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LANDS TRIBUNAL – THE RIGHT HONOURABLE LORD JUSTICE COGHLIN AND HENRY M SPENCE MRICS Dip.Rating IRRV (Hons)
[1] The claimants seek compensation in accordance with Article 55 of the Water and Sewerage Services (Northern Ireland) Order 1973 ("the 1973 Order"), Article 8(1)-(3) and/or Article 18 of the Land Compensation (Northern Ireland) Order 1982 ("the 1982 Order") for depreciation alleged to have occurred in the value of their land as a consequence of Northern Ireland Water Limited ("the respondent"), successor to the Water Service, laying a foul sewer pipe on their land. The claimants allege that, as a result of the laying of the foul sewer pipe, some .657 acres of their land with development potential has become 'sterilised' with the consequential loss of at least 6 building sites.
[2] Following an exchange of correspondence in August 2013 it was agreed that the following matters should be referred to the Tribunal as Preliminary Issues:
(i) Did the respondent execute works at the claimant's lands at any material time?
(a) within the provisions of Article 55 of the 1973 Order; and/or
(b) within Article 18 of the 1982 Order?
(ii) If so, what were those "works" and
(a) when; and
(b) where were they executed?
(iii) Did the claimants sustain "damage" caused by or in consequence of any such works?
(iv) If so, what was the nature of that loss or damage?
(v) In the circumstances, what heads of compensation (if any) are awardable to the claimants pursuant to:
(a) the 1973 Order; and/or
(b) the 1982 Order?
For the purpose of the determination of these preliminary points the claimants were represented by Mr Patrick Good QC and Ms Joan Haddick, while Mr David Scoffield QC appeared on behalf of the respondent. The Tribunal wishes to acknowledge the considerable assistance that it derived from the carefully prepared and attractively delivered written and oral submissions from the respective legal representatives.
The Background Facts
[3] In 2003 the claimants were the owners of lands fronting onto the Drumsurn Road, Dungiven, Limavady, Co Londonderry. For development purposes the lands were divided into a number of Phases, namely, Phase 1, Phase 2, Phase 3A and Phase 3B as delineated in red on the map annexed to this judgment.
[4] In or about May 2004 the claimants conveyed land in Phase 1 to J G Bradley Ltd for housing development at a time when it was envisaged that a pumping station would be located on the lands purchased which would connect into a public sewer on Drumsurn Road for use by the land retained by the claimants. In or about October 2004 the claimants' conveyed lands in Phase 3B to Brian Devine Homes Limited for the same purpose. The claimants' retained lands in Phase 2 and Phase 3A with the intention that such lands were also to be developed for residential housing.
[5] In or about 2004 the claimants submitted an application for outline planning permission in respect of development of the Phase 2 land followed by submission of a Concept Plan on 28 January 2005. Outline planning permission was granted on 13 May 2005 and a Reserved Matters application for 40 residential units was approved on 17 December 2009.
[6] On 29 January 2006 Mr Chivers was informed by Mr Lecky from the respondent that the respondent intended to lay a foul sewer across his lands. Mr Chivers was presented with a map indicating the location of the proposed foul sewer and advised to instruct a valuer. On or about 1 February 2006 the respondent served a Notice under Article 13(2) of the 1973 Order advising the claimants of the intention of the respondent to enter the relevant lands at Drumsurn for the purpose of carrying out works, namely, the installation of the foul sewer pipe. The claimants reside at 275 Drumsurn Road but they also operate a post office at 260 Drumsurn Road. It appears that receipt of the notice may have been acknowledged by a member of staff at the post office but it is accepted that neither of the claimants was personally served either at the post office or at their home address. Unfortunately, it appears that the member of staff at the post office did not draw the attention of either of the claimants to service of the Notice. However the claimants did not lodge any formal objection to the proposed works on the basis that the Department would resort to its compulsory statutory powers.
[7] The works were commenced by the respondent on 3 August 2006 and involved entering the subject lands, excavating a trench for the pipe, laying the pipe and re-instating the ground, the strip and the ground adjacent to the excavation. The works were completed on 5 October 2007. The sewer pipe runs along the western boundary of Phase 2 and Phase 3A of the claimants' lands between the JG Bradley development to the south and the Devine Homes development to the north and it is that area, some 266 metres in length by 10 metres in width, that the claimants allege has been sterilised for development purposes. The respondent subsequently registered the notice, maps and associated forms notifying its intention to carry out the works in accordance with Article 13(2) of the 1973 Order as a Wayleave Notice in the Register of Statutory Charges in accordance with section 87 (1) and paragraph 28(a) of Schedule 11 to the Land Registration Act (Northern Ireland) 1970. The position of the sewer pipe has been delineated in red on the map annexed to this judgment.
The Relevant Statutory Framework
[8] The following statutory provisions are relevant:
Article 10(1)(a) of the 1973 Order provides as follows:
Acquisition of land
10 – (1) The Department may, for any purpose in connection with the performance of any of its functions under this Order-
(a) By agreement acquire or take on lease any land or acquire land compulsorily;
Article 55(1) of the 1973 Order provides as follows:
"Compensation etc in respect of execution of works
55-(1) In executing any works under this Order, the Department shall –
(a) cause as little detriment and inconvenience and do as little damage as possible;
(b) make good, or pay compensation for, any damage to the property of any person caused by, or in consequence of, the execution of the works in relation to a matter as to which he has not himself been in default.
(2) Sub-sections (2)-(6) of Section 38 of the Mineral Development Act (Northern Ireland) 1969 shall have effect for the purposes of any claim for compensation under this Article as if, in those sub-sections, any reference to that section, that Act or the Department of Enterprise, Trade and Development were a reference to, respectively, this Article, this Order or the Department."
Article 38 of the Mineral Development Act (Northern Ireland) 1969 ("the 1969 Act") provides as follows:
"38. Compensation for damage caused in working minerals etc
(1) Subject to the succeeding provisions of this section, where damage is caused, directly or indirectly, either –
(a) by working, or doing anything incidental to the working of, mines and minerals vested in the Ministry, or
(b) by exercising a right of entry or user of land conferred by or under this Act or the Act of 1959, the person suffering the damage shall be entitled to recover compensation for the damage from the person causing the damage.
