CEDH · CASELAW;JUDGMENTS;CHAMBER;ENG — 21 septembre 2021

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font-weight:bold; color:#474747 } .s6A619118 { width:23.84%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top; background-color:#dfdfdf } .sF121F160 { width:13.14%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top; background-color:#dfdfdf } .s34C09125 { width:18.5%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top; background-color:#dfdfdf } .sBFC48707 { width:7.52%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top } .s3341B7AF { width:23.84%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top } .sB8CFDAD8 { width:13.14%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top } .sC384506E { width:18.5%; border:0.75pt solid #949494; padding:1.02pt 5.03pt; vertical-align:top }     FIFTH SECTION CASE OF BĒRZIŅŠ AND OTHERS v. LATVIA (Application no. 73105/12)     JUDGMENT   Art 1 P1 • Peaceful enjoyment of possessions • Disproportionate denial of access to and use of applicants’ plot of land for over a decade • Lack of compensation or other form of redress     STRASBOURG 21 September 2021     FINAL   21/12/2021     This judgment has become final under Article 44 § 2 of the Convention. It may be subject to editorial revision. In the case of Bērziņš and Others v. Latvia, The European Court of Human Rights (Fifth Section), sitting as a Chamber composed of:   Síofra O’Leary, President,   Ganna Yudkivska,   Stéphanie Mourou-Vikström,   Lətif Hüseynov,   Lado Chanturia,   Mattias Guyomar, judges,   Daiga Rezevska, ad hoc judge, and Victor Soloveytchik, Section Registrar, Having regard to: the application (no.   73105/12) against the Republic of Latvia lodged with the Court under Article 34 of the Convention for the Protection of Human Rights and Fundamental Freedoms (“the Convention”) by three Latvian nationals on 7   November 2012; the decision to give notice of the application to the Latvian Government (“the Government”); the decision to reject the Government’s request to examine the admissibility of the application separately; the parties’ submissions; Considering that Mr Mārtiņš Mits, the judge elected in respect of Latvia, was unable to sit in the case (Rule   28 of the Rules of Court) and that the President of the Chamber decided on 7 June 2021 to appoint Ms   Daiga Rezevska to sit as an   ad hoc   judge (Article 26 § 4 of the Convention and Rule   29   §   1), Having deliberated in private on 31 August 2021, Delivers the following judgment, which was adopted on that date: INTRODUCTION 1.     The case concerns a complaint under Article 1 of Protocol No.   1 to the Convention that the applicants were denied access to and use of their plot of land – included in a protection zone around a water supply source – without any compensation or allocation of another plot of land. THE FACTS 2.     A list of the applicants is set out in the appendix. The applicants were represented by Ms I. Bērziņa until 14 October 2020 when they revoked their authorisation to be represented by her. The applicants did not submit any observations and claims for just satisfaction but provided the requested factual information and documents. 3.     The Government were represented by their Agent, Ms K. Līce. The Government did not submit any observations on the merits. 4 .     The facts of the case, as submitted by the parties, may be summarised as follows. Acquisition of and restrictions on the applicants’ plot of land 5 .     On 28-30 November 2004 the applicants purchased “Liezeri”, a plot of land (about 66,760 sq.m.) located in the parish of Garkalne. Regardless of it being located in a forest, the relevant records contained the following permitted use of that land: “designated for the needs of a farm” ( zemnieku saimniecības vajadzībām ). On 6   January 2005 the applicants’ registered their property rights in the Land Register. The relevant entry contained no record as regards any water protection zones. 6 .     In the autumn of 2005 the first applicant discovered that a fence had been built around their plot of land and a “no entry” sign had been placed on it. 7 .     The applicants approached various domestic authorities to enquire about restrictions on their plot of land. 8 .     On 17 November 2005 Garkalne Municipal Council ( Garkalnes pagasta padome , later Garkalnes novada dome ) (“Municipal Council”) informed them that in accordance with the relevant law (see paragraph   50 below), a “strict” protection zone ( stingra režīma aizsargjosla ) had been envisaged ( paredzēta ) around a water supply source (known as “Remberģi”). In 2003 a project to establish that protection zone had been prepared and a fence had to be built around it. The applicants’ plot of land had been located in that zone. Lastly, as the State had imposed restrictions on business activity on the applicants’ property, the applicants were invited to a meeting to “solve problems arising from the above-mentioned law”. 9 .     