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England and Wales Court of Appeal (Civil Division) Decisions |
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You are here: BAILII >> Databases >> England and Wales Court of Appeal (Civil Division) Decisions >> Supershield Ltd v Siemens Building Technologies FE Ltd [2010] EWCA Civ 7 (20 January 2010) URL: http://www.bailii.org/ew/cases/EWCA/Civ/2010/7.html Cite as: [2010] 1 Lloyd's Rep 349, [2010] EWCA Civ 7, [2010] NPC 5, [2010] 1 CLC 241, 129 Con LR 52, [2010] BLR 145 |
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ON APPEAL FROM THE HIGH COURT OF JUSTICE
QUEEN'S BENCH DIVISION
TECHNOLOGY AND CONSTRUCTION COURT
Ramsey J
HT 07-177, HT 07-178
Strand, London, WC2A 2LL |
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B e f o r e :
LORD JUSTICE RICHARDS
and
LORD JUSTICE TOULSON
____________________
SUPERSHIELD LIMITED |
Appellant |
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- and - |
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SIEMENS BUILDING TECHNOLOGIES FE LIMITED |
Respondent |
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WordWave International Limited
A Merrill Communications Company
165 Fleet Street, London EC4A 2DY
Tel No: 020 7404 1400, Fax No: 020 7404 1424
Official Shorthand Writers to the Court)
Tim Lord QC (instructed by Watmores Solicitors) for the Respondent
Hearing date: 15 December 2009
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Crown Copyright ©
Lord Justice Toulson:
"Introduction
1. On 9 October 2001 a nut and bolt connection on a float valve failed and water from a storage tank overflowed into the basement of a new office building for Slaughter and May in the City of London. The water caused a flood which led to extensive damage to the electrical equipment in the basement.
2. Originally proceedings were brought by claim forms dated 14 June 2007 against the Contractor, Skanska Construction Ltd ("Skanska") formerly known as Kvaerner Construction Ltd, by three parties: Trucidator Ltd, the lessee of the premises and Slaughter and May, the occupiers, by claim form in case HT-07-177 and Deka Immobilien Investment GMBH ("Deka"), the freeholder/lessor, by claim form in case HT-07-178.
3. Skanska had constructed the new office building under a building contract dated 28 May 1999 ("the Building Contract") entered into with a developer, Helical Bar (Chiswell Street) Ltd. They had also provided warranties to Trucidator Ltd, Slaughter and May and Deka, who I shall refer to, together, as the claiming parties.
4. Skanska joined the mechanical and electrical subcontractor, Haden Young Ltd ("Haden Young") into the proceedings. They had been retained by Skanska to install the sprinkler system as part of the mechanical and electrical works. In turn Haden Young joined Siemens Building Technologies FE Ltd, formerly Preussag Fire Protection Ltd ("Siemens"), into the proceedings. They had entered into a sub-contract with Haden Young to supply and install the sprinkler system.
5. Siemens likewise then joined Supershield Ltd ("Supershield") into the proceedings. They had a sub-contract with Siemens to install the sprinkler system.
6. There was a mediation in June 2008 attended by all parties. This led to two Tomlin Orders by which Siemens settled the claims with the parties up the contractual chain but maintained its Part 20 claim against Supershield …
The Flood
7. There is little in issue between the parties as to the sequence of events that led to the flood.
8. The water storage tank for the sprinkler system was located in the basement of the premises. It stored water which, in the event of the operation of sprinkler system in the building, would be pumped through the pipework serving the sprinklers. The tank was divided into two parts and the mains water supply was connected to each part of the tank. When the level of the water in one part of the tank dropped, a float valve would operate to refill the water tank. This float valve was an industrial version of the ball valve typically found in domestic water supply tanks. The float device is connected to a lever arm which operates the valve lever which turns the water on and off. The lever arm was attached at one end to the float and at the other end to the valve lever. The connection to the float was by two nuts and bolts some centimetres apart. It was one of these connections which failed in the following circumstances, causing water to overflow.
9. At about 5:00pm on 9 October 2001 a sprinkler pump was activated, the precise cause for this being uncertain. When a sprinkler pump operates it causes water to be drawn from and returned to the tank. In doing so, the float causes the valve to operate. In this case when one of two float valves operated in this way a nut and bolt connection failed and the bolt fell out. This meant that the valve was in the open position letting water into the tank. Without any fixed connection to the float at the end of the lever arm, the valve did not shut down when the tank reached the required level but continued to fill up.
10. The water from the tank overflowed into a bunded area which contained a 600 mm high wall designed to retain any overflowing water. There were drains in the tank room floor within the bunded area but these became blocked or partially blocked by packaging, insulating or other material on the tank room floor.
