Irrigation wells in acquired agricultural land cannot be separately compensated once land value includes irrigation advantage.

In acquisition of agricultural land, the land must be valued as a whole by reference to its market value, including the irrigation advantage supplied by a well. An irrigation well is not an independent source of compensable value where that facility has already been reflected in the valuation of the land itself. A separate award based on the estimated construction cost of the well would amount to double compensation and would misconceive the statutory scheme. The compensation claim for the well therefore fails, and no independent enhancement is payable apart from the land's assessed market value.

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Issues: Whether irrigation wells situated in acquired agricultural lands can be assigned an independent market value and separately compensated on the basis of estimated construction cost, apart from the value of the lands themselves.

Analysis: The acquired lands were valued under the Land Acquisition Act, 1894 with reference to their agricultural character and the irrigation advantage they commanded. The compensation for the lands necessarily reflected the benefit of water supply from the wells, because irrigation is one of the principal factors affecting the market value of agricultural land. An irrigation well in such land is not a separate source of value capable of independent valuation on the basis of construction cost. Once the land's market value is fixed taking into account the irrigation facility available from the well, a further separate award for the well itself amounts to double compensation and proceeds on a misconception of the statutory scheme.

Conclusion: The irrigation wells could not be separately valued or separately compensated on the basis adopted by the Civil Court or the High Court. The claim for further enhancement failed.

Final Conclusion: Compensation for acquired agricultural land must be assessed as a whole, taking into account the irrigation advantage, and no independent award lies for the well apart from the land's market value.

Ratio Decidendi: In acquisition of agricultural land, an irrigation well has no independent compensable value where the land's market value is already determined with regard to the irrigation facility it provides.

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