On 19   July 2007 the relevant ministry, in a letter sent to the applicants, explained the restrictions imposed on properties located in water protection zones (see Relevant legal framework in paragraphs   50 ‑ 59 below). The ministry stated that those restrictions derived from the law and had legal effect irrespective of them being registered in the Land Register (see paragraph 60 below). All protection zones had to be marked in the relevant spatial plans (see paragraphs 51 below). At that time, however, spatial plans had not been approved by the Municipal Council. Spatial planning 10 .     In 2002-03 some steps were taken to establish a water protection zone around “Remberģi”. On 26   February 2003 the Municipal Council approved its borders (see paragraphs 29 and 31 below). The Court does not have sufficient information to establish whether the applicants’ plot of land was included in that protection zone. While a protection zone around “Remberģi” appears in initial spatial planning documents, there is no indication that it was marked either in writing or in graphic form as extending into or covering the applicants’ plot of land. The first spatial plan (adopted in December 2004) was suspended by the relevant ministry for incompliance with a number of legal requirements in November   2006. Subsequently, the Municipal Council revoked that plan. Furthermore, a number of individuals brought proceedings before the Constitutional Court ( Satversmes tiesa ) challenging that spatial plan in so far as it allowed persons to construct buildings in an area subject to flooding around a lake ( Lielais Baltezers ) (case no.   2006-09-03). On 8   February 2007 the Constitutional Court held that the spatial plan – in so far as it related to the territory around that lake – was incompatible with Article   115 (the right to an adequate environment) of the Constitution ( Satversme ) and void with retrospective effect. 11 .     On 28   June 2006 the Municipal Council – by amending an earlier decision taken in respect of another property - adopted decision no.   35(2006). Following the amendments to the Protection Zone Law, a “strict” protection zone on the applicants’ plot of land had been established. The restrictions applied to the entirety of the applicants’ property. The permitted use of the plot of land from then onwards was designated as follows: “a specially protected nature territory where any economic activity shall be prohibited”. Those restrictions had to be marked in the relevant plans, the breadth of the area covered had to be calculated and recorded in the Land Register, at the expense of the water supplier for the city of Riga. 12 .     The protection zone around “Remberģi” was marked in graphic form as extending into and fully covering the applicants’ plot of land for the first time on 18   December 2007, when the Municipal Council approved a general spatial plan for the years 2007-2019 by issuing municipal by-law no.   12(2007). There is no indication of the protection zone being marked in writing. The by-law took effect on 29   December 2007. 13 .     Subsequently, the protection zone was marked in writing and graphic form as extending into and fully covering the applicants’ plot of land on 16   December 2009, when the Municipal Council approved a final general spatial plan for years 2009-2021 by issuing municipal by ‑ law   no.   23(2009). The by-law took effect on 16 January 2010. Court proceedings Proceedings against decision no. 35(2006) Institution of the proceedings and initial decisions of the first-instance and appellate courts 14.     On 11 June 2007 the first applicant instituted proceedings before the administrative courts with a view to challenging decision no.   35(2006). He also claimed compensation. In 2009 the second and third applicants joined as parties to those proceedings. 15 .     On 23 November 2009 the first-instance court and on 2   December 2010 the appellate court quashed the impugned decision as unlawful but dismissed the applicants’ compensation claim. The applicants lodged an appeal on points of law before the Senate of the Supreme Court (“Senate”). Applications to the Constitutional Court lodged by the Senate on the validity of a legal provision 16 .     While examining the applicants’ appeal on points of law, on 10   October 2011, the Senate, sitting in a full composition (eight judges), decided to apply to the Constitutional Court with a view to obtaining assessment whether the first sentence of section   35(9) of the Protection Zone Law was compatible with the fourth sentence of Article   105 of the Constitution. In their view, given the restrictions on the use of the applicants’ plot of land, it had amounted to de facto expropriation, for which they had not received any compensation by virtue of operation of domestic law (see paragraph   54 below). While this provision did not limit the right to claim compensation for direct pecuniary loss ( tiešie zaudējumi ), in the present case the applicants had not suffered such loss. 17.     