[2001] UGHC 56

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\mdefJc1\mwrapIndent1440\mintLim0\mnaryLim1}{\info{\title THE REPUBLIC OF UGANDA }{\author DELL}{\operator jessica}{\creatim\yr2009\mo11\dy6\hr13\min41}{\revtim\yr2010\mo1\dy18\hr4\min30}{\version6}{\edmins57}{\nofpages4}{\nofwords1497}{\nofchars7319} {\nofcharsws8799}{\vern32859}}{\*\xmlnstbl {\xmlns1 http://schemas.microsoft.com/office/word/2003/wordml}}\paperw12240\paperh15840\margl1440\margr1440\margt1440\margb1440\gutter0\ltrsect \widowctrl\ftnbj\aenddoc\trackmoves1\trackformatting1\donotembedsysfont0\relyonvml0\donotembedlingdata1\grfdocevents0\validatexml0\showplaceholdtext0\ignoremixedcontent0\saveinvalidxml0\showxmlerrors0\noxlattoyen \expshrtn\noultrlspc\dntblnsbdb\nospaceforul\formshade\horzdoc\dgmargin\dghspace180\dgvspace180\dghorigin1440\dgvorigin1440\dghshow1\dgvshow1 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)}}\pard\plain \ltrpar\s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2717945 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 THE REPUBLIC OF UGANDA \line IN THE HIGH COURT OF UGANDA AT KAMPALA \line MISCELLANEOUS APPLICATION NO. 329 OF 2}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid3083902 001 \line (ARISING FROM HCCS 186 OF 2}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 000) \line JAMES MUSIS}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid2717945\charrsid2717945 I}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 SENKAABA:::::::::::::::: APPLICANT/DEFENDANT \line VERSUS \line RUTH KALYESUBULA ::::::::::::::::::::RESPONDENT/PLAINTIFF \line }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 BEFORE: THE HON. MR. JUSTICE E. S. LUGAYIZI \line RULING \par }\pard \ltrpar\s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10159246 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 \line }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 This ruling is in respect of an application for a temporary injunction. The applicant made the application under Order 37, rules 1 and 2 of the CPR }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 and section 101 of the CPA. The }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 application was accompanied by an affidavit that was sworn by the applicant on 30th May 2001. \line The backgro und to the application is very briefly as follows. The applicant and the respondent had for some time been wra}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 ngling over the ownership of a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 customary holding (i}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 e a kibanja) which is allegedly on Block 303 Nsumbi Ganda. The applicant claimed the said kiba nja as his on the basis that his sister who inherited it allowed him to build and live on it. On the other hand, the respondent claimed that she bought the said kibanja from its previous owner. As a result of that misunderstanding, the respondent sued the applicant for trespass under High Court Civil Suit No. 186 of 2000. However, before Court disposed of that suit, the respondent began to build a house on the kibanja and to cultivate it.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 In turn, the applicant brought}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 this application with a view of obtaining Court\rquote s orders to restrain the respondent from building on t}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 he kibanja and cultivating it. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 At the time of hearing the application, Mr. Arthur Katongole represented the applicant and Mr. Sam Njumba represented the respondent. Both counsels were in dis agreement as to whether or not Court should grant the application; and each of them gave his reasons for his stand; an}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10159246 d those reasons are on record. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 Be that as it may, it is now well settled law that before an applicant may be granted a temporary injunction, he has to prove the following things, \line 1. That the purpose of the temporary injunction is to preserve the status quo until the head suit is finally determined. (See }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 Noor Mohammed Janniohamed v Kassamali Virjx (1953) }{ \rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid10159246 20 E}{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid16453790\charrsid2717945 ACA }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 80). }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 \line }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 2. That the applicant has a prima facie case, which has the probability of success. (See }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 Geilla v Cassman Brown Co. Ltd (1973) E. A. }{\rtlch\fcs1 \ab\ai\af0 \ltrch\fcs0 \b\i\ul\insrsid16453790\charrsid2717945 358). }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 \par }\pard \ltrpar\s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2717945 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 3. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 That if the temporary injunction is not granted, the applicant would suffer irreparable injury, which damages cannot atone. }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 (See }{ \rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 Noor Mohammed Janmohamed v Kassamali Virji (supra). }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 \line 4. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 If Court remains in doubt after considering the above three requirements of the law, it would decide the application on the balance of convenience. (S }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 E. A. Industries v Traffords (1972) E. A. 420). }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 \line }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 As court considers the above requirements of the law, it will take into account the evidence before it and the submissions of counsel. \line With regard to the first requirement of the law, the affidavit in support of the application contains the following important fac ts. Firstly, that at present, the applicant owns a house on the kibanja in question. Secondly, that he and his family live there. Thirdly, that after the respondent filed the head suit she began digging and cultivating the kibanja. In court\rquote s opinion, the respondent implicity admitted those facts because she did not file a reply to the applicant\rquote