Ancillary rights in servitude law

275 Pages·2015·3.88 MB·English

Ancillary rights in servitude law
Sonja van Staden
Dissertation presented in partial fulfilment of the degree of Doctor of Laws at Stellenbosch
University
Promoter: Prof AJ van der Walt
December 2015
Stellenbosch University https://scholar.sun.ac.za
Declaration
By submitting this dissertation electronically, I declare that the entirety of the work
contained therein is my own, original work, that I am the authorship owner thereof
(unless to the extent explicitly otherwise stated) and that I have not previously in its
entirety or in part submitted it for obtaining any qualification.
Sonja van Staden, December 2015, Stellenbosch
Copyright © 2015 Stellenbosch University
All rights reserved
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Summary
Servitudes are regulated in South African law by the principles of the common law.
One set of principles regulate servitudes ex ante – limiting and controlling the
establishment of servitudes. Another set of principles regulate the continued
relationship between the parties. They include the principle that a servitude, once
granted, includes all that is necessary for the effective exercise of the servitude by the
dominant proprietor and the principle that requires reasonable exercise of the
servitude rights with due regard for the interests of the servient proprietor. The problem
lies in determining the scope of a servitude and establishing whether “what is
necessary for the effective exercise of the rights” is a flexible concept, especially when
flexible interpretation of servitudes creates tension between the two principles
mentioned above. The approach of South African courts is to maintain stability in the
system of property law, thus emphasising the principle that servitudes are to be
interpreted strictly.
A comparative and theoretical overview indicates that a recent shift has taken
place in the regulation of servitudes from an ex ante approach focussing on security
and stability of property rights, towards a flexible regulation of servitudes by way of ex
post controls that allow amendment or termination of obsolete or undesirable burdens
on land. This shift is underpinned by the reality of changed circumstances and the
need for servitudes, as long-standing property arrangements, to adapt to changes so
as to ensure the productive use of land as a resource. With reference to Dutch, Scots,
English and Louisiana state law, this dissertation considers ways to incorporate
flexibility in servitude law, usually by way of statutory intervention. However, in South
African servitude law the possibility of statutory intervention is slim. Accordingly,
innovative measures must be developed within the common law framework.
The need for flexibility in South African servitude law can be satisfied by
development of the common law in the form of ex post application of the existing
common law principles. If these principles are applied in a manner that takes account
of the current context of the servitude, many of the problems created by the view that
servitudes are static and unchangeable can be solved. If properly implemented, this
can allow for the amendment of existing entitlements or acknowledgement of new
ancillary entitlements, without compromising the security of property rights.
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Opsomming
In die Suid Afrikaanse reg word serwitute gereguleer deur die beginsels van die
gemenereg. Een stel beginsels reguleer serwitute ex ante deur geldigheidsvereistes
wat hul vestiging beheer en beperk. ʼn Tweede stel beginsels reguleer die verhouding
tussen die partye. Hierdie beginsels behels onder andere dat ʼn serwituut alles insluit
wat noodsaaklik is vir die effektiewe uitoefening daarvan, asook dat serwitute redelik
uitgeoefen moet word. Die omvang van serwitute is onduidelik en dit is onseker of “wat
noodsaaklik is vir die effektiewe uitoefening van die regte” ʼn buigsame begrip is, veral
aangesien ʼn buigsame interpretasie van serwitute spanning veroorsaak tussen die
bogenoemde beginsels. Die uitgangspunt van Suid Afrikaanse howe is dat stabiliteit
in die Sakereg noodsaaklik is en hulle beklemtoon dus die beginsel dat serwitute op
die mins beswarende wyse vir die dienende erf uitgelê moet word.
ʼn Vergelykende en teoretiese perspektief toon aan dat ʼn verskuiwing
plaasgevind het vanaf die ex ante benadering, met sy sterk fokus op sekuriteit en
stabiliteit in die Sakereg, na ʼn buigbare regulering wat die wysiging of beëindiging van
ongewensde of uitgediende regte moontlik maak. Een van die hoofredes vir hierdie
verskuiwing is die realiteit van veranderende omstandighede en die noodsaaklikheid
vir serwitute om aanpasbaar te wees ten einde die effektiewe gebruik van grond te
verseker. Met verwysing na Engelse, Skotse Nederlandse en Louisiana-reg, oorweeg
hierdie proefskrif verskillende wyses waarop buigsaamheid verseker kan word in die
regulerende raamwerk wat op serwitutevan toepassing is, meestal deur statutêre
ingryping. Aangesien statutêre ingryping in die Suid Afrikaanse stelsel onwaarskynlik
is, sal innoverende maatreëls binne die gemeenregtelike raamwerk ontwikkel moet
word.
Die behoefte aan buigsaamheid in die Suid Afrikaanse serwituutreg kan
bevredig word deur die gemenereg sodanig te ontwikkel dat die bestaande beginsels
ex post toegepas word, met klem op die huidige konteks en omstandighede. Hierdie
ontwikkeling sal baie van die probleme oplos wat ontstaan as gevolg van die standpunt
dat serwitute staties en onveranderbaar is. Indien dit behoorlik geïmplementeer word,
kan hierdie ontwikkeling verseker dat bestaande bevoegdhede gewysig of nuwe
bevoegdhede erken kan word, sonder om die sekuriteit van saaklike belange in
gedrang te bring.
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Acknowledgements
Various people and institutions have made it possible for me to complete this dissertation and I
am greatly indebted to them for the privilege of this experience.
I wish to thank my promotor, Prof AJ van der Walt, who provided tireless guidance and
support over the past few years. He is an incredible inspiration, both academically and personally
and I am grateful to him for the opportunity I had to work under his supervision and academic
mentorship.
I am grateful for the financial support provided by the South African Research Chair in
Property Law, sponsored by the Department of Science and Technology, administered by the
National Research Foundation and hosted by Stellenbosch University.
I am also indebted to Prof Kenneth Reid (Edinburgh) who provided stimulating discussion
and valuable recommendations at a crucial time during my research and who, along with Dr Lars
van Vliet (Maastricht) and Prof Warren Freedman (University of kwaZulu-Natal), examined this
dissertation. Thank you for taking the time to read and comment on my work and for granting
your approval of this dissertation and my research.
I wish to thank Prof Vincent Sagaert and his group at the KU Leuven who provided me
the opportunity to do research abroad and showed me wonderful hospitality during my stay in
Belgium.
My colleagues and friends at the South African Research Chair in Property Law
contributed a great deal in challenging academic discussions and emotional support over many
cups of coffee. In particular I want to thank Reghard Brits for reading and commenting on my
chapters. I must also acknowledge Gerda Adams and Mrs Annette King of the Department of
Public Law to whom I am grateful for continuous assistance with administrative and other
matters.
On a personal note, I am extremely grateful to my husband, Morné. He supported me
selflessly during the difficult times, challenged my arguments when necessary and showed me
endless love and patience. The role of my parents can also not be overstated. They instilled in
me a love for learning and have supported and believed in me always. Various other people also
deserve acknowledgement for the moral support and life lessons they contributed; among
others, my parents-in law, Adrienne and Chris, Jaco, Louise, Eugene, Arina, Michelle, Jakes,
Chanelle, Albert and Prof Rosalie Thompson played important roles in this process.
Finally, I must acknowledge the immense influence of God’s love and grace throughout
this project. His Word and his presence nourished me and provided a constant source of strength
and encouragement when I felt weak and incapable.
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Table of contents

Declaration ............................................................................................................ i
Summary ............................................................................................................... ii
Opsomming ......................................................................................................... iii
Acknowledgements ............................................................................................ iv
Chapter 1: Introduction ....................................................................................... 1
1 1 Introduction .................................................................................................... 2
1 2 Research question ......................................................................................... 5
1 3 Methodology ................................................................................................ 13
1 4 Terminology ................................................................................................. 15
Chapter 2: Servitudes and ancillary rights in South African law ................... 19
2 1 Introduction .................................................................................................. 20
2 2 Creation of servitudes .................................................................................. 22
2 3 Nature and requirements of servitudes ........................................................ 26
2 4 Effective use and reasonableness ............................................................... 34
2 5 Interpretation of servitude grants ................................................................. 40
2 6 Implied terms and ancillary rights in South African law ................................ 52
2 7 Conclusion ................................................................................................... 60
Chapter 3: Comparative overview .................................................................... 65
3 1 Introduction .................................................................................................. 66
3 2 Dutch servitude law ..................................................................................... 71
3 2 1 Nature and establishment of servitudes................................................ 71
3 2 2 Content and interpretation of servitudes ............................................... 76
3 2 3 Effective exercise and variation of servitudes ....................................... 77
3 3 English law .................................................................................................. 86
3 3 1 Nature and establishment of rights ....................................................... 86
3 3 2 Content and interpretation .................................................................... 91
3 3 3 Effective exercise and variation ............................................................ 99
3 3 4 Proposed reform ................................................................................. 102
3 4 Scots law ................................................................................................... 108
3 4 1 Nature and establishment of servitudes.............................................. 108
3 4 2 Content and interpretation of servitudes ............................................. 117
3 4 3 Effective exercise and variation of servitudes ..................................... 120
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3 5 The state law of Louisiana ......................................................................... 132
3 5 1 Nature and establishment of servitudes.............................................. 132
3 5 2 Content and interpretation of servitudes ............................................. 135
3 5 3 Effective exercise and variation of servitudes ..................................... 139
3 6 Considerations in comparative view .......................................................... 142
3 6 1 Implied terms, ancillary rights and implied servitudes ......................... 142
3 6 2 General principles for the regulation of servitudes or easements ....... 143
3 6 3 Contents and scope of servitude rights .............................................. 146
3 6 4 Statutory interventions and reforms .................................................... 148
3 6 5 Final remarks ...................................................................................... 151
Chapter 4: Theoretical considerations ........................................................... 153
4 1 Introduction ................................................................................................ 154
4 2 Focus on security in servitude law ............................................................. 156
4 3 Focus on flexibility .................................................................................... 160
4 3 1 The need for flexibility in servitude law ............................................... 160
4 3 2 Efficient land use: utility and economic efficiency ............................... 163
4 3 3 The pliability rule approach ................................................................. 177
4 3 3 1 Pliability rules ............................................................................. 177
4 3 3 2 Bell and Parchomovky’s pliability rule approach ........................ 178
4 3 3 3 Lovett’s application of pliability rules to the servitude context .... 183
4 3 4 The interest-outcome perspective ...................................................... 193
4 4 Conclusion ................................................................................................. 199
Chapter 5: Conclusions in light of the Constitution ..................................... 204
5 1 Introduction ................................................................................................ 205
5 2 The problem of rigidity in the South African law of servitudes ................... 208
5 3 Rationale for a flexible approach ............................................................... 215
5 4 Development of the common law of servitude in light of the Constitution .. 223
5 5 Section 25 analysis .................................................................................... 228
Bibliography ..................................................................................................... 241
Case law ............................................................................................................ 255
England ....................................................................................................... 255
Louisiana ..................................................................................................... 256
Scotland ...................................................................................................... 256
South Africa ................................................................................................. 257
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The Netherlands .......................................................................................... 262
United States ............................................................................................... 263
Legislation .......................................................................................................... 264
England ....................................................................................................... 264
Louisiana ..................................................................................................... 264
Scotland ...................................................................................................... 264
South Africa ................................................................................................. 264
The Netherlands .......................................................................................... 265
Old authorities .................................................................................................... 266
Other .................................................................................................................. 267