(2) Any question arising as to –
(a) the entitlement of any person to compensation under this section, or
(b) the amount payable by way of that compensation, shall, in default of agreement, be referred to and determined by the Lands Tribunal.
(3) Compensation under this section in respect of damage to lands shall not be payable to any person from whom any land has, or ancillary rights over any land have, been acquired by the Ministry under this Act and to whom any compensation is payable under Article 8(1)-(3) of the Land Compensation (Northern Ireland) Order 1982 by the Ministry in respect of injurious affection of the first-mentioned land."
Article 8 of the 1982 Order provides as follows:
"Compensation for severance or injurious affection where part of claimants' lands is acquired
8(1) In assessing compensation to be paid to any person in respect of the compulsory acquisition of any land, regard shall be had not only to the value of the land acquired but also to the damage, if any, sustained or which may be sustained by that person by reason of the severing of the land from other lands of that person held with that land, or otherwise injuriously affecting such other lands by the exercise of powers conferred on the acquiring authority by any transferred provision.
(2) Where land is acquired or taken from any person for the purposes of works which are to be situated partly on that land and partly elsewhere, compensation payable under paragraph (1) for injurious affecting of land retained by that person shall be assessed by reference to the whole of the works and not only the part situated on the land acquired or taken from him."
Article 18 of the 1982 Order provides as follows:
"Compensation for injurious affection caused by execution of works
18(1) Where, by reason of the execution of works on land acquired (whether compulsorily or otherwise) by an authority possessing compulsory acquisition powers, and other land is injuriously affected, the authority shall, subject to any provision to the contrary in any transfer provision and subject to and in accordance with the following provisions of this Article, pay compensation in respect of the injurious affection.
(2) Compensation in respect of injurious affection shall not be paid under this Article to any person from whom any land has been acquired by the acquiring authority for the purpose of executing the works and to whom any compensation is payable under Article 8 by the authority in respect of that injurious affection.
(3) Compensation shall be paid under this Article only in respect of injurious affection which would, but for the provisions of the transferred provision authorising the execution of the works, have given rise to a right of action for damages against any person causing the injurious affection."
The Submissions of the Parties
[9] On behalf of the respondent Mr Scoffield submitted that the key issue for the Tribunal was one of statutory construction, namely, whether the relevant statute/statutes, properly interpreted, permitted the claimants to recover the form of compensation that they sought, namely, compensation in respect of depreciation in the development value of their land. He relied on the decisions in Logan v Scottish Water [2005] CSIH 73 and Crossan v Department of the Environment for Northern Ireland R/5/1992 as strictly limiting compensation to that permitted by the relevant statutory provision/provisions. Mr Scoffield focused upon Article 3 of the 1973 Order as being the most important statutory provision which placed the general duty on the Department to supply and distribute water and to provide and effectively maintain sewers for domestic sewage, trade effluent and surface water. He emphasised the importance of distinguishing between the execution of works on land and the acquisition by the Department of land or an interest in land. Article 55 dealt with compensation in respect of the execution of works on land and, in his submission, Article 55(1)(b) was the key provision which he submitted, given the ordinary, natural meaning of the words, was clearly limited to direct physical damage. Mr Scoffield argued that neither Article 8 nor Article 18 of the 1982 Order was relevant since both were concerned with compensation in situations in which land or an interest in land had been acquired by the relevant authority. In his submission section 38 of the 1969 Act was of no assistance since the "ancillary rights" referred to therein related to damage caused directly or indirectly by the working of mines or the extraction of minerals vested in the Ministry.
[10] On behalf of the claimants Mr Good founded his case upon the general proposition that failure to provide compensation for land sterilised as a consequence of works executed by the actions of a government department was, per se, unusual and unfair and he argued that there were at least three routes by which the claimants were entitled to be awarded compensation for such damage. He also asked the Tribunal to concentrate on the specific wording of Article 55 of the 1973 Order emphasising, in particular, that the provision provided for compensation in respect of damage not only caused by but also in consequence of the execution of works by the Department. In this case he argued that the claimants had sustained clear interference with their rights of property which had been a direct consequence of the works. Mr Good argued that a second route that was open to the Tribunal was provided by Article 55(2) of the 1973 Order incorporating Article 38(1)-(6) of the 1969 Act and, in particular, the concept of "ancillary rights". Mr Good argued that Article 55 should be read in conjunction with Article 10(a) of the 1973 Order and that, on such a construction, the respondent had 'acquired' ancillary rights by agreement for which compensation was payable to the claimants in accordance with Articles 8(1)-(3) of the 1982 Order. In Mr Good's submission by execution of the works, the respondent had acquired a "statutory easement" over the claimants' land. Mr Good drew the attention of the court to previous custom and practice in this jurisdiction to award compensation for the laying of pipes across agricultural land referring to the principles set out in St John's College Oxford v Thames Water Authority [1990] 1 EGLR 229. He also drew attention to the Practice Note relating to Wayleave compensation issued on 17 May 2004 by the Department for Regional Development and in particular, to paragraphs 4.2 and 4.4.3 thereof. In support of route 3 Mr Good submitted that "injurious affection" clearly came within the provisions of Article 18 of the 1982 Order.
[11] The Tribunal accepts the submission advanced by Mr Scoffield that, in a case of this nature, it is of fundamental importance to concentrate on the specific statutory provisions. In such circumstances, the Tribunal must scrutinise with great care the relevance of different legislative provisions in other jurisdictions and/or authorities relating thereto.
[12] In this case, unlike the case of Logan, outline planning permission was in existence in respect of the Phase 2 land prior to the execution of the work by the respondent. The Reserved Matters application in respect of that permission for 40 residential units was approved on 17 September 2009 subject to the area allegedly "sterilised" by the work. Outline planning permission was also approved in respect of the Phase 3 lands on 27 February 2004. However, since no reserved matters were submitted on the Phase 3A part of the site, it is accepted that the outline permission on that portion of the land can no longer be implemented. On 16 September 1996 the respondent wrote to the claimants' valuer a letter headed "Water Service requirements regarding public sewers in development land". That letter made it quite clear that:
"The developer (and successors in title) must ensure that the erection of buildings and/or permanent structures does not take place over and/or within (i) six metres of either side of existing or proposed Main Drainage Lines (foul and storm); two metres of either side of existing or proposed Branch Drainage Lines (foul and storm); six metres of either side of existing or proposed trunk and minor water supply lines; or such distances as may be determined in writing by the Water Service."