11. Water then overflowed the bund, passed over the door threshold to outside the tank room. The water reached electrical equipment in the basement which then suffered substantial damage. The Building Management System ("BMS") was in the process of being installed and received a number of signals indicating conditions arising from the incident. Those would have been displayed as a signal on the panel and might have given an audible warning. However, at that time the BMS was not being monitored 24 hours a day."
1. The judge misconstrued the subcontract. On its proper construction, the subcontract works did not include the installation of the ball valve.
2. The judge was wrong to find as a fact that Supershield installed the ball valve.
3. The judge was wrong to find that the figure for which Siemens agreed to settle the claims against it was reasonable.
Construction of the subcontract
"Supply and installation of fire protection sprinkler system inclusive of incoming fire main from point of connection, sprinkler tank, skid mounted pump set, and all associated design works. "
"TO SUPPLY SITE OPERTIVES (sic) FOR THE INSTALLATION OF THE SPRINKLER SYSTEM COMPLETE WITH ALL SPRINKLER CONTROL VALVES, PUMPS AND ASSOSIATED (sic) PIPEWORK, VALVES STARTER & CONTROLERS (sic). FLOOR ZONE VALVES WITH ALL EQUIPMENT AND RISERS."
"180 m3 capacity water storage tank 1000 x 6000 x 3000 manufactured & installed by AC Plastic Industries Limited."
"The ball valve is connected to the incoming water main and supplies water to fill up the tank and to that extent is part of the complete sprinkler system…To complete the pipe work for the mains water the stool piece must be connected by bolting it …from one side onto the ball valve on the other side of the [ball valve box plate]. In other words the final connection between the stool piece and the tank is also the necessary connection between the tank and the ball valve."
"To supply site operatives for the installation of
(1) the sprinkler system complete with all sprinkler control valves,
(2) pumps and associated pipework, valves, starter and controllers.
(3) floor zone valves with all equipment and
(4) risers."
"Siemens seek to make something of the words "all associated…valves" pointing out that the ball valves are valves. But it all depends on whether they are valves associated with "the complete sprinkler system"."
Reasonableness of settlement, causation and remoteness
"…The intention was that the overflowing water would be carried away via the drains in the tank room floor.
The escaping water flowed from the floor into drain openings in the tank room floor. There were three drain openings in total. From the drain openings the water flowed by gravity into a sump and from there was pumped to sewer.
…
The building was designed so that, as long as the pumps in the sump continued to operate, the drains would have been able to carry the escaping water indefinitely. The pumps were more than capable of pumping water at the maximum rate at which it would have flowed into, and therefore overflowed from, the tank."
"…where two parties have made a contract which one of them has broken, the damages which the other party ought to receive in respect of such breach of contract is such as may fairly and reasonably be considered either arising naturally, ie according to the usual course of things, from such breach of the contract itself, or such as may reasonably be supposed to have been in the contemplation of both parties, at the time they made the contract, as the probable result of the breach of it."
"In this case I consider that the probable result of a breach of contract in failing properly to install the nut and bolt would be that there would be an escape of water through the overflow which would, according to the usual course of things, cause a flood and lead to water damage. I do not consider that any imputed knowledge of the existence of the drains, alarms or maintenance could reduce what would otherwise be recoverable under the first limb of Hadley v Baxendale."
"I do not think that it was intended that there were to be two rules or that two different standards or tests were to be applied. ...
I am satisfied that the Court did not intend that every type of damage which was reasonably foreseeable by the parties when the contract was made should either be considered as arising naturally i.e. in the usual course of things or be supposed to have been in the contemplation of the parties. Indeed the decision makes it clear that a type of damage which was plainly foreseeable as a real possibility but which would only occur in a small minority of cases cannot be regarded as arising in the usual course of things or be supposed to have been in the contemplation of the parties: the parties are not supposed to contemplate as grounds for the recovery of damage any type of loss or damage which on the knowledge available to the defendant would appear to him as only likely to occur in a small minority of cases.
In cases like Hadley v. Baxendale or the present case it is not enough that in fact the plaintiff's loss was directly caused by the defendant's breach of contract. It clearly was so caused in both. The crucial question is whether, on the information available to the defendant when the contract was made, he should, or the reasonable man in his position would, have realised that such loss was sufficiently likely to result from the breach of contract to make it proper to hold that the loss flowed naturally from the breach or that loss of that kind should have been within his contemplation."
"The policy of the law is that effect should be given to the presumed intention of the parties. That is why the damages that are recoverable for breach of contract are limited to what happens in ordinary circumstances – in the great multitude of cases, as Alderson B put it in Hadley v Baxendale – where an assumption of responsibility can be presumed, or what arises from special circumstances known to or communicated to the party who is in breach at the time of entering into the contract which, because he knew about, he can be expected to provide for. This is a principle of general application."
Lord Justice Richards:
Lord Justice Mummery: