Law Society of Kenya v Service & 5 others; Migot-Adholla & another (Interested Party) (Environment & Land Petition E029 of 2022) [2022] KEELC 3962 (KLR) (12 August 2022) (Ruling)
Environment and Land Court at Nairobi
OA Angote, J
August 12, 2022
Reported by Kakai Toili
Download the Decision
Summary Significance: The petitioner filed the instant application seeking to stay the enforcement of directives issued to the Vice-Chancellor of Kenyatta University to surrender the University’s title deed to effectuate transfer of portions of its land to various institutions. The court held among others that; the National Government, the County Government and the National Land Commission were barred from dealing with land held, used or occupied by a national State organ. The court also held that letters by the Head of Public Service and any purported Cabinet resolution with regard to the University’s land amounted to being a request to the University’s Council to set aside the land for public purpose.
Constitutional Law – constitutional commissions – National Land Commission (NLC) – powers of the NLC - whether the NLC could allocate land held, used or occupied by a national State organ on behalf of the National or County Governments – what was the rationale for exclusion of the National Land Commission, the National and County Governments from dealing with land held, used or occupied by a national State organ - what was the effect of a Cabinet resolution to alienate land belonging to a university - Constitution of Kenya, 2010, articles 62(2) and (3); Land Act, 2012 section 12.
Constitutional Law – constitutional petitions – institution of constitutional petitions - whether an entity which was not part of a university’s council had the locus standi to institute a constitutional petition challenging an alienation of the university’s land – Constitution of Kenya, 2010, article 22 and 258.
Civil Practice and Procedure – orders – conservatory orders - what was the nature of conservatory orders.
Constitutional Law – fundamental rights and freedoms – economic and social rights – right to housing – when did the right to housing over public land crystallize – Constitution of Kenya, 2010, article 60(1)(a).
Words and Phrases - locus standi – definition of locus standi- the right to bring an action or to be heard in a given forum - Black’s Law Dictionary, 9th Edition.
Brief facts:
The petitioner filed the instant application seeking to stay the enforcement of the directives contained in the letters of July 4 and 7, 2022 and or the sub division, alienation or interference with the ownership of the suit property. The letter of July 4, 2022 informed the Vice Chancellor-Kenyatta University (2nd interested party) that the Cabinet had approved allocation of the suit property to various institutions. The letter, signed by the 1st respondent, requested the University to surrender its title deed to the Ministry of Lands and Physical Planning to effectuate the transfer whereas the letter of July 7, 2022 reiterated what was contained in the earlier letter.
According to the petitioner, the University was the registered owner of the suit property and as such, its proprietary rights were protected and that a university granted a charter was a body corporate capable of acquiring, holding and disposing off immovable property. The petitioner’s case was that the 1st respondent’s actions were akin to compulsory acquisition of the suit property without following due process and that it was only the 4th respondent, the National Land Commission (NLC) who was mandated to initiate the process of compulsory acquisition of the suit property.
The petitioner further argued that the NLC and the public, pursuant to sections 12 and 14 of the Land Act, should have been involved in the allocation of a portion of the suit property to the World Health Organization (WHO), Africa Centre for Disease Control (ACDC), Kenyatta University Teaching and Referral Hospital (KUTRH) and the Ministry of Lands and Physical Planning to settle the squatters at Kamae.
The respondents took the position that the suit property was public land which was allocated to the University by the Government; that the Government had an unfettered right to compulsorily acquire public land, which acquisition could be done administratively and that the University was not eligible for compensation because it was a public body holding the land in trust for the public.
Issues
- Whether the National Land Commission could allocate land held, used or occupied by a national State organ on behalf of the National or County Governments.
- What was the rationale for exclusion of the National Land Commission, the National and County Governments from dealing with land held, used or occupied by a national State organ?
- What was the effect of a Cabinet resolution to alienate land belonging to a university?
- Whether an entity which was not part of a university’s council had the locus standi to institute a constitutional petition challenging an alienation of the university’s land.
- What was the nature of conservatory orders ?
- When did the right to housing over public land crystallize?
Relevant provisions of the law
Land Act, 2012
(1) .. Whenever the national or county government is satisfied that it may be necessary to allocate the whole or part of a specific public land, the Cabinet Secretary or the County Executive Committee member responsible for matters relating to land shall submit a request to the Commission for the necessary action by way of
(a) . public auction to the highest bidder at prevailing market value subject to and not less than the reserved price;
(b) . application confined to a targeted group of persons or groups in order to ameliorate their disadvantaged position;
(c) . public notice of tenders as it may prescribe;
(d) . public drawing of lots as may be prescribed;
(e) . public request for proposals as may be prescribed; or
(f) ... public exchanges of equal value as may be prescribed.
(2) The Commission shall ensure that any public land that has been identified for allocation does not fall within any of the following categories—
(a) public land that is subject to erosion, floods, earth slips or water logging;
(b) public land that falls within forest and wild life reserves, mangroves, and wetlands or fall within the buffer zones of such reserves or within environmentally sensitive areas;
(c) public land that is along watersheds, river and stream catchments, public water reservoirs, lakes, beaches, fish landing areas riparian and the territorial sea as may be prescribed;
(d) public land that has been reserved for security, education, research and other strategic public uses as may be prescribed; and
(e) natural, cultural, and historical features of exceptional national value falling within public lands;
(f) reserved land; or
(g)any other land categorized as such, by the Commission, by an order published in the Gazette.
- The term locus standi meant a right to appear in court and conversely to say that a person had no locus standi meant that he had no right to appear or be heard in such proceedings. The lack of the requisite capacity to bring a suit went to the root of the case, and without locus standi, the suit could not stand. The law on locus standi in constitutional petitions was envisaged under articles 22 and 258 of the Constitution of Kenya, 2010 (Constitution).
- The petition was premised upon articles 22 and 258 of the Constitution which granted every person the right to institute court proceedings claiming that a fundamental freedom in the Bill of Rights had been denied, violated or threatened. Whereas not expressly stated, the issue at hand was within the ambit of public interest. The petitioner had the requisite locus standi to move the court in the manner that it had done.
- Conservatory orders bore a more decided public-law connotation: for those were orders to facilitate ordered functioning within public agencies, as well as to uphold the adjudicatory authority of the court, in the public interest. Conservatory orders, therefore, were not, unlike interlocutory injunctions, linked to such private-party issues as the prospects of irreparable harm occurring during the pendency of a case; or high probability of success in the applicant’s case for orders of stay.
- In determining whether or not to grant conservatory orders, the court was alive to the fact that it had to be careful not to make a final determination of the issues in contention. It was not enough to merely establish a prima facie case and show that it was potentially arguable. Potential arguability was not enough to justify a conservatory order but rather there had to be evident a likelihood of success. The prima facie case ought to be beyond a speculative basis.
- Kenyatta University was a public body and or a State organ and owned the suit property. Under article 62 (1)(b) of the Constitution, any land that was lawfully held, used or occupied by any State organ, except where it occupied such land as lessee under a private lease, was public land. Section 12 of the Land Act provided the mechanism under which public land could be allocated.
- The mandate of the NLC to administer land on behalf of the National and County Governments was provided for in the Constitution. That mandate was very deliberate and specific. The suit property fell within the category of land held, used or occupied by Kenyatta University, which was a national State organ. The reading of article 62(2) and (3) of the Constitution showed that the Constitution expressly barred the NLC, the County or National Governments from dealing with land held, used or occupied by a State organ in any manner, including allocation of such land.
- Land held, used or occupied by a national State organ was the only category of public land, pursuant to article 62(2) and (3) of the Constitution, that neither vested in the two levels of Government nor administered by the NLC on behalf of the two levels of Government. If the Constitution did not vest land held, used or occupied by a State organ in the National or County Governments, and excluded the NLC from administering it, the NLC could not allocate such land on behalf of the National or County Governments pursuant to the provision of section 12 of the Land Act. Section 12 was applicable in respect to all other categories of public land defined under article 62(1) except land held, used or occupied by a State organ, in which category the suit property fell.