In such circumstances, it seems apparent that the execution of the work by the Department on the claimants' land did result in restriction of the ability of the claimants to develop the subject land to the full extent of the planning permission granted. That restriction has been registered by the Department in the Land Registry as a Wayleave Notice. The instant case is to be contrasted with Crossan in which the agreed facts confirmed that "…no physical damage of any kind was caused to the Applicant's property nor was there any interference with any private right of the property of the Applicant."
[13] The Tribunal considers that the ordinary meaning of the words "in consequence of" the execution of the works in Article 55 of the 1973 Order encompasses damage following as a result or effect of the execution of the works. Mr Scoffield's submission was that any such consequential damage should be limited to physical damage e.g. further excavations necessary for future repairs and/or maintenance of the sewer. However there is nothing in the statute to confirm that the words are so limited and such direct physical damage would be adequately covered by the words caused by the execution of works. In this context the Tribunal notes the opinion of the President of this Tribunal in Carney v Department of Environment R/14/1992 of the incorporation of sections 38(2) – (6) of the 1969 Act:
"The thin red line running through Section 38(2) to (6) of that Act is that the Tribunal may decide the entitlement of and the quantum of compensation to be paid to a person suffering damage caused directly or indirectly (our emphasis) by 'works'."
In our view the right reserved by the Department to return to the lands in order to inspect and maintain the works coupled with the diminution of the development value of the land as a consequence of the sterilisation of a portion thereof, as detailed in the letter of the 16 September 2006, falls within the meaning of damage following as a result of, or effect of, the execution of the works. The Department has registered the statutory rights that it has acquired over this portion of the claimants land with the Land Registry as a Wayleave.
[14] As an alternative route Mr Good submitted that the importation of subsections (2) to (6) of section 38 of the 1969 Act including the reference to compensation for the acquisition by the Department of ancillary rights over any land opened the door to compensation for 'injurious affection' in accordance with Articles 8(1)–(3) of the 1982 Order. However compensation under Article 8 of the 1982 Order is dealt with under the sub-heading "Compensation for severance or injurious affection where part of claimant's land is acquired" and the subsections refer to "compulsory acquisition of land" being land that is "acquired or taken from any person for the purpose of works." Article 10(1)(a) of the 1973 Order gives the Department power to acquire land by agreement, on lease or by compulsory purchase for any purpose in connection with the performance of any of its functions under the Order but there is no suggestion that the Department has acquired any actual interest in the claimants' land in this case.
[15] Section 38(3) of the 1969 Act excludes compensation payable for 'injurious affection' of land by virtue of Article 8(1)-(3) of the 1982 Order where land has been acquired by the Department on a compulsory basis. However the mechanism by means of which Article 55(2) of the 1973 Order imported Article 38(3) of the 1969 Act, any relevant references to the 1969 Act having effect as references to the 1973 Order, clearly carried with it the implication that compensation under the 1973 Order could extend to 'ancillary rights' over land acquired under that Order. The 1973 Order itself does not contain any definition of ancillary rights nor is it concerned in any way with the working of mines or minerals. On the other hand there is a clear presumption that words included in Parliamentary legislation are intended to have some meaning and the Tribunal considers that, in context, the meaning extends to the ancillary rights acquired by the Department to install and maintain the sewer and, thereby, sterilise a portion of the claimants' land effectively preventing development thereof.
[16] Both parties were afforded an opportunity to submit written submissions with regard to the potential relevance of Article 1 of the 1st Protocol to the ECHR ("A1P1"). Article 1 of the first Protocol to the European Human Rights Convention provides that:
"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."
[17] We are grateful to both parties for their supplemental submissions. In a well-constructed and carefully analysed skeleton Mr Scoffield has correctly identified the three rules contained in A1P1. The Tribunal also accepts that this case is concerned with control of as opposed to the taking of property. The third rule in A1P1 recognises that contracting states are entitled, amongst other things, to enforce such laws as it deems necessary to control the use of property in accordance with the general interest and the relevant Convention jurisprudence confirms that the state enjoys a wide 'margin of appreciation'.
[18] However this case concerns the correct interpretation of legislation the purpose of which is clearly to provide compensation for the individual whose land has become subject to such control by the state to the detriment of the individual's right to develop his property. The essential question is how to interpret the terms aimed at providing compensation.
[19] At paragraph 28 of his judgment in Attorney General's Reference (No:4 of 2002) [2005] 1 AC 264 Lord Bingham referred to the interpretative obligation imposed upon the court, as a public authority, by Section 3 of the Human Rights Act 1998 as being:
"… very strong and far reaching … and may require the court to depart from the legislative intention of Parliament."
In R v A (No: 2) [2002] 1 AC 45 Lord Steyn observed at paragraph [44]:
"In accordance with the will of Parliament as reflected in Section 3 it will sometimes be necessary to adopt an interpretation which linguistically may appear strained. The techniques to be used will not only involve the reading down of expressed language in a statute but also the implication of provisions."
That approach was expressly approved by Lord Bingham at paragraph 24 of his judgment in Attorney General's Reference (No: 4 of 2002).
[20] As the Tribunal acknowledged in Kerr v NIHE Reference R/37/2010 at paragraph [21] the search for a fair balance between the demands of the general interests of the community and the requirement to adequately protect the fundamental rights of the individual is inherent in the whole of the Convention and is reflected in the structure of A1P1. A fair balance is not achieved where the individual has to bear "an individual and excessive burden". Compensation terms are material to the assessment as to whether a fair balance has been achieved. In the view of the Tribunal the interpretation contended for by Mr Scoffield would provide the state with the power to reduce the development value of the claimants' land by restricting the claimants' ability to fully develop their property in accordance with the outline planning permission while depriving the claimants of fair compensation therefor. Such an interpretation would not only severely strain the natural and ordinary meaning of the words but would also be inconsistent with a purposive interpretation consistent with the Convention-compliant general proposition that interference with the private rights of property by the state should not be disproportionate and should attract fair compensation.
