DJ Hennessy refers to “traffic chaos” and criticises Wirral Council for not complying with a Court Order

DJ Hennessy refers to “traffic chaos” and criticises Wirral Council for not complying with a Court Order

DJ Hennessy refers to “traffic chaos” and criticises Wirral Council for not complying with a Court Order

                                      

Birkenhead County Court entrance 5th October 2018
Birkenhead County Court entrance 5th October 2018

This continues from an earlier story about the adjourned hearing on the 5th October 2018.

Today was a hearing in the two linked cases (E14YJ013 & E24YJ652) brought by Ms Chalmers against Wirral Borough Council.

The hearing was scheduled for 10.00 am but I was told when I arrived (having walked about a mile and a half there which was faster than the buses and traffic were going) that the hearing was likely to start late due to the gridlocked traffic. Many people were ringing the Birkenhead County Court stating they would be late.

Attending today for the Defendant Wirral Council was Mr Bayatti (a solicitor working for Wirral Council) and two other Wirral Council employees who although present for the hearing did not speak during the hearing.
Continue reading “DJ Hennessy refers to “traffic chaos” and criticises Wirral Council for not complying with a Court Order”

Cross-examination of Kane & Woodley, parties summarise their case in Wirral Council v Kane and Woodley (Fernbank Farm)

Cross-examination of Kane & Woodley, parties summarise their case in Wirral Council v Kane and Woodley (Fernbank Farm)

Cross-examination of Kane & Woodley, parties summarise their case in Wirral Council v Kane and Woodley (Fernbank Farm)

                    

Wirral Council v Kane and Woodley (case 3BI05210)
Birkenhead County Court
13th February 2014
Court Room 1

Continues from Mrs Kane faces questions from Sarah O’Brien (barrister) and District Judge Woodburn in Wirral Council v Kane and Woodley (Fernbank Farm).

Mrs Kane is questioned by District Judge Woodburn
Mrs Kane asked why they would pay for a further twelve months of public liability insurance if the lease hadn’t been renewed? District Judge Woodburn said something brief to which Mrs Kane said that Wirral Council had been “ignoring us”. She said that Wirral Council could only get out of renewing a protected lease if they had broken the terms of the lease and referred to a letter from 2012. District Judge Woodburn referred to an agreement. Mrs Kane said yes, that they thought that Wirral Council agreed to renewal.

District Judge Woodburn asked Mrs Kane why she had not done as suggested in paragraph five (which refers to applying to the Court)? Mrs Kane said she had spoken with David Dickenson in April or May and as far as she knew the lease was going through. The first thing she knew it hadn’t was in August when she received an invoice for £700. She rang the number and was told it was for rent because they’d given up the land which was the first thing she knew. Two days after she received details about Wirral Council’s request for a possession order. District Judge Woodburn said that Mrs Kane could return to her seat and swap with Mrs Woodley.

Mrs Woodley takes the witness stand
Mrs Woodley said, “I swear by Almighty God to tell the truth, the whole truth, and nothing but the truth”. District Judge Woodburn asked her name to which she replied “Valerie Patricia Woodley”. He asked her to have a seat and pointed out that she had not made a witness statement. District Judge Woodburn referred Mrs Woodley to a document at page fifteen and asked if it was her handwriting? She answered, “Yeah”. District Judge Woodburn asked her to go over the page to page seventeen and eighteen and asked if that was her handwriting? Mrs Woodley gave the same answer.

District Judge Woodburn asked if it was a statement made in support of the defence? She answered, “Yeah”. He asked her a further question, she answered then he said if she wished to she could have a seat.

Mrs Woodley is cross-examined by Sarah O’Brien
Sarah O’Brien, barrister for Wirral Council asked her to confirm the document was true, which referred to an alleged conversation between David Dickenson and Carol Kane. She said “yes”. Sarah O’Brien said that Mrs Woodley had no knowledge of the conversation as she had not taken part in it. Mrs Woodley explained that she had put that in because her mother was ill. Sarah O’Brien asked another brief question to which Mrs Woodley answered “no”.

Miss O’Brien asked Mrs Woodley if she accepted that she’d received a copy of the eviction notice which intended to end the business tenancy? Mrs Woodley answered “yes”. District Judge Woodburn referred to when she received the notice at page twenty-two in the bundle that it looked like that. He asked her to have a quick read of paragraph five. He referred to having to apply to the court to grant a new tenancy by the date in paragraph two (31st May) and whether she knew this? Mrs Woodley said that when her mum (Mrs Kane) was speaking she’d told her that they didn’t need to because they were in negotiations. District Judge Woodburn asked her if she had anything to add, she replied “no”. He asked her if she agreed with Mrs Kane to which she replied “yes” and if there was anything else she wished to add to which she replied “no”. District Judge Woodburn asked her to watch her step as she left the witness stand and that Mrs Kane and Mrs Woodley were not putting forward witnesses so he wanted both parties to summarise.