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Chapter 1

Introduction

Contents
1 1 Introduction .................................................................................................... 2
1 2 Research question ......................................................................................... 5
1 3 Methodology ................................................................................................ 13
1 4 Terminology ................................................................................................. 15

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1 1 Introduction
In 2012, the South Gauteng High Court heard the case of Jersey Lane Properties v
Hodgson.1 The facts of the case illustrate an interesting problem in the South African
law of servitudes that I aim to explore in this dissertation. The applicant in the case
(Hodgson), the owner of a property subject to a servitude of right of way, applied for
the removal of a structure built on his property by the servitude holder, who owned an
adjoining lot. The servitude holder was the developer of a hotel situated on the
dominant property. The servitude was registered as an exclusive right of way over a
road referred to by the parties as “Jersey Lane” and provided access to the hotel
premises from a public road. An electronically operated palisade gate was previously
situated along this road, on the property of Hodgson. However, after a group of VIP’s
showed their interest in staying at the hotel, but expressed their discontent with the
security and entrance to the premises, the respondent hastily effected a replacement
of the entrance gate with a huge entrance portico described as “a security gate
entrance, elaborately built with a flat roof and a guardhouse which is almost two
storeys high”.2 The question the court considered was whether the portico was
necessary for the effective exercise of the servitude. It was mentioned in the decision
that various factors would influence the reasonableness of the exercise of rights by
the servitude holder, including the general aesthetics of the surroundings, the security

1 Jersey Lane Properties (Pty) Ltd t/a Fairlawn Boutique Hotel & Spa v Hodgson and Another
(A5030/11) [2012] ZAGPJHC 86 (7 May 2012).
2 Hodgson v Jersey Lane Properties (Pty) Ltd t/a Fairlawn Boutique Hotel & Spa unreported case no
36702/10 (23 February 2011) para 1.
2