[21] Accordingly the Tribunal proposes to answer the Preliminary Issues raised as follows:
(i) (a) Yes
(b) No
(ii) (a) The works detailed at paragraphs [6] and [7] hereof and executed between 3 August 2006 and 5 October 2007.
(iii) Yes
(iv) The exact nature and extent of any loss and/or damage sustained by the claimants is a matter to be established at a further hearing.
(v) To be the subject of further submissions
12th May 2015
Annex 1


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Hillary Clinton addressed the re-opened (yes, re-opened, lefties!) FBI investigation relating to her emails at a rally in Daytona Beach today, calling Director Comey's announcement of the re-opening of the investigation "unprecedented" and "deeply troubling." Video is below.
This is the quickly coalescing narrative among leftists and Big Media (but I repeat myself). Stories are already touting the fact that partisan hack Loretta Lynch advised against Director Comey sending his letter to Congress. Lost in all this partisan analysis is that Democrats nominated someone who was under federal investigation for most of her campaign. They can't really be shocked when the FBI becomes involved again shortly before the election.
As Donald Trump properly notes (did I just say that?), Hillary has "nobody to blame but herself."
I have selected the relevant 90 seconds for you, which will play when you hit the play button.
Now, I'm sure that some of you may have heard about a letter that the FBI director sent out yesterday. [BOOS] Well, if you're like me, you probably have a few questions about it. It is pretty strange — it's pretty strange to put something like that out with such little information right before an election. In fact, in fact, it's not just strange, it's unprecedented and it is deeply troubling because voters deserve to get full and complete facts. And so, we've called on Director Comey to explain everything right away, put it all out on the table. Right?
Now, of course, Donald Trump is already making up lies about this. He is doing his best to confuse, mislead, and discourage the American people. Ah think it's time for Donald Trump to stop fearmongering, to stop disgracing himself, to stop attacking our democracy. We can't let him get away with this, can we?
How it is "attacking our democracy" to point out that a major party candidate for the presidency is under federal investigation with 10 days to go in the election?
The post Hillary Addresses Email Investigation in Daytona Beach (Video) appeared first on RedState.
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Ice Storm
About Brenda W.
Christian. Memphian. Reader. Writer. True blue Tiger fan. Lover of shoes, the ocean, adventure, and McAlister's iced tea.View all posts by Brenda W. →
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I have one of those Monday too! I turned on the news right as the traffic guy said, "If you don't have to go out, please don't. Look at all these wrecks." I was NOT getting out in that.


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Ceramic juicer, $55, because it's so chic that they won't have to forget it in the cupboard. Hand-crafted from fine eathware, and perfectly sized to accommodate everything from limes to grapefruit.
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Peugeot Pepper Mill, $45, because it is the best pepper mill out there. I mentioned here that this was one of the best things I bought last year, and I stand by it. Seriously, worth every penny.


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|NO INDIAN / NO PAKISTAN - Professional writer needed for webinar script (online training expertise)
|=== NO INDIAN / NO PAKISTAN please === ONLY UK / AUSSIE / USA writers ==== We have a 1 hour webinar script that must re-written improved and we need you to view 3 videos 10 mins video, come up with your own version of the text so that we can present the same concept with different words in the online training we will be hosting. Subject : Facebook ads / Facebook advertising We need a tale...
|Metin Yazarlığı, Yerine Yazma, Article Writing, Yaratıcı Yazma, İçerik Yazımı
|Nov 16, 2017
|Nov 16, 20174g 20s
|Nuke Automation
|Need to automate the workflow in Nuke Studio VFX Tool
|Nov 16, 2017
|Nov 16, 20174g 14s
|Looking for a Devops Engineer with build/release/automation experience
|I am looking for a devops engineer who could help me with build, release, configuration management. Any knowledge of cloud, container technologies, unix administration is preferred.
|Python, Linux, Bulut Bilişim, Hızlı Geliştirme, Chef Yapılandırma Yönetimi
|Nov 16, 2017
|Nov 16, 20174g 13s
|Web Automation: HTTPS requests/responses
|- From a combo list, test all the entries on a form field webpage - Get the response if entry is valid store it in external file - Each HTTPS request has to be sent using proxy list (to avoid reCaptcha) - JSON/WebData experience required - Multithreading requested Contact me if interested, will provide details.
|.NET, Web Scraping, C# Programlama, C++ Programlama, JSON
|Nov 16, 2017
|Nov 16, 20174g 9s
|Industrial animation of machinery used for automation of piping systems
|In industrial business over 40 years, moving to automate piping process. Design animation of machinery and process for automation of pipe joining process
|Animasyon, 3D Animasyon
|Nov 16, 2017
|Nov 16, 20174g 9s
|Help me with Facebook & Google Re-targeting and Email Automation
|Hello, I am looking for someone who can help me set up Facebook and Google Re-targeting. And set up Opt-in emails automation ensuring email goes in Primary mail box.
|Elektronik Pazarlama, Facebook Pazarlama, E-posta Pazarlama, Sosyal Medya Pazarlaması
|Nov 16, 2017
|Nov 16, 20174g 6s
|spreadsheet google drive automation with Formula
|I have a Spreadsheet in Google drive, all sheets to be automated with some formaula under some conditions
|Excel, Google App Motoru, Excel VBA
|Nov 16, 2017
|Nov 16, 20174g 2s
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Photos (1)
The Imperial Treasury
Austria's imperial past is most palpable between the grand palaces of Vienna. And within the capital there is one particular place where this illustrious atmosphere is polarized. The Imperial Treasury holds some of the most ornate, detailed and just outright ostentatious relics of the Habsburg empire. You will see the Austrian imperial crown, the golden cradle of Napoleon's son, the world's largest cut emerald and endless cases of gleaming treasure. Take a peek at the power and wealth that marked the country's storied past and marvel at the sheer amount of jewels and luxurious fabrics that are stored here.
Have you been here? Share a tip or a photo with fellow travelers.
Hofburg, Schweizerhof, 1010 Wien, Austria
+43 1 52524
Wed - Mon 9am - 5:30pm
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The Minnesota Twins are said by sources to be considering a run at one of the big free-agent starters available after their amazing success story last year.
