr' s cbilclrer' uf J';,;:,il y land whic:h is reas,,nabl,:,r requind by ,my of them fur their own purpose::.;. 'l'hat the ac:quisition of the land by the lessee will not cause ru1 unclue ac;L;ree;;1 tiun of land by tho lessee. "''\:1 1 the rental and/or consideration for the ' , .... .u:::acticn and the other terms anrJ conditions thereof arc fair Ec·c. reasonubl e. That jn the cu:,e of :mJ lca:c:e it is n()L contrary to the 1,uil.ljc interuc;L. ( vii) ThCJ.t in the cclse of a le::i.::.:c the leuse c:or::V,ii::1 a provisio11 ,::;.i vine; the le:.,~;o ;•: ; the ri. :ht of first refus:l1 in the ev'-:nt of a11y sublease or assi6nnicnt. 1]3 77/06 Leases Tiestrict:i.ons Hec;ulat:i.ons 1977 11 (viii) That where the trans action is amone; Cook :!: sltmders aud/or permanent resid.eEts , alJ the abc:v,. criteria are satis fi ed . 6 . In 3ddi ticn to the above cri tcrici no approval shul:I be t5ive11 to any transac tion to any yerson who is not n Cook I!.iltwder or a permanent r e sident un1e:::! ; (a) The transactj on cilu:il l directly or indir(:c t ly bene.fi t s ubstEinl:ia l J.J· Uw ec ono :Hic uevelo v1n ,~n L of the Cook lslf-!1•d.s or other,:::i.!;e mu]q;: a sic;11ifj cant contri 1mtiori t,J th!:.! :Jdv ,,r:ce::,cn t uf' the Cook Isl~1nds ; or ( b) 'J'hc "':ransaction is for the purpose of enabling 1;,, ,.: · e rson to estabJ.ish ,i business and/(1r ho:ue ~-' ~ne Cook I slands . 7 . The Comrr.i ttee f;hall consider whetlw r in the circumstances of each particulnr case there srH:- u:d be a prc)vision in the lease or sublease requirinG perform u.n ce by the lessee or sublessee of any obli Bation relatin~ to the purpose of the lea.se and the termination of the lease or subleose for failure to so perf or n , and where the Committee decides that such n provision should be included the Co mmi ttee shall witl1hold .its approvc:i.l unti 1 a s~tlcii~c~nry provision is inclueed . 8 . All . ~, : .. ·: • ..;ions for approval or leases of land on which commerci o.l builcli1q~s other than dwe llinb h ouses are t o be e rect ed shall be supported by evidence of w~ approval , p ermi t or l iccnce req,; irNl. under the law i11 r espect of the prnposed buildin~ or busines!.i . () . In the c 0se of ap1 ;licatio11s b.J a comj Ja.ny or corporate bod,y they must 1le loc :J ~ ly reci!, ;t,,i red. ;,u3 a corny :JnJ 01.' cor1)orate body carryinc; on bus:ii,ess in the Coot Is l;;;.nd i; and must produce evidence of any approval Fermit or liceJ1 c~ .re qui r, d uncler the lo.w i11 respect or the pre r; .. : i,:nd l.11,. ,ine::;s . 1 0 . Notwi tr1...-, Lctnding any l;hinc conl. a incid in the:,c crj Ler·i ; , , the Cammi ttce :,h::ill i::;runt it:; ap1Jroval to onJ tran::; ac tion where the truns:::i.ction r esults fr om the breach by a mortu;a cor of t he terms of his rnortc;u.e;e and action b y the mortgagee to reasorlably recover the advances and other moneys due to t h e mortg~gee . 11 . Not wj tl1standinc; anytliinc; contain e d in the se criteri a , the Committee shall gr8.nt its approval to any mortgac;c of w1,y lease or sublease to the Nat i onal Bank of New Ze ; i ::nd T,J;,.;. ted or tl'ie Housini !; Authoi:-ity . A. Tu te r u Acting Cle rk of the r-:x ec u t i v e Council