On 4 November 2011 the Constitutional Court declined to institute proceedings on the grounds that the Senate had failed to provide legal reasoning (see paragraph   62 below). The Senate had referred to the fourth sentence of Article   105 of the Constitution, which laid down conditions for expropriation, but the notion of expropriation implied the change of ownership from a person to the State. In cases concerning restrictions on the right to property, a person retained his or her right to property, but could no longer freely dispose of it. No restrictions on the right to property could amount to its expropriation. This was irrespective of the nature and scope of the restrictions. The statutory provision at issue could not therefore be examined in the context of the fourth sentence of Article   105 of the Constitution. 18.     On 19 December 2011 the Senate, sitting in a full composition (eight judges), once again decided to apply to the Constitutional Court, reiterating and supplementing its previous reasoning. Even if the Constitutional Court were to consider that the situation did not amount to expropriation, the restrictions preventing the applicants from using their property without monetary compensation or any other form of compensation (e.g. compensation following formal expropriation procedure) were disproportionate and therefore in violation of Article   105 of the Constitution and/or Article   1 of Protocol No.   1 to the Convention. 19 .     On 17 February 2012 the Constitutional Court declined to institute proceedings as the Senate had not showed that section   35(9) of the Protection Zone Law was applicable to the case and thus they were not entitled to lodge an application (see paragraph 63 below). The applicants had not referred to it and the administrative courts had not relied on that provision in the proceedings. The administrative proceedings concerned the applicants’ claim against the municipality and the contested provision did not prevent the administrative courts to decide the claim brought by the applicants. The applicants had not claimed compensation from the water supplier who owned the object for which the protection zone had been established and who had only participated in those proceedings as a third party. Furthermore, the applicants were entitled to claim compensation for direct pecuniary loss under the second sentence of section   35(9) of the Protection Zone Law. Judgment by the Senate in the proceedings against decision no.   35(2006) 20 .     By a judgment of 8 May 2012 the Senate, sitting in a full composition (nine judges), examined the applicants’ case and partly upheld their claim. 21.     At the outset, the Senate noted that the fence around their property had been constructed prior to the adoption of the impugned decision. The applicants could ask for that fence to be removed within administrative proceedings, but they had not done so. Nevertheless, such a claim would have had little chance of success as long as the property was being used for the supply of water. In the proceedings at issue it was irrelevant whether the fence had been built in compliance with a building permit. 22 .     As regards the restrictions on the applicants’ property rights, the Senate held that those restrictions had arisen owing to their property being used for the supply of water. The restrictions had emanated from a statute (see paragraph 50 below) and pursued a legitimate aim – to protect the rights of others to have access to clean drinking water. 23 .     As to the lawfulness, the lower courts had established that the impugned decision had not been adopted in accordance with the law. A   protection zone had to be established in the spatial plans by issuing a municipal by-law (see paragraphs 46, 48, 51 and 53 below). Local governments had no competence to lay down such restrictions by issuing a decision (an administrative act). Although the Senate upheld the findings made by the lower courts, they also noted that the irregularities in the decision-making process did not change the fact that the property was being used for the supply of water and that the water source had to be protected. 24 .     As a consequence, there had been no causal link between damage caused to the applicants and the fact that the Municipal Council had not followed the correct procedure to establish the protection zone. The Senate dismissed the applicants’ claim for non-pecuniary damage in that respect. 25 .     Nevertheless, the Senate also ruled that the restrictions on the applicants’ property rights – prohibiting any activity and even accessing the plot of land – without monetary compensation or any other form of compensation (e.g. compensation following formal expropriation procedure) had been serious and impaired the very essence of the right. At the same time, a claim for compensation for damage caused by a statute could not be decided within administrative proceedings. The applicants could lodge such a claim with the courts of general jurisdiction. The applicants could also request a public authority to exchange their plot of land for a different one. 26 .     