s affidavit to deny or contradict them. (See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid16453790\charrsid2717945 Cleaver-flume }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 Lrn itish 1utoriaI\rquote CoI1ee (Africa) Ltd }{\rtlch\fcs1 \af0 \ltrch\fcs0 \ul\insrsid16453790\charrsid2717945 [19751 E. A. 323; }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 Badrudin and Another v Pyarali [ }{\rtlch\fcs1 \ab\ai\af0 \ltrch\fcs0 \b\i\ul\insrsid16453790\charrsid2717945 19751 }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid16453790\charrsid2717945 E. A. 271; and Senendo v Attorney General 119721 E. A. 140). }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 In }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 essence, therefore, the status quo in respect of the kibanja is simply this. The applicant is, the one who, presently, has possession of it. Nevertheless, the Question that, must, be urgently an swered is whether or not the application, which is the subject of this ruling is for the purpose of maintaining the status quo until the head suit is disposed of. In paragraph 6 of the applicant\rquote s affidavit, the applicant deposed as follows, \line \'93That this affidavit is sworn in support of an application for a temporary injunction restraining the Respondent ... from further cultivation on the kibanja ... until the determination of HCCS No. 186/2000 . . \line As earlier on pointed out, the respondent did not produce any evidence to contradict the above facts. It is therefore clear that the application is intended to stop the respondent, for the time being, from wresting possession of the suit premises from the hands of the applicant. In the circumstances, Court is sa tisfied that the applicant proved, on a balance of probabilities, that the purpose of the application is to preserve the status quo until the head suit is finally determined. \line With regard to the second requirement of the law, Court has this to say. The applicants athdavit reveals that he owns a house on the iibanja in 4utiun; }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid16453790\charrsid2717945 aIlu }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 is, presently, in effective possession of the said kibanja. In addition, the plaint in the head suit (which is, of course, part of the record) also shows that the applicant\rquote s inter est in the kibanja is based on the permission his sister (who inherited that kibanja) gave him to use it. In Court\rquote s view, the foregoing is sufficient to provide reasonable ground to believe that the applicant has a prima facie case with the probability of success. In the circumstances, Court is satisfied that the applicant succeeded in proving the second requirement of the law. \line With regard to the third requirement of the law, it is important to lay out below what the applicant deposed in paragraphs 4 and }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid16453790\charrsid2717945 5 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 of his affidavit. It is as follows, \line \'93 4. That they are continuing to dig and cultivate even more of any arable land left and at such a rate that shortly I and my family may have no where to cultivate anything at all. \line }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid16453790\charrsid2717945 5. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16453790\charrsid2717945 That if the Respondent goes ahead to put up a building and to cultivate every bit of arable land available on the disputed kibanja I and my family will soon have no where to cultivate food for survival\'94. \line The above two paragraphs suggest that if Court does not intervene in the matter the respondent is likely to build up and cultivate the whole of the kibanja with a view to effecting a strangle hold upon the applicant and his family. That is likely to happen because the applicant and his family would have no more space on the kibanja and will therefore be unable to grow food. Eventually, they will starve to death. The existence of the above facts and their full implications were not denied by the respondent who did not file an affidavit in reply to the applicant\rquote s affidavit. Therefore, Court is willing to find that the applicant and his family are likely to starve to death i\'e7 Court does not intervene in these matters. Court is of the opinion that death is amatter that an award of damages cannot atone. In the circumstances, Court is satisfied that the applicant proved, on a balance of probabilities, that if the temporary injunction is not granted to him to restrain the respondent from carrying on activities on the kibanja in question, the applicant will suffer irreparable injury which damages cannot atone. \line After reaching the above conclusion, Court would have straight away granted the temporary injunction to the applicant. However, for the sake of addressing every issue that this application raises, Court will also consider below the fourth re quirement of the law. \line With regard to that requirement of the law, it is not disputed that the applicant owns a house on the kibanja in question where he is, presently, living with his family. That aside, the applicant and his family are depending on the s aid kibanja for survival. Therefore, it seems that if the respondent was left to interfere with that kibanja in the way she is doing, at this point in time, the applicant and his family will suffer grave consequences, and they may even die. On the contrar y, the respondent who is seeking to oust the applicant from the kibanja in question is an outsider who has no possession of it. She does not live on it and has not provided any evidence to show that she, presently, depends on that kibanja for survival. Perh aps, the most she can boast of in respect of the kibanja in question is her alleged interest which is the subject of the head suit; and the endeavours she has, so far, made with a view to interfering with the said kibanja. That is all. After carefully c onsidering what each party to the \line application has at stake, Court thinks that the applicant would lose more if the application was refused than what the respondent would lose if it was granted. \line In the circumstances, the balance of convenience seems to lie in favour of \line granting the application; and it is hereby ordered so. It is further ordered that the costs of this application will abide the outcome of the head suit. \line Read before: At 9.03 a.m \line Mr. Katongole for the Applicant \line Mr. S. 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