Mrs Kane asked if Cllr Ian Lewis (her McKenzie Friend) could summarise for her? District Judge Woodburn said “no”. She asked what about Martin Woodley? District Judge Woodburn said that Mr. Woodley was in the same position and that he thought both defendants could summarise in their own words what the case about. He said that they (the defendants) had done well up to now regarding their views. He said to summarise what the case is ultimately about is the fact that they didn’t apply to the court for a new tenancy, they said they didn’t do so because of what they were told which is their sole contention.

Mrs Kane summarises
Mrs Kane said that in forty years they’d never had a penny off Wirral Council. She continued by saying that many years ago when Wirral Council told them that they were moving them to a different place that Wirral Council had changed their minds and said they would not build on that site so they’d decided to stay. She said that they’d made new fences at a cost of thousands of pounds and repaired them after a storm. Mrs Kane said that she had been asking Wirral Council to be lenient about the cost of renewing the lease but they’d been stopped from renewing only because they were guilty of believing and trusting what Wirral Council were saying.

Mrs Woodley summarises
District Judge Woodburn asked if Mrs Woodley had anything to say? Mrs Woodley said that she agreed with her mother. She said that when they contacted Cllr Ian Lewis that he had confirmed that they must have taken the decision not to renew the lease. District Judge Woodburn referred to the evidence of David Dickenson with regards to his instructions. Mrs Woodley said that it was not from the Council. District Judge Woodburn said “that may be the case”. Mrs Woodley said that their “only crime was to trust” and that Wirral Council made it “impossible to renew the lease” and had done “everything possible to stop” them.

Sarah O’Brien (barrister for Wirral Council) summarises
District Judge Woodburn asked Sarah O’Brien to summarise Wirral Council’s case. Sarah O’Brien said that what the solicitor had provided was the prescribed form from the HMCS [Her Majesty’s Courts Service] website and that it was a standard form.

Ed – although she’s just repeating what she’s been told, the HMCS website doesn’t actually have this on it. The prescribed forms are part of the legislation and are on this website Schedule 2 of SI 2004/1005 (The Landlord and Tenant Act 1954, Part 2 (Notices) Regulations 2004), a site that has UK laws on it run by the National Archives.

District Judge Woodburn said “yes, thanks”. Sarah O’Brien said that she would be very brief. Sarah O’Brien said the tenancy was properly terminated in accordance with the Act and that the only defence raised was estoppel. District Judge Woodburn said that the evidence of the two parties was different as to whether there was a binding agreement which would mean an application to the court was not required.

Sarah O’Brien referred to evidence that contradicted that assertion, as the defendant had sent a letter proposing alternative terms. She said that the defendants say that the communication with David Dickenson was highly relevant and important but that it didn’t appear in their defences which is not to say it didn’t take place. District Judge Woodburn asked someone to please not interrupt her.

Sarah O’Brien referred to pages thirty-seven and thirty-eight which referred to chasing a response. She said that if she had received an assurance regarding the terms agreed, then there was no need to be chasing a response. Miss O’Brien said that the evidence did not support the assertion that new terms were agreed.

The second point Miss O’Brien made was a further suggestion that David Dickenson had told Mrs Kane categorically that she did not need to apply to the Court. If this had been said they why didn’t it form part of the defence rather than vague assertions such as being told “not to worry”? Miss O’Brien said that the only reason was that it was not said. She continued by saying that the assertion made that David Dickenson told her “not to worry” needed a clear context and the representation was too vague for it to be reasonable that it could be relied upon.

Miss O’Brien said that the notices were received and read and it was not a question that they were prevented or couldn’t make an application to the court and that was why the lease was not protected. She said that whether Wirral Council agreed to the terms or there was estoppel were facts, therefore Wirral Council should be entitled to a possession order.

District Judge Woodburn said he was going to take a break to consider, then he would invited people back and give judgement on the factual issues. He thought it was best for everyone to have a break. He would let the usher and clerk know when he was ready. The court usher would then ask people to come back in.

Continues at District Judge Woodburn grants Wirral Council possession order: pony club given a year to leave Fernbank Farm.

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Who’s who, “plebgate” and DDJ Grosscurth’s court order in Wirral Council v Kane and Woodley (Fernbank Farm)

Who’s who, “plebgate” and DDJ Grosscurth’s court order in Wirral Council v Kane and Woodley (Fernbank Farm)

Who’s who, “plebgate” and DDJ Grosscurth’s court order in Wirral Council v Kane and Woodley (Fernbank Farm)

                     

Wirral Council v Kane and Woodley (case 3BI05210)
Birkenhead County Court
13th February 2014
Court Room 1

Yesterday’s blog post headlined District Judge Woodburn grants Wirral Council possession order: pony club given a year to leave Fernbank Farm dealt with the end of the trial when District Judge Woodburn gave his judgement.

This blog post deals with the trial from the beginning. Before it started here’s a brief description of the scene in Court Room 1 of the Birkenhead County Court.