Although the Senate dismissed the applicants’ claim for non-pecuniary damage (see paragraph 24 above), it held that the administrative courts had to examine the whole procedure whereby the impugned decision had been adopted. Given than the applicants had raised some additional procedural aspects and the courts had not examined them, the Senate sent the case for a fresh examination by the appellate court in that respect. 27 .     Lastly, the Senate invited the parties to consider other options in resolving their dispute, for example, by concluding a specific public-law agreement ( administratīvais līgums ). Fresh examination of the case against decision no. 35(2006) 28 .     Following the judgment of 8 May 2012 of the Senate whereby part of the case was referred back to the appellate court for a fresh examination (see paragraphs 20 and 26 above), on 24 April 2013, the appellate court established that the Municipal Council had failed to inform the applicants of the impugned decision and had failed to hear their views, in breach of domestic law (see paragraphs 67-68 below). However, those procedural breaches were not significant as they had not affected the outcome – the applicants could contest the lawfulness of the impugned decision. Hearing the applicants could not have affected the outcome either as the restrictions on the plot of the land “followed from the statutory provisions”, even if a wrong procedure – by issuing a decision and not municipal by-law – had been followed. 29 .     The appellate court noted the following sequence of the events: (i)   in 2003 the Municipal Council had approved the borders in relation to the water protection zone, (ii) in 2004 the applicants had purchased the plot of land, and (iii) in 2005 the water supplier for the city of Riga had built the fence restricting the access to it. The appellate court further held that – in its letters to the applicants concerning a possible exchange of land and removal of the fence – the Municipal Council had not undertaken to reach a decision favourable to them, but merely to further examine the situation and contact the water supplier for the city of Riga. The municipal authority’s failure to take any further steps had breached the principle of good governance but had no connection with the above-mentioned procedural breaches (the failure to inform the applicants and hear their views). The applicants could have brought proceedings seeking the exchange of land or removal of the fence but had failed to do so. 30.     The appellate court dismissed the applicants’ claim for compensation for non-pecuniary damage as the procedural breaches had not been significant. 31 .     On 11 December 2013 the Senate, by a final decision, dismissed an appeal on points of law lodged by the applicants. The Senate upheld the appellate court’s judgment. The Senate explained that the appellate court had not examined the lawfulness of the 26 February 2003 decision as it had not been the subject-matter of the case. The appellate court had merely relied on information provided by the municipal authority to the applicants in 2005. Information from the Senate recommending a change of legislation 32 .     Meanwhile, on 8 May 2012 the Senate, sitting in a full composition (nine judges), decided to draw the attention of the Cabinet of Ministers ( Ministru kabinets ) to the lack of statutory provisions concerning compensation in the case of a de facto expropriation of property and to the possible incompatibility of the first sentence of section   35(9) of the Protection Zone Law ( Aizsargjoslu likums ) (see paragraph 54 below) with Article   105 of the Constitution (see paragraph 43 below) and Article   1 of Protocol No.   1 to the Convention. They considered that changes in domestic law were necessary to address that issue. Complaint to the Constitutional Court lodged by the applicants 33.     While their case was pending before the Senate, on 1   June 2011, the applicants lodged an individual constitutional complaint with the Constitutional Court. They argued that the relevant provisions of the domestic law – in so far as they provided for the protection zone on their property – were incompatible, inter alia , with Article   105 of the Constitution. 34.     On 13 June 2011 the Constitutional Court refused to institute proceedings. In so far as the applicants challenged the provisions of the Protection Zone Law (see paragraphs 52 and 55 below) and Regulation   no.   43(2004) by the Cabinet of Ministers (see paragraphs   58 ‑ 59 below), they had failed to provide legal reasoning (see paragraph   62 below). In so far as they challenged by-law no.   23(2009), their complaint had not been lodged within six months following their entry into force and was submitted out of time (see paragraph 64 below). Subsequent developments Applicants’ correspondence with the city of Riga and the water supplier in 2012 35 .     On 15 May 2012 the applicants requested the city of Riga and the water supplier to exchange their plot of land for a different one. 36 .     