They are thought to be considering even the very top guys – Yu Darvish, Jake Arrieta, Lance Lynn and Alex Cobb – as they look to improve off their surprising 2016 playoff team. Twins ownership is said to have big faith in the new management team of president Derek Falvey and GM Thad Levine, and is strongly weighing whether to make a big investment in a team that features a very strong offense and a particularly impressive core of young position players.
The Twins are not a small-market team but have generally targeted mid-range arms in recent years, importing Ervin Santana (their current ace and the starter in their losing wild-card gamevs. the Yankees), Phil Hughes and Ricky Nolasco. But now there are signs they are at least dabbling at the highest end of this market.
Whether they will actually pull the trigger on one of the big two remains to be seen. They know they need to add a starter of some sort, and probably two bullpen pieces – including a closer – so they are weighing the better relievers, as well.
Wade Davis and Greg Holland top the bullpen market, but that's a deep one, and they should be able to find help there. Their second-half closer, Matt Belisle, is a free agent, and they liked him very much, but there are a lot of pen arms to consider.
The Twins stunned baseball with their 85-win season last year, and extremely strong second half, when they ran off with a playoff spot that had been contested by a half-dozen teams, even after a small selloff at the trade deadline, which included deals where they traded starter Jaime Garcia (after first acquiring him) and closer Brandon Kintzler.
Darvish and Arrieta are the clear top-two starters on the market, and both pitchers are expected to get nine-figure deals. Minnesota hasn't factored into the Japanese market in the past, but with Levine, a high-ranking executive with the Rangers when they signed Darvish, perhaps that could change now. Darvish and Arrieta, of course, could still prove to be out of their price range, but Lynn and Cobb, who make up a strong but small second tier, would also be big upgrades for them.
More Coverage:
Heyman | Hall of Fame Historical Overview Committee got it right
- Heyman | Red Sox expected to target Eric Hosmer this winter
1 Comment
Experience tells us that ownership will not loosen the purse strings for free agency prospects.Read into that what you will.


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Schumann: Fast zu ernst Op. 15 No. 10 in G-sharp Minor
Piano Sheet Music to Download and Print or to View in Mobile DevicesID:1669
|Robert Schumann - Kinderszenen :
Fast zu ernst, Op. 15 No. 10
|Key: G-sharp Minor
|Published: 1839
|Level: 7
|Period: Early Romantic
|Piano score: PS Edition (532 kB)
|Fast zu ernst Op. 15 No. 10 - FREE SAMPLE (mp3 file)
Members who like this piece have also downloaded:
Fast zu ernst Op. 15 No. 10 in G-sharp Minor, by the early romantic composer Robert Schumann. This piano piece was published in 1839 and is included in Kinderszenen by Schumann.


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-glossy, 4x6 post cards.
3.00$USD each, shipping included.
2 for 5$ -special-
To pre-order message me
PRE ORDER ENDS November 25th.
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Christmas Is Coming 🎄❄
Hamha, y'all!
The holidays are coming up quick, so why not participate in a hamham secret santa art trade? This is a great way to feel festive and make new friends! I'm excited to participate in this and I hope you all are too! :^)
This is a GIVE/RECEIVE art event, please do not enter if you won't be able to give a gift (There's always next year!)
How Secret Santa works:
Like I said, this is a give/receive art, so please do not buy your giftee a present, instead make one yourself! All secret santas will be random, so while you are making a present for your giftee, another santa is working very hard on your present!
Please do not reveal yourself as a secret santa, that would take all the fun out of it.
I'm sorry this is last minute, but all entries must be submitted by December 1st 12am est time, so everyone can work on their projects!
Giftees names will be sent via ask/message on December 1st.
December 15th, I will send a message asking about the progress of your project (please try to get back to me! I want to make sure no one gets left without a present this year), if at this time you do not respond within a few days or must drop out of the event, please let me know!
December 24 - 31st, post your gift(s) and reveal yourself!
What kind of gifts can we give?:
How to enter:
Please send me an ask with the following innformation!
Between December 24 - 31st when all gifts can be sent out, please tag your art with your giftees URL and the tag #hamtarosecretsanta so we can all see, and I'll be able to reblog your work!
So, if you'd like to participate or if you have any questions, please send me an ask/message!
Have fun, and happy holidays!
Happy holidays everyone! Here is our holiday season prompt list! The same rules stand as before. Any medium, timing, et cetera! If you've got questions, check out our FAQ.
Spread the cheer and goodwill through your art. Or use it to work through frustrations with the holidays! Just know that we're here to inspire you. We're really looking forward to seeing what you create.
Be sure to tag us @ghoultober to get your prompt reblogged!
So I know it's a little early BUT since lifeisstrangefans.com announced their christmas contest I figured why not post my entry here aswell :)
Chloe bought her magical someone a magical something for the holidays ^_^
Hope you're all doing well, see you soon!
PS. Yes I changed my url :)
h*ck the halls with balls and Marley, bork bork bork bork bork, woof woof woof, bork 🎄
In the holiday spirit-
Which Suitors and Warlords are Naughty!?!! Which ones are Nice!?!?!
Sasuke and Kennyo are lumped in there with Warlords.
Peace & Love
Happy Holidays from the Holiday Boar
Happy Holidays from the Smith-Pines-Sanchez family <3
happy holidays everyone! best of wishes to you and your families!
please don't repost anywhere


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|Copyright AUTO Insurance Quotes. All rights reserved.
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Get Std Tested Hockessin DE 19707
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Complaint Review: Real Success Institute, Daniel Davidson Wagner
- Real Success Institute, Daniel Davidson Wagner
10542 S. Jordan Gateway, Ste 200
South Jordan, Utah
- Phone: 800-709-7344
- Web:
- Category: Bait-and-Switch
Real Success Institute, Daniel Davidson Wagner Company scammed me out of $5,600 to learn how to buy/fix/sell bankrupt homes with the help of Mentor South Jordan Utah
I was in the process of purchasing a home already and was assured that these lessons were invaluable to complete the the process and for future purchases.
I had homework and did a lot of running around searching for the perfect property to start with. I found out that referrals on "inside" information didn't know what I was talking about or there were fees to get the info.