On the usually empty seats for the public (despite the court usher referring to Court Room 1 as “small” it’s not as cramped as the judge’s chambers were for the previous hearing) were about a dozen supporters of Fernbank Farm who had come to hear the trial and a small number of Wirral Council employees as well as myself and my wife.

Sitting on the right at the front were the two defendants Mrs Carol Eileen Kane and Mrs Valerie Patricia Woodley (Mrs Kane is the mother of Mrs Woodley), their McKenzie Friend Cllr Ian Lewis and Mrs Woodley’s husband Mr Woodley.

On the left waiting for the District Judge to enter was Sarah O’Brien, the junior barrister who was representing Wirral Council. There’s a picture of her on her Chamber’s website.

“All rise for Judge Woodburn”
The court usher asked those present to rise for District Judge Woodburn, people stood up and District Judge Woodburn arrived through a door to the back and right of the room and said “Have a seat”, to which Wirral Council’s barrister Sarah O’Brien replied to District Judge Woodburn with a polite but deferential “Morning Sir”.

“Let’s see who we’ve got”
District Judge Woodburn said “Let’s see who we’ve got” giving those present an opportunity to identify themselves to him. The two defendants Carol Eileen Kane and Valerie Patricia Woodley both gave their full names. Mr Woodley asked if he could speak on behalf of his wife Mrs Woodley. District Judge Woodburn said that Mr. Woodley was not a party to the case and that usually only parties to the case and their advocates sat on the front row. He understood Mr. Woodley was there to support his wife, but asked him to sit on the row behind. Mr Woodley got up and moved to the row behind the defendants.

Cllr Ian Lewis identified himself as a local councillor. District Judge Woodburn asked if he was acting as a McKenzie friend? Cllr Lewis replied that he was for both Mrs Kane and Mrs Woodley. District Judge Woodburn said that Cllr Lewis could whisper to the defendants, but he was not an advocate and that he [District Judge Woodburn] would direct questions to either Mrs Kane or Mrs Woodley.

District Judge Woodburn asked Sarah O’Brien if she was counsel for Wirral Borough Council. She replied “yes”. District Judge Woodburn said he was going to address everyone and said “I understand the emotions around this particular action” and that there had been one lease or another for forty years. He asked everyone to be patient, listen and not interrupt. If questions were asked he asked that people not speak across others. He wanted to ensure all parties had their say on the relevant points as it was important to determine the issues. District Judge Woodburn pointed out that proceedings were being recorded if one party wished to obtain a transcript from that recording they could subject to a payment.

No recording and switch your phone off
He pointed out that no one else was permitted to record by means of an electronic device, members of the public were entitled to report what they heard, but there was no permission for electronic recording or photography. If anybody left the court room and returned, they may be asked to produce
their mobile phones before being allowed back in. He asked everyone to check their mobile phones were switched off, not just to silent but switched off and then said “Let’s make a start.”

Landlord and Tenant Act 1954 c.56
To Sarah O’Brien he said that he had read the bundle of documents but that they seemed “back to front”. Sarah O’Brien replied that she had noticed that, but that it was a relatively small bundle. District Judge Woodburn said they they were heading to highly technical areas involving the Landlord and Tenant Act 1954 c. 56, he asked if the defendants had sought legal advice regarding the notices? The defendants replied that they had had a solicitor. District Judge Woodburn asked if they had sought legal advice on the notices before May 2013. The defendants answered “No”.

Deputy District Judge Grosscurth’s Order
Sarah O’Brien said that the position was that the defendants had not filed witness statements which should’ve been done by the 9th January (this refers to a court order made at the hearing in November 2013 in this case). She said the defendant’s only defence was estoppel arguments which required necessary evidence and that the burden of proof for these was on the defendants. Sarah O’Brien further said that there had been no application for relief from sanctions and therefore since the decision in Mitchell (I presume she is referring to [2013] EWCA Civ 1537 which was a decision in a libel case known as “plebgate”) she was inviting District Judge Woodburn to proceed on Wirral Council’s evidence.

District Judge Woodburn asked her which page number the order about the witness statements was? Sarah O’Brien replied that it was on page five and over the page on page six. District Judge Woodburn said it was on page six, paragraph three at the bottom right. He asked if Mrs Woodley could see it and then for Cllr Ian Lewis to assist the defendants. District Judge Woodburn again pointed out that it was at the bottom right of page six and asked if the defendants had the same bundle followed by “let’s make sure we’ve got the same bundle” followed by “don’t take the documents out of the ring binder”.

He referred to page six, paragraph three referring to the court order about mutual exchange of witness statement by 4pm on the 9th January 2014 made by Deputy District Judge Grosscurth on the 29th November 2013 when both defendants and their McKenzie friend were present.

Continues at Witness statements, rules & regulations, possession and estoppel in Wirral Council v Kane and Woodley (Fernbank Farm).

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