M/S. JAPAN AIRLINES CO. LTD.versusCOMMISSIONER OF INCOME TAX, NEW DELHI

                         [2015) 8 S.C.R. 838


A                 MIS. JAPAN AIRLINES CO. LTD.
                                  v.
         COMMISSIONER OF INCOME TAX, NEW DELHI
                   (Civil Appeal No.9875 of 2013)
B
                         AUGUST04, 2015
               [A.K. SIKRI AND ·R. F. NARIMAN, JJ.]
       Income Tax Act, 1961- ss. 194-1, 194 C- Payment of
  landing/take off and parking Charges in respect of aircrafts to
C Airport Authorities of India by foreign airlines - Deduction of
  tax at source (TDS) uls. 194 C@ 2% or u!s. 194-1@ 20% -
  Held: Payment of landing/take off and parking charges paid
  to Airport Authorities in respect of airlines are not for 'use of
D land', therefore, cannot be treated as 'rent' as envisaged ins.
  194-1, thus, covered uls. 194 C for the purpose of deduction
  of TDS and not u/s. 194-1.

       Allowing the appellant's-Airlines appeal and
    dismissing the Revenue's appeal, the Court
E
       HELD: 1.1 Section 194-1 of the Income Tax Act, 1961
  provides for deduction of tax at source in respect of
  payment of 'rent' by any person, other than an individual
  and a hindu undivided family, at the time of payment or
F credit, whichever is.earlier. The rate at which deduction
  of tax is to be made at source is 20%. From the reading
  of Section 194-1, it becomes clear that TDS is to be made
  on the 'rent'. The expression 'rent' is given much wider
  meaning under this provision than what is normally
G known in common parlance. In the first instance, it means
  any payment which is made under any· lease, sub-lease,
  tenancy. In the second place, such a payment made even
  under any other 'agreement or arrangement for the use
H                               838
  M/S. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME      839
                    TAX, NEW DELHI

of any lanti or any building' would also be treated as A
'rent'. WL-ther or not such building is owned by the
payee is not relevant. The expressions 'any payment',
by whatever name called and 'any other agr~ement or
arrangement' have the widest import. Likewise, payment
made for the 'use of any land or any building' widens B
the scope of the proviso. [Para 13, 14] [848-B-C, E-H]

     1.2 The assessee-Airlines are allowed to land and
take-off their Aircrafts at IGIA for which landing fee is
charged. Likewise, they are allowed to park their Aircrafts C
at IGIA for which parking fee is charged. It is done under
an agreement and/or arrangement with AAI. The charges
which are fixed by the AAI for landing and take-off
services as well as for parking of aircrafts are not for the
'use of the land'. That would be too simplistic an D
approach, ignoring other relevant details which would
amply demonstrate that these charges are for services
and facilities offered in connection with the aircraft
operation at the airport. These services include providing
of air traffic services, ground safety services, E
aeronautical communication facilities, installation and
maintenance of navigationat aids and meteorological
services atthe airport. [Para 15, 18] [849-A-B; 850-D-E]

    1.3 Before the High Court of Madras, the assessee F
had filed the material in the form of Airport Economics
Manual, the International Airports Transport Agreement
(IATA) to the contracting states on charges for airport
and air navigation services. There are various
international protocols which mandate all such G
authorities manning and managing these airports to
construct the airports of desired standards which are
stipulated in the protocols. The services which are
required to be provided by these authorities, like AAI, are H
840         SUPREME COURT REPORTS                   [2015] 8 S.C.R.


A     aimed at passengers' safety as well as on safe landing
      and parking of the aircrafts. Therefore, it is not mere 'use
      of the land'. On the contrary, it is the facilities that are to
      be comp!Jlsorily offered by the AAI in tune with the
      requirements of the protocol, which is the primary focus.
B     [Para 19] [850-F-H; 851-A]