I had no beef with Ryan other than it was very obvious right from the start that he was working from a worksheet and most of what he was trying to take me through were the steps for looking for a home even though I already had one. He was pretty useless on what to do after one purchased a home.
When I complained I was told I could be put on hold and the next time I wanted to purchase they would step in at that point and try again.
I ended up making many mistakes since purchasing my investment property and had no help or insight from the company. It was a waste of my money and my time.
Hometown, Illinois
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This report was posted on Ripoff Report on 04/16/2009 02:18 PM and is a permanent record located here: http://www.ripoffreport.com/reports/real-success-institute-daniel-davidson-wagner/south-jordan-utah-84095/real-success-institute-daniel-davidson-wagner-company-scammed-me-out-of-5600-to-learn-h-444164. The posting time indicated is Arizona local time. Arizona does not observe daylight savings so the post time may be Mountain or Pacific depending on the time of year. Ripoff Report has an exclusive license to this report. It may not be copied without the written permission of Ripoff Report. READ: Foreign websites steal our content
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Friday, June 02, 2006
I'm Leavin' on A Jet Plane
Just a few hours now before I get on a jet plane and head east. All packed, all comfy clothes, decided that comfort is my personal "look". You are looking at a picture of me as a kid. I was always having fun. Just like now, life was exciting and always filled with adventure. A walk down the street is an adventure to me so getting on a plane is a grand event. I love to fly. Been listening to the music from Top Gun, getting me all revved up for that moment of take off when you feel the plane tipping up to the sky. I love take off !
I will be blogging along the way. Plenty of pictures will be taken you can be sure.
My one piece of luggage is a duffle bag, I pack light. It has a quote from Lin Yutang written on it. One that makes me laugh.
"A good traveler is one who does not know where he is going to, and a perfect traveler does not know where he came from."
5 comments:
- Pecan Hill Matron said...
I hope your trip is safe and enjoyable! Have fun and I 'll be looking forward to the pictures. May the sweet Lord bless you & keep you!
Grace & Peace
- Friday, June 02, 2006
- dot said...
Have a great time and I look forward to reading about your travels.
- Friday, June 02, 2006
- Inga Helene said...
Have a safe trip and enjoy your stay!
- Saturday, June 03, 2006
- Tina said...
I hope your flight was great and that you enjoy your time with family and friends, I'll look forward to your installments..Hugs Tina
- Sunday, June 04, 2006
- Clara....in TN said...
Be safe and enjoy your trip. I am looking forward to hearing of your travels. Clara
- Sunday, June 04, 2006
Subscribe to: Post Comments (Atom)
Sunday Blessings
Soft music, the gentle kind of music that makes you feel content with life... the view from the window as I sit and spin at the wheel makes ...
What fun we are having being retired ! We thought time would slow down when we retired, but not so, it seems we don't ha...
It's not icy today, but its certainly chilly outside as I bring in the laundry. I was wishing I had my fingerless gloves on, but s...


text:
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Love the design and color. Good quality for the price. I was looking at this luxury bed for months and finally happy that I made the purchase! I have many compliments in color! I'm glad I made the decision to buy it ... Ideal for everyday use! Very happy. Very happy with my new luxury bed. I'd been shopping for a new luxury bed and found the prices to be very high from some retailers.
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Nice luxury bed with excellent value! I bought several of these in different designs as Christmas gifts and they were very well received! They thought it cost way more than they actually did. Exactly how I imagined! Love how simple, yet classy it is! Great price for the quality of the luxury bed. I recommend this product to anyone who wants quality and perfection. Color and style is perfect.
Wildon Home ® Audrey California king Sleigh Bed Review by Anonymous users


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2007, DK Publishing (Dorling Kindersley)
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Can someone please translate this for me it is in Hindi. Thank you so much. App Bahut Hi Acchi Isaan Hain?
I had someone send this to me in an email and I can not figure out what it means and trying to find translators online that will translate hindi (written this way and not in the script) is almost impossible. Or at least I havent found one yet.
Pronunciation is 'insaan' nit isaan as you have written. A few answerer have translated 'insaan' as human being, it is wrong usage. Correct translation should be 'You are a nice person'
Can Silk Shirts Make The World a Better Place?
Can silk shirts make the world a better place you ask yourself, well one social entrepreneur thinks so.
For every silk shirt sold, www.silkshirtstore.com is giving 10% profit as a loan to help entrepreneurs in developing countries to set up their own small businesses which, once profitable, will help them climb out of poverty. The site is doing this through kiva.org. The great thing is that you can even keep an eye on which entrepreneurs the online silkshirtstore.com are giving to on their website.
Silkshirtstore.com is part of a social enterprise called the Kohtrad Silk Project, a collection of specialised websites selling silk shirts, silk scarves, and silk shawls. The project aims to give silk producers in Isaan, North East Thailand, a platform to sell their products around the world.
The other website in the project is www.silkscarfshawls.com which specialises in high quality handmade silk scarves and silk shawls. 50% of profits from every silk scarf and silk shawl sold are being put towards a village internet hub for the community where the silk scarves are made.
The person behind the enterprise is Farquhar Simpkin. Before Farquhar came up with the project idea, he used to run a record label in London; but after getting frustrated with the music industry, he decided he wanted to do something different, so he sold his record label, all his possessions, and went travelling.
"I ended up going to Australia first, and it was there in a small book shop in Perth that I came across a book by a social entrepreneur called Nic Francis called the End of Charity. I was getting interested in social enterprise while in London, but it was this book that really grabbed my attention. It was while travelling around Thailand and thinking about what I could do next that I became friends with a girl who had family and friends making silk in the poorer Isaan region of Thailand, but with no idea of how to market to the West. So the idea really spawned from there".
But this isn't just a project to help the silk weavers — it is also one to help Farquhar himself.
"After returning from travelling, I ended being hit by the recession and struggling to find work for over a year. I just thought enough is enough, let's have a go at this project. Life is too short just to wait, hoping that something will happen.
I wanted to start a project that helped people out of poverty, me included. I wanted it to make profit, be self-sustainable, with the profits being re-invested back into the community where the silk is made, which in turn can start more income generating and employment opportunities."