On 4 July 2012 the city of Riga replied to the applicants. It indicated that the relevant ministry had been tasked to draw up amendments to the Protection Zone Law on compensation in the case of a de facto expropriation of property. While the city of Riga agreed with the Senate (see paragraph 32 above) and the Cabinet of Ministers (see paragraph   37 below) that a person should receive compensation in the case of a de facto expropriation of property, it could not examine the matter until such time as amendments to the Protection Zone Law in that regard would be adopted. Views expressed by the Government in 2012 37 .     On 25 June 2012 the Cabinet of Ministers, having analysed the applicable legal regulation in Latvia, issued their reply to the Senate (see paragraph   32 above). They noted that Article   92 of the Constitution provided for the right to a fair compensation, but they agreed with the Senate that specific legal regulation would be required to establish a mechanism to provide compensation. The Civil Law ( Civillikums ) did not provide grounds to claim compensation for damage caused by a statute. Another special law ( Valsts pārvaldes iestāžu nodarīto zaudējumu atlīdzināšanas likums ) was not applicable in such situation. Although some other extra-judicial mechanisms were available (they referred to the possibility to conclude a public-law agreement or start expropriation procedure by the relevant municipality), in their view the Protection Zone Law should be amended to include provisions on compensation in the case of a de facto expropriation of property. In their reply, they noted, by contrast, that the Energy Law ( Enerģētikas likums ) contained specific provisions on compensation. Parliamentary discussions in 2013 38 .     Draft amendments to the Protection Zone Law were prepared and put before Parliament for discussion on 28   November 2013. In so far as relevant to the case before the Court, while maintaining the principle that no compensation was to be paid in situations where inclusion in a protection zone limited enjoyment of the property rights, the amendments provided that with respect to the protection zones around the water supply sources in case of a lack of an agreement from the land owner the municipality had to proceed with formal expropriation of the property (a procedure that entails a determination of compensation). Parliament did not adopt those amendments (35 MPs had voted for, 28   –   against, 18   ‑   abstained) owing to other changes proposed in the same legislative packet. 39 .     No amendments in the legal framework on compensation in relation to protection zones have been made since then. There is no information about any such provisions being included in the Law on Water Management Services ( Ūdenssaimniecības pakalpojumu likums ) (see paragraph   41 below), which has been in force since 1   January 2016. Applicants’ correspondence with the city of Riga and the water supplier in 2015 40 .     On 12 February 2015 the applicants wrote to the city of Riga and the water supplier asking them to expropriate their plot of land in accordance with the domestic law on expropriation ( Sabiedrības vajadzībām nepieciešamā nekustamā īpašuma atsavināšanas likums ) (see Vistiņš and Perepjolkins   v. Latvia [GC], no.   71243/01, §§   52 ‑ 53, 25   October 2012) or to exchange their land for a different one by concluding a public-law agreement as suggested by the Senate (see paragraph   27 above). If this request were to be refused, the applicants would submit a claim to the courts of general jurisdiction for the expropriation or exchange of the land the grounds of Article   92 of the Constitution and the domestic law on expropriation. They would also claim compensation for de facto expropriation on the grounds of Article   105 of the Constitution. 41 .     On 12 March 2015 the city of Riga replied that the Civil Law did not provide grounds to claim compensation for damage caused by a statute. Another special law was not applicable (see paragraph   37 above). Subsequent to Parliament having dismissed the proposed amendments to the Protection Zone Law (see paragraph 38 above), in 2014 another proposal had been made to include the legal regulation in a draft law on water management services (see paragraph 39 above). Taking into account that there had been no changes in the legal regulation concerning expropriation of property located in protection zones, the city of Riga could not examine the matter until such time as that law or any other law would enter into force in this regard. RELEVANT LEGAL FRAMEWORK CONSTITUTION 42 .     Article 92 of the Constitution provides, inter alia , that “any person whose rights are violated without justification has a right to commensurate compensation”. 43 .     Article 105 provides as follows: “Everyone has the right of property. Property may not be used for purposes contrary to the interests of society. Property rights may be restricted only as provided by law. Forced deprivation of property in the interests of society shall be authorised only in exceptional cases, on the basis of a special law and in return for fair compensation.” PRINCIPLE OF GOOD GOVERNANCE 44 .     