- The exclusion of the National Government, the County Government and the NLC from dealing with land held, used or occupied by a national State organ by the Constitution was not accidental. It was a deliberate constitutional imperative to enable State organs to deal with such land pursuant to the laws governing them, and to avoid the past incidences where the Executive would deal with land reserved for State organs in any manner it deemed fit.
- The provisions of section 12 and 14 of the Land Act which provided the manner in which the NLC allocated public land, upon being moved by the National or County Governments, was inapplicable in the instant suit.
- In view of the provisions of articles 62(2)(b) and 62(3) of the Constitution, the letters of July 4, 2022 and July 7, 2022 authored by the 1st respondent, and any purported Cabinet resolution, were inconsequential, other than being a request to the 2nd respondent (University Council), just like any request that could be made by a Kenyan, for setting aside the University’s land for public purpose and or for the benefit of the University.
- From section 48 of the Universities Act, the manner in which a public university dealt with its land was determined by the university itself, subject to any endowment, bequest or donation. Section 60 of the Universities Act provided for the functions of the university council to include managing, supervising and administering the assets of the university in such a manner as best promoted the purpose for which the university was established.
- The law establishing Kenyatta University allowed the University, through its Council, to dispose of its immovable property, including land. While doing so, the Council had to comply with section 17 (8) of the Charter of Kenyatta University. The Council of Kenyatta University was supposed to administer the assets of the University, including disposing its land, in the interest of the University and the public at large, and in accordance with the procedures laid down by the Government.
- Where the landless occupied public land and established homes thereon, they acquired not title to the land, but a protectable right to housing over the same. The right to housing over public land crystallized by virtue of a long period of occupation by people who had established homes and raised families on the land. That right derived from the principle of equitable access to land under article 60(1)(a) of the Constitution.
- According to the Supreme Court in the Mitu-Bell Welfare Society vs Kenya Airports Authority & 2 others; Initiative for Strategic Litigation in Africa (Amicus Curiae) (Petition 3 of 2018) [2021] KESC 34 (KLR), every individual as part of the collectivity of the Kenyan nation had an interest, however indescribable, however unrecognizable, or however transient, in public land. According to the Supreme Court, the landless people occupying public land should be allocated such land, or be compensated if any eviction was to occur. The residents of Kamae informal settlement, who, as admitted by Kenyatta University in Kenyatta University & 1699 others v Kimani Mbugua & 78 others [2021] eKLR and the NLC, had been in occupation of a portion of the suit property since 1984, had to be protected by the court.
- The evidence before the court showed that the University’s Council, vide its meeting of July 15, 2022 approved the re-planning of the suit property as suggested by the Cabinet for the allocation of a portion of the University land to KUTRRH, WHO, ACDC and the squatters. The Council did allocate the land in the manner suggested in the letter, and gave its reasons for doing so.
- The court was not shown any evidence by the petitioner, prima facie, that the University’s Council, which passed the resolution of July 15, 2022 to alienate a portion of the University land for public purpose was in the office illegally.
- Although the letter by the 1st interested party (who did not file an affidavit to support or oppose the application) showed that the Council rejected the alienation of the University land, that letter could not be equated to a resolution of the Council. The resolution, if it existed at all, should have been exhibited.
- The main lacuna in the instant application was that the same was filed on July 14, 2022, while the resolution of the Council was made on July 15, 2022. That being the case, the court expected the petitioner to file a further affidavit to counter, if at all, the Council’s resolution of July 15, 2022. That was not done despite the court having given the petitioner leave to do so when the matter came up for inter partes hearing on July 27, 2022.
- From the minutes of the University’s Council dated July 15, 2022, the Council, prima facie, justified the allocation of a portion of the University’s land, to wit, 30 acres to the WHO; 10 acres to the ACDC; 180 acres to KUTRRH and 190 acres to facilitate the resolution of Kamae Settlement Scheme impasse. The petitioner had not established a prima facie case with chances success.
|