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December 3, 2003

 

Between:

E.C.B. No. 09/94/242
Langdale Landing Properties Ltd.
Claimant

E.C.B. No. 13/94/242
James Greatbanks and TNL Construction Ltd.
Claimants
And: Her Majesty the Queen in Right of the Province of British Columbia
Respondent
Before: Robert W. Shorthouse, Chair
Michael R. Grover, AACI, P.App., Board Member
Suzanne K. Wiltshire, Board Member
Appearances: Reinhard Burke, Counsel for the Claimants
Nerys Poole, Counsel for the Respondent

TABLE OF CONTENTS

1. INTRODUCTION
2. BACKGROUND
  2.1 The Claimant LLPL
  2.2 The Claimant TNLC
  2.3 The Claimant Greatbanks
  2.4 The Subject Properties
    2.4.1 Location, Size and Topography
    2.4.2 Land Use Controls
    2.4.3  Development Proposals 
  2.5 Existing Highway Configurations and the Gibsons Bypass
  2.6 The Langdale Ferry Terminal
  2.7 The Expropriations
  2.8 Advance Payments
3. THE COMPENSATION CLAIMS
  3.1 The LLPL Claim
  3.2 The TNLC Claim
  3.3 The Greatbanks Claim
  3.4 Order of Addressing the Claims
4. THE GRAVEL RELATED CLAIMS (TNLC AND LLPL)
  4.1 Statutory Foundation of the Claims
  4.2 Issues
  4.3 Effect of Section 33(d)
    4.3.1 Ministry's Case
    4.3.2 Claimants' Case
    4.3.3 Board's Analysis and Conclusion
  4.4 Effect of the Crown Grant
    4.4.1 Ministry's Case
    4.4.2 Claimants' Case
    4.4.3 Board's Analysis and Conclusion
  4.5 Effect of the Trust and Agency Agreement
    4.5.1 Ministry's Case
    4.5.2 Claimants' Case
    4.5.3 Board's Analysis and Conclusion
  4.6 Were the Profits à Prendre Expropriated?
    4.6.1 Ministry's Case
    4.6.2 Claimants' Case
    4.6.3 Board's Analysis and Conclusion
  4.7 Effect of Section 20(1)
    4.7.1 Claimants' Case
    4.7.2 Ministry's Case
    4.7.3 Board's Analysis and Conclusion
  4.8 Duration of the Profits à Prendre
    4.8.1 Claimants' Case
    4.8.2 Ministry's Case
    4.8.3 Board's Analysis and Conclusion
  4.9 Valuation of the Gravel Claims
    4.9.1 Preliminary Observations
    4.9.2 Piteau Report
    4.9.3 Claimants' Case
      4.9.3.1 Brawner Report
      4.9.3.2 Procknow Report
      4.9.3.3 McClintock Reports
      4.9.3.4 Funk Report (Gravel Extraction)
      4.9.3.5 Beresford Evidence
    4.9.4 Ministry's Case
      4.9.4.1 Coulter Report
      4.9.4.2 Reith Report
      4.9.4.3 Other Ministry Evidence
    4.9.5 Board's Analysis and Conclusions
      4.9.5.1 Piteau Report Revisited
      4.9.5.2 Use of Hindsight Information
      4.9.5.3 Approaches and Methodology of Experts
      4.9.5.4 Discounted Cash Flow Approach
      4.9.5.5 Projected Quantities, Markets, Revenues
      4.9.5.6 Projected Production Costs
      4.9.5.7 Discount Rate
      4.9.5.8 Entrepreneurial Profit
      4.9.5.9 Board's Conclusion as to Market Value
      4.9.5.10 Special Economic Advantage
5. THE MINISTRY'S DEVELOPMENT AND THE QUESTION OF "PROJECT INFLUENCE"
  5.1 Preliminary Observations
  5.2 Statutory Provisions
  5.3 Claimants' Position
  5.4 Ministry's Position
  5.5 Evidence Concerning the Development
    5.5.1 Gibsons Bypass Project
    5.5.2 Langdale Ferry Terminal Expansion Project
  5.6 Board's Analysis and Conclusion Respecting the Development
  5.7 The Question of Project Influence
    5.7.1 Claimants' Position
    5.7.2 Ministry's Position
    5.7.3 Evidence Concerning Project Influence