The principle of good governance ( labas pārvaldības princips ) is a general principle of law in Latvia. The Constitutional Court has recognised that it falls within the scope of Articles 1 and 89 of the Constitution, which stipulate that Latvia is an independent and democratic republic and that the State shall recognise and protect fundamental human rights in accordance with this Constitution, laws and international agreements binding on Latvia (case no.   2002-12-01 and no.   2004-21-01). LEGISLATION CONCERNING SPATIAL PLANNING Old Spatial Planning Law ( Teritorijas plānošanas likums ) 45.     This law, which was effective from 26   June 2002 to 30   November 2011, laid down the legal framework for spatial planning in Latvia. 46 .     A spatial plan had to contain the present and planned (permitted) use of an area and any restrictions on its use; such information was to be indicated both in writing and graphic form (section 1). 47.     Natural and legal persons had the right to express their opinion and submit their proposals regarding the spatial plan (section   9). 48 .     Since 2 March 2005 a local government was required to approve a spatial plan by issuing a municipal by-law (section   7(6)(2)). Prior to that date there appear to be no explicit provisions to that effect. New Spatial Development Planning Law ( Teritorijas attīstības plānošanas likums ) 49 .     This law took effect on 1 December 2011. General spatial plans remain to be examined by the Constitutional Court (see paragraph   64 below). Prior to lodging an individual constitutional complaint (an application), a person must lodge an application with the relevant ministry (section   27). LEGISLATION CONCERNING PROTECTION ZONES Protection Zone Law 50 .     Section 9(1) of this law provides, in general terms, that protection zones must be established around water supply sources in order to ensure the preservation and renewal of water recourses to reduce the negative effects of pollution on the quality of water resources. Section   9(2) (in force from 26   March 2002 until the present) provides three specific protection zones around water supply sources: a “strict”, bacteriological and chemical protection zone. 51 .     Protection zones must be marked in spatial plans in accordance with the law (section   33(1)). 52 .     Borders of a protection zone had to be marked in the relevant plan for the plot of land ( zemes gabala plāns ) and had to be recorded in the Land Register in accordance with the law. If there were no spatial plans, the local municipality had to ensure that the borders of the protection zone were approved. They also had to submit this information to the State Land Authority ( Valsts Zemes dienests ) with a view to marking those protection zones in the relevant border plans ( zemes robežu plāns ) (section   33(2), in force until 14   July 2005). When initiating the construction of an object used for water supply the creation of the relevant protection zone had to be coordinated with the owners of the properties concerned (section   33(2), in force from 15   July 2005 to 9   June 2009). 53 .     General restrictions in protection zones must be determined by statutes and by regulations issued by the Cabinet of Ministers. They may also be determined by municipal by-laws issued within their competence (section   35(1)). 54 .     Section   35(9) of this law (in force from 1   July 2009 until the present), reads as follows: “The owner ... of an object for which a protection zone has been established may use that protection zone without paying any compensation for restrictions on the right to use the respective property. This provision does not limit the right of the property owner ... to claim compensation for direct pecuniary loss caused to him or her.” Under the transitional provisions, the first sentence of section   35(9) applies to those legal relations which were established subsequent to 1   July   2009. 55 .     Section   39 provides for restrictions in respect of protection zones around water supply sources. Prior to 25   March 2002 those restrictions related only to certain kind of activities (such as storage of chemical substances, fuel, waste and extraction of any mineral resources). Since 26   March 2002 any business activities are prohibited, except for those related to water extraction (section 39(1)(1)). 56.     If a protection zone is established on a plot of land, any restrictions on the related property rights must be recorded in the Land Register (section   60(1)). 57 .     Civil disputes concerning protection zones and restrictions on the use of or encumbrances on a property caused by protection zones must be examined by courts (section 65(3)). As of 1   July 2020, section   65 has been repealed and new legal provisions have been adopted. Those provisions no longer indicate that civil disputes must be examined by courts. However, this principle derives from the Civil Procedure Law ( Civilprocesa likums ). Regulation no.   43(2004) by the Cabinet of Ministers 58 .     