So there you have it, silk with a social mission. If you would like to follow the progress of the Kohtrad Silk Project you can visit – www.silkscarfshawls.com and www.silkshirtstore.com.
What do you think of these names? Please answer!?
These are my 5 childrens names, tell me which one you like the best and which one you like the least…
Isaan Okiwi (Iz-ahn) (O-kee-wee) The reason why its Okiwi is because my husband is from New zealand ,hense Kiwi….
Nikayla Rose (Like Mikayla but with a N)
Tahlia Shontel (Tah-Lee-a)
Grayson Blake (Gray-sin)
Brohin Tait (Bro-in)
I am due to have my 6th child on December 17th 2008 and we have decided on Traeh Jade (Tray-uh) do you like it or should we change it?
By the way its Heart backwards
Thanks for all your help
Jacqui 🙂
Additional Details
#1 answer….I am for real otherwise i wouldnt have called my kids that would I?
I asked a simple question if you liked them….
Are these names for real. Okiwi? Heart backwards? You cannot be serious. Really.
Ngao Garm (2) – Sieng Isaan Band
Morlum ruerng by Sieng Isaan Band.
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text:
Ladies of Charity
Ladies of Charity, Home for the Aged – a home for the sad and pitiful segment of society in Roxas City, Philippines. The wards of this institution are the elderly, the feeble – old frail women who are deserted by their families or nowhere to go.
Sunshine Village, Banica, Roxas City
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See also: masterlist | others near here | near a landmark
|Government / NGO operated facility
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Phone Wars: Which is Better, Apple or Android?
Most 90s kids who were into gaming back in the earlier part of the decade know how utterly brutal the Console Wars were, specifically the battles between the Sega Gensis (Mega Drive) and Nintendo's SNES. Many have tried to declare which system is better, and many have failed to do so. Both systems have comparable numbers in terms of sales, both have incredible, unique libraries and both have equally intense fans. In the end, deciding which system was best came down to personal preference.
The kids who were duking it out on the playground over the Sega/Nintendo rivalry have grown up (technically) but they have never lost their need to fight for something. Sure there are still those who argue whether or not Sony, Microsoft or Nintendo is the superior console maker, but that war has nothing on the bitter, never-ending Phone War being waged by iOS devices and Android devices.
The Contenders
The iOS operating system serves Apple's iPhone, iPad and iPod product lines, and has been since 2007. Each iteration of the operating system is usually developed alongside Apple's newest hardware iterations. This means the architecture of the OS is designed in unison with the physical architecture of the hardware. This usually results in an OS that runs very smoothly, with few crashes, especially since the customization options on the iOS are notoriously limited. In other words, it is very hard for even the least techno-savvy people to mess up an iPhone.
Android has been used by a myriad of phones since 2008, and is therefore much more widespread than iOS devices. The operating system give users the ability to customize their experience on their phone on a level iOS users could never dream of having. Because the phones up which Android runs are manufactured by other companies, you have way more choice when it comes to phone specs. Current Android phones are usually cheaper than iPhones and tend to have more memory, more (and expandable) memory and faster processors than the current iPhone model.
Pros for Each System
- The complete integration of iOS with the hardware on which it runs gives the user a consistently stable environment to work in, relatively safe from system crashes and freezing.
- Impeccable hardware design. Sure, ever since the iPhone 4 the general consensus has been that the iPhone sports a screen that is too small in comparison to its competition, but few deny how nice each phone has looked and felt. Apple has caught up to screen size with the iPhone 6 and 6 Plus, so now there is very little to complain about with the design of the phone.
- The Apple environment. Apple products integrate almost seamlessly, with very little fuss from the user. You can accomplish the same type of environment with an Android phone on Mac and PC systems, but it is not nearly as effortless for the average consumer.
- Incredibly fast charging time. (See the "Cons" to found out how this is made possible).
- With a bevy of manufacturers making phones that run Android, the user is not limited to one type of hardware, meaning the user can shop for the device with all the specs they want.
- Android is not nearly as restrictive as iOS. You can tailor their interface to their liking including setting any sound file as a ringtone, tweaking the home screen, and developing apps with greater ease.
- Android-based phones are, as a rule, cheaper than Apple phones.
- Android-based phones sacrifice some aesthetics for functionality. For instance, though many Android phones are bulkier than Apple phones, they have more room for bigger, longer-lasting batteries.
Cons for Each System
- Notoriously short battery-life. Because iPhones are small, thin and sleek, there is less room for a battery. This results in Apple using small, short--life batteries which may charge fast, but they don't last nearly as long as many Android-based phones.
- No expandable memory in any iPhone. Many see this as Apple's attempt to grab more money as each step up in storage capacity costs $100. The only way to increase storage is to buy a whole new phone.
- Specs are often one to two generations behind many Android-Based phones. The iPhone 6 will have 1 GB of RAM, compared to the Samsung Galaxy S5 and Motorola Moto X which both feature 2 GB of RAM. The processors found in iPhones are often a bit slower than the competition as well. Apple gets around this by creating an architecture that negates the slower RAM and clock speed of the processors, but still in terms of raw processing power, Android-based phones often come out on top.
- iOS is very restrictive in terms of customization. Ringtones have to be in a certain file format, there are no widgets, and task managing is very primitive. This means the techno-illiterate will have a hard time screwing up their phone, while the techno-savvy will not be able to get the phone to function exactly how they want it.
- The less restricting nature of Android-based phones may allow users to tailor their experience, but the sheer volume of choices may be intimidating to some users.
- As Android based devices have a larger share of the market they are targeted by viruses quite often. That's not to say iOS devices are immune, just that there is a higher chance of getting a virus on your Android device. This is not really much of an issue as most carriers offer security protection for devices for very reasonable prices.
- As one operating system must be compatible with multiple devices manufactured by multiple companies with a wide variety of architectures there can be instances in which the OS does not run smoothly on a device.
So which is better?
On paper the answer may seem simple. With many more options when it comes to device features and a much less restrictive OS Android may seem like the clear winner, and for many it is. But things can seem much different on paper than they are in reality.
For millions the iPhone is the pinnacle of phones. This must surely annoy those who understand that, technically speaking the iPhone is inferior to much of it's competition. But you have to understand that the people who love the iPhone can't be bothered with how much RAM their phone has, or how fast their phone's processor clocks in at. They just know the phone looks pretty and functions simply right out of the box. They decide to buy an iPhone because of how it makes them feel. Just like the kids who asked for a Sega Genesis for Christmas because it just "felt" cooler than the SNES, even though the systems were pretty evenly matched.
Make no mistake, emotions also play a role in Android users' decisions. A passionate need to either have the device with the most superior specs and/or the greatest value for what you get. What's crazy is that all the companies who manufacture your phone, whether they be Apple, Motorola, Samsung or whoever makes your phone knows that we make emotional decisions. Why do you think Samsung's current ad for their line of Galaxy phones focuses on the fact that Apple is now copying them? They know the people who buy their phones want to stand out, they want to have the latest and greatest. And why does Apple's promotional videos focus so much on how beautiful and sleek their phones look? Why do they focus on how easy it is to operate their phone instead of specs? They are marketing their phone to the people who want a phone that is easy to operate while simultaneously making the user look good while using it.
So in the end there is no "better." It's a stupid, cliched answer, but it honestly comes down to what you prefer. When you've made your choice, be confident in your ability to make the best decisions for yourself. You do not need to tear down others in order to make yourself feel good about your choices. It goes back to the console wars of yore; I was a SNES kid who vehemently opposed Sega. Looking back I realize that it was because I had to convince myself that I was not missing out on anything by not having a Genesis. I had to convince myself that what I had (in this case Mario) was superior to what I did not have (in this case Sonic). Genesis kids did the same, the funny thing is that we 90s kids never seemed to outgrow this mode of thinking and so now we have the Phone Wars.
What side do you fall on? Are you an Android supporter or Apple lover? Want more interesting stuff about the 90s and beyond? Be sure to follow me on Facebook and Twitter!


text:
This beautiful contemporary beach house, architect-redesigned & furnished in a warm beach style accommodates up to 12 guests! Chilled, relaxed, private access to the beach of Pozzarello. Stripy beach towels and 400 count bed sheets included.
The Villa is 2 private apartments in one perfect to be together. a sunny & shady chill out sofa area, large hammock, marble table dining area & grill. It is on the main road so expect regular road noise as well as sound of sea. Welcome basket on arrival
A light, breazy unique space with modern details, the townhouse has two floors totals about 1500 square feet. Each floor has it's own separate entrance, bathroom, kitchen ensuring a high standard of privacy in each sleeping area. Ten people can sleep here very comfortably with everyone on high-end mattresses, no pull out sofas! (there are two pull out sofas in addition if you need them). The house is great for larger groups but also perfect for families with children, more than one family or couples traveling together, or simply a group of 3 or 4 friends who each want their own private space and room to spread out.
The house includes two well appointed kitchens and two full bathrooms. Both main rooms have flat screen TVs with basic channels, and brand new air conditioning in each room for hotter or cooler days.
Lets take a walk through.....
You arrive to your home using the private drive that is shared with the Hotel Baia d'Argento, Pozzarello. The hotel is on your left the Villa on the right. You have ample parking right outside the gate which is really convenient. The garden is securely gated and fenced, open the gate and enter the sweet, well kept garden. The big pine tree shades well in the summer covering the hammocks, bbq and patio, letting you eat all together in the shade with the view and peace. There is a beautiful antique pink marble table allowing you all to be seated for all your important meals and family discussions.
- The first door you arrive to, is the ground floor which has a fully opening sliding triple patio door leading to a cool spacious living room and full kitchen. Leading to the back is a brand new full bathroom with bath tub and the very spacious Tramontana room with a king bed, and tonnes of hidden draw space for all your clothes. For NO EXTRA CHARGE, all linens are 400 count cotton and towels (even beach towels) are all provided for you. A full mattress sofa bed can also easily be pulled out to sleep an additional two guests. This space is great for grandparents, or young families (all one level) with lots of space and a great relaxing vibe.
- One flight of stairs up on the second level, to the entrance of the second floor, with an ample balcony-from where you can have breakfast or dinner and take in the breathtaking view of the bay. Open the double patio door which leads into the cheerful living/dining area and main kitchen. Along with a comfy sofa/day bed that sleeps two, there is a flat screen tv and dvd player. The kitchen is generously equipped for you to prepare any meal you can imagine, making it easy for you to take advantage of your proximity to the world-famous food markets in Porto Santo Stefano. Buy fish straight from the fisherman themselves and grill to your hearts' content. If you like fish, this is the right place to come- it really doesn't get any fresher.
- The bedrooms: we have to the right the Saturnia Spa room, with an local artist installation made from the volcanic pebbles from Saturnia's UNESCO hot spring- one of the areas best kept secrets. The second bedroom- Maestrale has two double bed bunk beds- which sleeps 4. The bathroom on this floor is brand new and the shower floor is finished with local pebbles.
In the service room , under the balcony where there are full laundry facilities.
We have surrounded the villa with a fenced and private garden. We love dogs and with prior arrangement are happy to make an exception.
Доступно гостям
Whole house private garden ample right next to house parking. Awesome for doing what you feel like. Gated and super safe area.
Общение с гостями
I or Lucia, my assistant will always be reachable in case you need anything, before and during your stay. For your total convenience we have key box flexible self check-in and can work with you if you need a custom check-in or a place to leave luggage on your departure day.
3 отзыва
I am a mum, business coach who loves to travel but also loves staying a a homely place that is comfortable to integrate and enjoy a new place. My family are all from Italy and our home is a part of our Italian identity a space that allows you to be who you are but also belong. My children love to adventure and when we are not here we really enjoy sharing our space with you. The villa (it has two separate apartments) had been derelict for over 15 years and needed a gut rehab, it was fun and hard work bringing it back to life. Lucia and I (who helps care for you when we are not around) takes pride in beautiful bed sheets and towels and modern, fine finishings.
We use Airbnb a lot and have had some great experiences and some not so good ones and so we know what it feels like to be unfairly treated. We do whatever it takes to make sure you have a wonderful break. We have and work with you to solve any problem or challenge :)
I also Speak Italian, French, German and Spanish.