    5.7.4 History of Subdivision Proposals and Land Use Designations
      5.7.4.1 Pre-1985 Development Proposals
      5.7.4.2 1985 to 1989 Development Proposals
      5.7.4.3 The LLPL Development Proposals
    5.7.5 Subdivision Approval Process Considered
    5.7.5 Role of the SCRD Considered
    5.7.6 Board's Conclusion as to Project Influence
6. THE LLPL SUBDIVISION-RELATED CLAIMS
  6.1 Statutory Foundation of the Claims
  6.2 Issues
  6.3 Highest and Best Use
    6.3.1 Density
    6.3.2 Eastern Triangle
    6.3.3 Conclusion
  6.4 Market Valuation
    6.4.1 The Appraisals
    6.4.2 Impact of Gravel Extraction
    6.4.3 LLPL's Appraisal Evidence Considered
      6.4.3.1 Development Approach
    6.4.4 Ministry's Appraisal Evidence Considered
      6.4.4.1 Development Approach
      6.4.4.2 Direct Comparison Approach
    6.4.5 Board's Analysis and Conclusion
  6.5 Disturbance Damages
    6.5.1 Costs Incurred on Subdivision Development Applications and Preliminary Development Work
      6.5.1.1 LLPL's Position
      6.5.1.2 Ministry's Position
      6.5.1.3 Board's Analysis and Conclusion
    6.5.2 Directors' Fees
      6.5.2.1 LLPL's Position
      6.5.2.2 Ministry's Position
      6.5.2.3 Board's Analysis and Conclusion
7. THE GREATBANKS CLAIMS
  7.1 Statutory Foundation of the Claims
  7.2 Issues
  7.3 Access Issues
    7.3.1 Greatbanks' Position
    7.3.2 Ministry's Position
    7.3.3 Gibsons Bypass as Controlled Access Highway
    7.3.4 Access under 1985 Settlement Agreement
    7.3.5 Access under Greatbanks Purchase from LLPL
      7.3.5.1 Express Easement
      7.3.5.2 Implied Easement
      7.3.5.3 Statutory Access
    7.3.6 Access under Arrangements with the Ministry
      7.3.6.1 Contractual Access
      7.3.6.2 Equitable Access through Part Performance
      7.3.6.3 Controlled Access Permit
    7.3.7 Summary Conclusions Regarding Access
  7.4 Valuation of the Greatbanks Property Before the Taking
    7.4.1 Highest and Best Use
      7.4.1.1 Greatbanks' Case
      7.4.1.2 Ministry's Case
      7.4.1.3 Board's Analysis and Conclusion
    7.4.2 Market Value
      7.4.2.1 Greatbanks' Case
      7.4.2.2 Ministry's Case
      7.4.2.3 Board's Analysis and Conclusion
  7.5 Valuation of the Greatbanks Property After the Taking
    7.5.1 Highest and Best Use
      7.5.1.1 Greatbanks' Case
      7.5.1.2 Ministry's Case
      7.5.1.3 Board's Conclusion
    7.5.2 Market Value
      7.5.2.1 Greatbanks' Case
      7.5.2.2 Ministry's Case
      7.5.2.3 Board's Analysis and Conclusion
  7.6 Board's Final Valuation Conclusions
  7.7 Personal Losses
    7.7.1 Claim for Cost of Greatbanks Driveway
      7.7.1.1 Entitlement
      7.7.1.2 Cost Estimates
      7.7.1.3 Compensation Award
    7.7.2 Claim for Cost of Access through YMCA Property
8. SUMMARY OF COMPENSATION AWARDS
9. INTEREST
  9.1 Statutory Framework
  9.2 Interest Payable to TNLC
  9.3 Interest Payable to LLPL
  9.4 Interest Payable to Greatbanks
10. COSTS
  10.1 Statutory and Regulatory Framework
  10.2 Positions of the Parties
  10.3 Board's Analysis and Conclusions
    10.3.1 TNLC's Costs
    10.3.2 LLPL's Costs
    10.3.3 Greatbanks' Costs
ORDERS OF THE BOARD
APPENDIX "A" Sketch Plan
APPENDIX "B" Chronology
APPENDIX "C" Interest Rates

 

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