This regulation ( Aizsargjoslu ap ūdens ņemšanas vietām noteikšanas metodika ), in force since 24   January 2004 until the present, lays down the methodology for the establishment of protection zones for water supply sources. It is prohibited to carry out the activities listed in   39(1)   of the Protection Zone Law (see paragraph   55 above) in a “strict” protection zone established for a water supply source. It is also prohibited to construct new residential buildings in such a zone, and persons not engaged in activities related to water extraction are prohibited from entering (paragraph   9). 59 .     A water protection zone must be enclosed by a fence, which may not be lower than 1.5 meters and a “no entry” sign must be placed on it (paragraph   11). CIVIL LAW 60 .     Registration in the Land Register is required in cases when the right to an immovable property and related rights ( lietu tiesības ) are acquired by way of a transaction. Those property and related rights which derive directly from the law have legal effect irrespective of their registration in the Land Register (section   1477). LAW ON THE CONSTITUTIONAL COURT Jurisdiction 61.     The Law on the Constitutional Court ( Satversmes tiesas likums ) provides that the Constitutional Court is competent to examine cases concerning compliance of other legal instruments with legal norms (instruments) of superior legal force (section   16(1)(3)). Procedure 62 .     An application lodged with the Constitutional Court must contain legal reasoning (section 18(1)(4)). The Constitutional Court may decline to institute proceedings if the application does not comply with the procedural requirements laid down in sections   18 or 19 ‑ 19 3 of this law (section   20(5)(3)). 63 .     Section 19 1 , in so far as relevant, provides as follows: Section 19 1 – Application by a court ... “(1) An application shall be submitted, if: ... (ii) the court, on adjudicating an administrative case in the first-instance, on appeal or appeal on points of law, considers that a legal provision that has been applied by a public authority or [if the court considers that a legal provision shall be applied in the administrative proceedings], is not compatible with the Constitution or international legal provisions (acts).” The Constitutional Court may decline to institute proceedings if the application has been submitted by an authority not entitled to do so (section   20(5)(2)). 64 .     With effect from 1 January 2010 a new provision was inserted in that law clarifying that an application to institute constitutional proceedings may be lodged in relation to spatial planning at the municipal level within six months of the day on which the relevant municipal by-law came into force (section   19 3 (2)). On 1 January 2012 it was clarified that the proceedings should be brought in accordance with the new Spatial Development Planning Law (see paragraph 49 above). Those rules do not apply to the applications brought by domestic courts (section 19 3 (3)).   ADMINISTRATIVE PROCEDURE LAW Compensation 65.     The Administrative Procedure Law ( Administratīvā procesa likums ) provides that everyone has the right to receive commensurate compensation for pecuniary and non‑pecuniary damage caused by an administrative act or action of a public authority (section   92). 66.     A claim for compensation can be submitted either together with an application to the administrative courts to declare an administrative act or action of a public authority unlawful, or to the public authority concerned following a judgment adopted in such proceedings (section   93). Procedure 67 .     An administrative act takes effect at the time the addressee in question is notified of it, unless otherwise provided by law or by the administrative act itself (section   70(1)). 68 .     When a public authority decides on an administrative act which may be unfavourable to the addressee or a third person it must hear their opinion and arguments in the case (section   62(1)). THE LAW ALLEGED VIOLATION OF ARTICLE 1 OF PROTOCOL N o .   1 TO THE CONVENTION 69 .     The applicants complained that they had not been able to access and use their plot of land since 2005 and that they had not received any compensation or a comparable plot of land. They alleged a violation of Article   1 of Protocol No.   1 to the Convention, which reads as follows: “Every natural or legal person is entitled to the peaceful enjoyment of his possessions. No one shall be deprived of his possessions except in the public interest and subject to the conditions provided for by law and by the general principles of international law. The preceding provisions shall not, however, in any way impair the right of a State to enforce such laws as it deems necessary to control the use of property in accordance with the general interest or to secure the payment of taxes or other contributions or penalties.” 70.     The Government contested that argument. Admissibility Submissions by the parties 71.     The Government raised objections on the grounds of non-exhaustion of domestic remedies, invoking two remedies which the applicants could have used. 72 .     Firstly, they argued that the applicants should have lodged a civil claim against the water supplier before the courts of general jurisdiction on the grounds of Article   92 of the Constitution. They admitted that the situation complained of stemmed from the domestic law and that the administrative courts did not have competence to award compensation in such cases as ruled by the Senate. The Government submitted that such a claim could be lodged with the courts of general jurisdiction (see paragraph   25 above). In such proceedings, damages could be awarded, a compulsory lease could be established or their plot of land could be subject to an expropriation measure in return for compensation. In their view, the applicants were aware of this remedy as they had referred to it in their letter of 12   February 2015 (see paragraph 40 above). 73 .     The Government provided three examples of domestic case-law, where the courts of general jurisdiction had examined claims arising from restrictions on private property. The first case concerned a protection zone around an electrical power network (no.   C32112908). The second case concerned a claim to expropriate a plot of land, on which the city of Riga had built a road (no.   C04309509). While the city of Riga had at some point withdrawn its offer to buy that plot of land, both parties had been negotiating the possibility to have it expropriated but could not agree on the amount of compensation to be paid. Thus, a court determined the amount to be paid. The third case concerned compulsory lease of a plot of land used as an aerodrome by the Ministry of Defence (no.   C30232107). 74 .     Secondly, in so far as the restrictions were laid down in municipal by ‑ law no.   23(2009), the applicants should have properly substantiated their complaint before the Constitutional Court and should have lodged it on time. As they had failed to do so, they had failed to exhaust an effective domestic remedy (they referred to Gubenko   v. Latvia (dec.),   no.   6674/06, §§   18-26, 3   November 2015). The Government provided two examples of domestic case-law, where the Constitutional Court had examined complaints regarding spatial plans (they referred to cases no.   2006 ‑ 09 ‑ 03 and no.   2010-62-03). 75.     The applicants did not provide any comment. Assessment by the Court 76 .     The Court considers that the Government’s preliminary objections in relation to exhaustion of domestic remedies, in the particular circumstances of the present case – where the crux of the matter before the Court concerns the scope of the regulatory framework, its interpretation and application by the domestic courts and other authorities in the applicants’ case as well as the alleged lack of statutory provisions on compensation indicating systemic deficiencies – are closely linked to the substance of their complaint under Article   1 of Protocol No.   1 to the Convention. They should, therefore, be joined to the merits. 77.     The Court notes that this complaint is not manifestly ill-founded within the meaning of Article   35   §   3   (a) of the Convention. It further notes that it is not inadmissible on any other grounds. It must therefore be declared admissible. Merits Submissions by the parties 78.     In their initial submissions to the Court the applicants argued that the interference with their property rights had amounted to a “deprivation” of property within the meaning of Article   1   of Protocol No.   1 to the Convention, for which they should receive a fair compensation. It was disproportionate in that an excessive burden had been imposed on them. 79.     The Government did not submit any observations on the merits. Assessment by the Court (a)    Applicable rule contained in Article 1 of Protocol No. 1 80.     As the Court has stated on a number of occasions, Article   1 of Protocol   No.   1 comprises three distinct rules: “the first rule, set out in the first sentence of the first paragraph, is of a general nature and enunciates the principle of the peaceful enjoyment of property; the second rule, contained in the second sentence of the first paragraph, covers deprivation of possessions and subjects it to certain conditions; the third rule, stated in the second paragraph, recognises that the Contracting States are entitled, among other things, to control the use of property in accordance with the general interest ... The three rules are not, however, ‘distinct’ in the sense of being unconnected. The second and third rules are concerned with particular instances of interference with the right to peaceful enjoyment of property and should therefore be construed in the light of the general principle enunciated in the first rule” (see, among other authorities, James and Others   v. the United Kingdom , 21   February 1986, §   37, Series   A no.   98, which reproduces in part the analysis given by the Court in Sporrong and Lönnroth   v. Sweden , 23 September 1982, § 61, Series   A no.   52; the Holy Monasteries   v. Greece , 9 December 1994, §   56, Series   A no.   301 ‑ A; and Iatridis   v. Greece [GC], no.   31107/96, §   55, ECHR   1999 ‑ II). 81 .     The Court observes that the situation complained of by the applicants in the present case stemmed from the fact that their property was included in the protection zone a