           1.4 The charges which are taken from the aircrafts
      for landing and even for parking of the aircrafts are not
      dependent upon the use ofthe land. Chapter 4 of Airport
C     Economics Manual issued by International Civil Aviation
      Organization deals with 'Determine the cost basis for
      charging purposes'. The charges on air-traffic which
      includes Landing Charges, Lighting Charges, Approach
      and Aerodrome Control Charges, Aircraft Parking
D     Charges, Aerobridge Charges, Hangar Charges,
      Passenger Service Charges, Cargo Charges etc. are to
      be fixed applying the formulae stated. A reading thereof
      would clearly point out the cost analysis which is to be
      done for fixing these charges. Thus, when the airlines
E     pay for these charges, treating such charges as charges
      for 'use of land' would be adopting a totally na"ive and
      simplistic approach which is far away from the reality.
      The substance behind such charges has to be kept in
F     mind. When matter is looked into from this angle,
      keeping in view the full an.d larger picture in mind, it
      becomes very clear that the charges are not for use of
      land per se and, therefore, it cannot be treated as 'rent'
      within the meaning of Section 194-1.[Para 21] [852-D-H;
G     851-A

       1.5 The view taken by the Madras High Court is
  correct and the view taken by Delhi High Court in United
  Airlines case cannot be accepted. The judgment in
H United Airlines case as well as the impugned judgment
  of the Delhi High Court are over-ruled. [Para 22] [853-B]
  M/S. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME           841
                    TAX, NEW DELHI

      1.6 The Madras High Court has given _one more            A
 reason in support of its view that the charges paid by
the Airlines to the AAI do not come within the definition
of the 'rent' as defined under Section 194-1. The High
Court held that the words 'any other agreement or
arrangement for the use of any land or any building' have      B
to be read ejusdem generis and it should take it colour
from the earlier portion of the definition namely "lease,
sub-lease and tenancy". Thereby, it has tried to limit the
ambit of words 'any other agreement or arrangement'.
This reasoning is clearly fallacious. A bare reading of the    C
definition of 'rent' contained in explanation to Section
194-1 would make it clear that in the first place, the
 payment, by whatever name called, under any lease, sub-
 lease, tenancy which is to be treated as 'rent'. That is
                                                               0
 rent .in traditional sense. However, second part is
 independent of the first part which gives much wider
scope to the term 'rent'. As per this whenever payment
is made for use of any land or any building by any other
agreement or arrangement, that is also to be treated as        E
'rent'. Once such a payment is made for use of land or
building under any other agreement or arrangement,
such agreement or arrangement gives the definition of
rant a very wide connotation. To that extent, High Court
of Delhi appears to be correct that the scope of definition    F
of rent under this definition is very wide and not limited
to what is understood as rent in common parlance. It is
a different matter that the High Court of Delhi did not
apply this definition correctly to the instant case as it
failed to notice that in substance the charges paid by         G
these airlines are not for 'use of land' but for other
facilities and services wherein use of the land was only
minor and insignificant aspect. Thus, it did not correctly
appreciate the nature of charges that are paid by the
airlines for landing and parking charges which is-not, in      H



    r
842         SUPREME COURT REPORTS                   (2015] 8 S.C.R.


A substance, for use of land but for various other facilities
  extended by the AAI to the airlines. Use of land, in the
  process, become incidental. Once it is held that these
  charges are not covered by Section 194-1 of the Act, it is
  not necessary to go into the scope of Section 194-C of
B the Act. [Para 23] [853-C-H; 854-A-C]

          United Airlines v CIT287 ITR 281 - Disapproved.

                         Case Law Reference
c       287 ITR 281               Disapproved               Para 22

         CIVIL APPELLATE JURISDICTION: Civil Appeal No.
      9875of2015

D          From the Judgment and Order dated 23.10.2008 of the
      Division Bench of the High Court at New Delhi in I.TA. No.
      652 of2006.

                                   with
E         Civil Appeal Nos. 9876-9881 of 2013

          Meera Mathur, Arati Vissinji for the Appellant.

          K. Radhakrishnan, S. A. Haseeb, Arijit Prasad, Swarupma
F     Chaturvedi, Anil Katiyar, Farrokh Irani, Radha Rangaswamy,
      Raman Kumar for the Respondent.

          The Judgment of the Court was delivered by

       A.K. SIKRI, J. 1. In these appeals, the issue involved
G relates to the deduction of tax at source ('TDS'). In both the
  cases, assessees are foreign Airlines. One is Japan Airlines
  Company Limited (hereinafter referred to as the 'JAL') and
  the other is Singapore Airlines Limited (hereinafter referred to
  as the 'SAL'). As both are international Airlines, they are flying
H their aircrafts to various destinations across the world. Their
   M/S. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME                 843
              TAX, NEW DELHI [A.K. SIKRI, J.]

services include inward and outbound air traffic to and from          A
New Delhi as well. For landing the aircrafts and parking thereof
at New Delhi Airport i.e. Indira Gandhi International Airport
('IGIA'), New Delhi, the Airports Authority of India ('AAI') which
manages IGIA levies charges on these two Airlines. For
payment of landing and parking charges in respect of its              B
aircrafts, the two Airlines are deducting TDS under Section
194-C of the Income Tax Act, 1961 (hereinafter referred to as
the 'Act'). The TDS under Section 194-C of the Act is
deductible @ 2%. After deducting this TDS while making
payment to AAI, the same is deposited with the Income Tax             C
Authorities. The Income TaxAuthorities, however, are of the
view that the TDS is to be deducted under the provisions of
Section 194-1 of the Act which calls for deduction @20%. Thus,
the dispute is as to whether TDS to be deducted under Section         D
194-C or under Section 194-1 of the Act.                      t

       2. We may point out at this stage itself that in ti 1e appeal
  pertaining to JAL, it is the JAL which is the appellant as the
  High Court of Delhi by the impugned judgment dated
. 23.10.2008 has taken the view that the TDS is to be deducted E
  under Section 194-1 of the Act. In the other appeal which
  involves SAL, it is the Commissioner of Income Tax/Revenue
  which has filed the appeals as the High Court of Madras in its
  judgment dated 13.07.2012 has taken contrary view holding F
  that the case is covered under Section 194-C of the Act and
  not under Section 194-1 of the Act thereof. The Madras High
  Court has taken the note of the judgment of the Delhi High
  Court but has differed with its view. Thus, the two judgments
  are in conflict with each other and we have to determine as to G
 which judgment should be treated in consonance with the legal
  position and be allowed to hold the field.

     3. For the sake of convenience, we are mentioning the
facts of JAL's case, with the reiteration that the operations of H
the two Airlines on the basis of which the case is to be decided.
844          SUPREME COURT REPORTS                   [2015] 8 S.C.R.


A     is identical.

       4. JAL is a foreign company incorporated in Japan and is
  engaged in the business of international air traffic. It transports
  passengers and cargo by air across the globe and provides
B other related services. The assessement year involved in this
  appeal is the assessement year 1998-1999, corresponding
  to the financial year ending on 31.03.1998. The International
  Civil Aviation Organization ('ICAO') to which India is also a
  contracting state has framed certain guidelines and rules which
C are contained in the Airports Economic Manual and ICAO's
  Policies on Charges for Airports and Air Navigation Services.
  All member States abide by the guidelines and rules prescribed
  for various charges to be levied for facilities and services
  provided including landing/parking charges.
D
            5. TheAAI under the provisions of the Airport Authority of
      India Act, 1994 has been authorized to fix and collect charges
      for landing, parking of aircrafts and any other services and
      facilities offered in connection with aircraft operations at the
E     airport and for providing air traffic services such as ground
      safety services, aeronautical communications and navigational
      aids, meteorological services and others at the airport.

       6. JAL is a member of the International Air Transport
F Agreement ('IATA') and during the relevant year it serviced
  inward and oubound air traffic to and from New Delhi, India.
  The AAI levied certain charges on the JAL for landing and also
  for parking its aircrafts. The JAL paid the charges after
  deducting tax at source under Section 194-C of the Act. The
G JAL received letter dated 02.08.1996 from theAAI informing
  it that AAI had applied to the Income Tax Authorities for
  exemption from the tax deduction and were awaiting the
  clearance. Jt was further stated in the said letter that in the
  meanwhile JAL should deduct the tax on landing and parking
H charges @2% under Section 194-C. JAL, accordingly, starting
   MIS. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME                845
              TAX, NEW DELHI [AK. SIKRI, J]

making TOS@2%. In the relevant assessement year. it paid             A
AAI a sum of Rs.61,60,486/- towards landing and parking
charges. On this amount, TDS comes to Rs.1,57,082/- when
calculated @2% which was deducted from the payments made
toAAI and deposited with the Revenue. The JAL thereafter
filed its annual return in Form 26-C for the financial year 1997-    B
1998.

     7. The Assessing Officer passed an order under Section
201 (1) of the Act on 04.06.1999 holding the JAL as an
assessee-in-default for short deduction of tax of Rs.11,59,695/ C
- at source. He took the view that payments during landing
and parking charges were covered by the provisions of Section
194-1 and not under Section 194-C of the Act'and, therefore,
the JAL ought to have deducted tax@20% instead of@2%.
The JAL filed the appeal against this order before the D
Commissioner of Income Tax (Appeals). The CIT(A) accepted
the contention of the JAL and allowed the appeal vide order
dated 31.01.2001, holding that landing and parking charges
were inclusive of number of services in compliance with the
International Protocol of the ICAO. The Revenue challenged E
the order of CIT(Appeals) by filing appeal before the Income
Tax Tribunal. ITAT dismissed this appeal on 25.10.2004
confirming the order of the CIT(Appeals).

      8. The Revenue persisted with its view that the matter was F
 covered by Section 194-1 and, therefore, dissatisfied with the
-0rders of the ITAT, it went to the High Court by way of further
appeal under Section 260A of th'e Act. Two questions were
 raised - (i) whether the Tribunal was correct in holding that the
 landing/parking charges paid by the JAL to the AAI were G
payments for a contract of work uhder Section 194-C and not
in the nature of 'rent' as defined in Section 194-1; and (ii)
whether the Tribunal was correct in law in hofding that the JAL

                                                                     H
846          SUPREME COURT REPORTS                   [2015) 8 S.C.R.


A was not an assessee-in-default. The High Court allowed the
  appeal by answering the questions in favour of the respondent
  following its earlier decision in the case of United Airlines v.
  CIT'. In that case, the High Court had taken the view that the
  term 'rent' as defined in Section 194-1 had a wider meaning
B than 'rent' in the common parlance as it included any agreement
  or arrangement for use of land. The High Court further
  observed that the use of land began when the wheels of an
  aircraft touched the surface of the airfield and similarly, there
  was use of land when the aircraft was parked at the airport.
c
           9. Special leave petition was filed against the aforesaid
      judgment of the High C.Jurt in which leave was granted and
      that is how the present appeal arises for consideration of the
      issue at hand.
D
            10. Before proceeding further, it would be apposite to take
      note of the provisions of Section 194-C as well as 194-1 of the
      Act. Insofar as Section 194-C is concerned, our purpose would
      be served by reproducing sub-section (1) which deals that the
E     nature of payments on which tax at source is to be deducted.
      It reads as under:

           "Section 194C. (1) Any person responsible for paying
           any sum to any resident (hereafter in this section referred
F          to as the contractor) for carrying out any work (including
           supply of labour for carrying out any work) in pursuance of
           a contract between the contractor and a specified person
           shall, at the time of credit of such sum to the account of
           the contractor or at the time of payment thereof in cash or
G          by issue of a cheque or draft or by any other mode,
           whichever is earlier, deduct an amount equal to-

           (i) one per cent. where the payment is being made or
           credit is being given to an individual or a Hindu Undivided
H
      '287 !TR 281
  MIS. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME                        847
             TAX, NEW DELHI [A.K. SIKRI, J.]

    family;·                                                                A

    (ii) two per cent. where the payment is being made or
    credit is being given to a person other than an individual
    or a Hindu undivided family,
                                                                            B
    of su~h sum as income-tax on income comprised therein."

    11. Section 194-1, on the other hand, which w;;is in force at
the relevant time, reads as under:

    "Section 194-1 Any person, not being an individual or a                 C
    Hindu undivided family, who is responsible for paying to
    any person any income by way of rent, shall, at the time of
    credit of such income to the account of the payee or at the
    time of payment thereof in cash or by the issue of a cheque
    or draft or by any other mode, whichever is earlier, deduct D
    income-tax thereon at the rate of-

    (a) fifteen percent. ifthe payee is an individual or a Hindu
    undivided family; and
                                                            •<,C            E
    (b) twenty per cent. in other cases.
                                                             ...   .....
    "rent" means any payment, by whatever name called,
    under any lease, sub-lease, tenancy or any other
    agreement or arrangement for the use of any land or any                 F
    building (including factory building), together with furniture,
    fittings and the land appurtenant thereto, whether or. not
    such building is owned by the payee."

     12. Since the main discussion in the impugned judgment
 rendered by the High Court of Delhi and also the High Court of G
 Madras centres around the interpretation that is to be accorded
to Section 194-1 of the Act, we would first discuss as to whether
the case is covered.by this provison or not. In fact, even before
us the main focus of the counsel for the assessees as well as H
848          SUPREME COURT REPORTS                  (2015) 8 S.C.R.


A     counsel for the Revenue was on this very issue. Otherwise also,
      the fate of these appeals would depend on the answer to the
      question as to whether the case is covered by the provisions
      of Section 194-1 of the Act or not.

B      13. Section 194-1 of the Act, which was inserted by Finance
  Act, 1994 w.e.f. June 01, 1994, provides for deduction of tax
  at source in.respect of payment of 'rent' by any person, other
  than an individual and a hindu undivided family, at the time of
  payment or credit, whichever is earlier. The rate at which
C deduction of tax is to be made at source is 20%. There have
  been amendments in this Section in the years 2002, 2007 and
  2009 and with these amendments, the scope of this Section
  has been enlarged. However, as the assessement year in
  question is prior to 2002 and otherwise also, the later
D amendments have no bearing insofar as the assessees are
  concerned, it is not necessary to spell out the amendments
  made to this Section.

           14. From the reading of this Section, it becomes clear
E     that TDS is to be made on the 'rent'. The expression 'rent' is
      given much wider meaning under this provision than what is
      normally known in common parlance. In the first insiance, it
      means any payment which is made under any lease, sub-lease,
      tenancy. Once the payment is made under lease. sub-lease
F     or tenancy, the nomenclature which is given is inconsequential.
      Such payment under lease, sub-lease and/or tenancy would
      betreated as 'rent'. In the second place, such a payment made
      even under any other 'agreement or arrangement for the use
      of any land or any building' would also be treated as 'rent'.
G     Whether or not such building is owned by the payee is not
      relevant. The expressions 'any payment', by whatever name
      called and 'any other agreement or arrangement' have the
      widest import. Likewise, payment made for the 'use of any
H     land or any building' widens the scope of the proviso.
  MIS. JAPAN AIRLINES CO. LTD. v. COMMN'R. OF INCOME               849
               TAX, NEW DELHI [AK. SIKRI, J.]

     15. In the present case, we find that th~se Airlines are        A
allowed to land and take-off their Aircrafts   at
                                                IGIA for which
landing fee is charged. Likewise, they are allowed to park their
Aircrafts at IGIA for which parking fee is ch'arged. It is done
under an agreement and/or arrangement with AAI. The moot
question is as to whether landing and take-off facilities on the    B
one hand and parking fadlity on the other hand, would mean
to 'use of the land'.

     16. As pointed out above, the impugned.judgment of the
Delhi High Court refers to its earlier judgment in the case of C
United Airlines. Therefore, in order to ascertain the reasons
that persuaded the High Court to take the view that it amounted
to use of land, one has to scan through the reasons given in
United Airlines case. In this case, the High Court held that
the word 'rent' as defined in the provision has a wider meaning D
than 'rent' in common parlance. It includes arly agreement or
arrangement for use of land. In the opinion of the High Court,
"when the wheels of an aircraft coming into· an airport touch
the surface of the airfield, use of the land of the airport
immediately begins." Similarly, for parking the aircraft in that E
airport, there is use of the land. This is the basic, nay, the only
reason given by the High .court in support of its conclusion.

      17. The Madras High Court, on the other harid, had a much
 bigger canvass before it needed to paint a clearer picture with F '
all necessary hues and colours. Instead of taking a myopic
view taken by the Delhi High Court by only considering use of
the land per se, the Madras High Court examined the matter
keeping wider perspective in mind thereby encompassing the
utilization of the airport providing the facility of landing and take- G
off of the airplanes and also parking facility. After taken into
consideration these aspects, the Madras High Court came to
the conclusion that the facility was not of 'use of land' per se
but the charges on landing and take-off by the AAI from these H
airlines were in respect of number of facilities provided by the
850       SUPREME COUl-<T REPORTS                  (2015) 8 S.C.R.


A AAI which was to be necessarily provided in compliance with
  the various international protocol. The charges, therefore, were
  not for land usage or area allotted simpliciter. These were the
  charges for various services provided. The substance of these .
  charges was ingrained in the various facilities offered to meet
B the requirement of passengers' safety and on safe landing and
  parking of the aircraft and these were the consideration that,
  in reality, governed the fixation of the charges. To our mind,
  the aforesaid conclusion of the High Court of Madras is justified
  which is based on sound rationale and reasoning.
c
       18. We are convinced that the charges which are fixed by
  theAAI for landing and take-off services as well as for parking
  of aircrafts are not for the 'use of the land'. That would be too
  simplistic an approach, ignoring other relevant details which
D would amply demonstrate that these charges are for services
  and facilites offered in connection with the aircraft operation
  at the airport. To point out at the outset, these services include
  providing of air traffic services, ground safety services,
  aeronautical communication facilities, installation and
E maintenance of navigational aids and meteorological services
  at the airport.

        19. Before the High Court of Madras, the assessee had
  filed the material in the form of Airport Economics Manual, the
F International Airports Transport Agreement (IATA) to the
  contracting states on charges for airport and air navigation
  services. This material which was shown for our perusal as
  well, would candidly show that there are various international
  protocols which mandate all such authorities manning and
G managing· these airports to construct the airports of desired
  standards which are stipulated in the protocols. The services
  which are required to be provided by these authorities, like
  AAI. are aimed at passengers' safety as well as on safe landing
H and parking of the aircrafts. There(ors, it is not mere 'use of
                                              •• -~ .JL,
  M/S. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME                  851
             TAX, NEW DELHI [A.K. SIKRI, J]

the land'. On the contrary, it is the facilities~•tfiat are to be     A
compulsarily offered by the AAI in tune with the requirements
of the protocol, which is the primary focus. - ·.

     20. For example, runways are not constructed like any
ordinary roads. Special technology of different type is required B
for the construction of these runways for smooth landing and
take-off of the aircrafts. According to ICAO, a runway is a
"defined rectangular area on a land aerodrome prepared for
the landing and takeoff of aircraft." Runways may be a man-
made surface (often asphalt, concrete, or a mixture of both} or C
a natural surface (grass, dirt, gravel, ice, or salt). Specialised·
kind of orientation and dimensions are needed for thes.e
runways which are prescribed with precision and those
standards are to be adhered to. Further, there has to be proper
runway lighting, runway safety area, runway markings etc. D
Technical specifications for such lighting, safety area and
markings are stipulated which ha11e to be provided. Insofar as
runway lighting is concerned which is essentially used at
airports that allow night landings, requires that'lhere has to be .
Runway End Identification Lights, Runway End Lights, Runway E
Edge Lights, Runway Centerline Lighting System, Touchdown
Zone Lights, Taxiway Centerline Lead-Off_ ~jgbts, Taxiway
Centerline Lead-On Lights, Land and Hold Short Lights,
Approach Lighting System etc. Technical s'p~2ifications for
                                                                    F
all these lights have to be complied with. ·sari1e applies to
runway markings. Runway markings and signs. 9n most large
                                                 ...-1•·.
runways include Threshold, Touch Down Zone, Fixed Distance
Marks, Center Line etc. and all these have spe.~ific purpose.
So much so, designs and quality of pavement o.nJ~ese runways G
are also to be taken compliant.                    · ··'
                                                ....   ~~




     All these tech11ical specifications keep in mind the basic
fact, namely, on landing the aircraft is light on fuel and usually
less than 5% of the weight of the aircraft touches the runway in      H
852          SUPREME COURT REPORTS                     [2015) 8 S.C.R.


A     one go. On take-off the aircraft is heavy but as the aircraft
      accelerates the weight gradually moves from the wheels to
      the wings. It is while the aircraft is being loaded and taxiing
      prior to departure, that the apron experience significant loads
      from aircraft weight.
B
           We have emphasised the technological aspects of these
      runways in some detail to highlight the precision with which
      designing and engineering goes into making these runways
      to be fool proof for safety purposes. The purpose is to show
C     that theAAI is providing all these facilities for landing and take-
      off of an aircraft and in this whole process, 'use of the land'
      pails into insignificance. What is important is that the charges
      payable are for providing of these facilities.

D          21. In fact, the charges which are taken from the aircrafts
      for landing. and even for parking of the aircrafts are not
      dependent upon the use of the land. On the contrary, the
      protocol prescribes a detailed methodology of fixing these
      charges. Chapter 4 of Airport Economics Manual issued by
E     International Civil Aviation Organization deals with 'Determine
      the cost basis for charging purposes'. The charges on air-traffic
      which includes Landing Charges, Lighting Charges, Approach
      and Aerodrome Control Charges, Aircraft Parking Charges,
      Aerobridge Charges, Hangar Charges, Passenger Service
F     Charges, Cargo Charges etc. are to be fixed applying the
      formulae stated therein. A reading thereof would clearly point
      out the cost analysis which is to be done for fixing these
      charges. Thus, when the airlines pay for these charges: treating
      such charges as charges for 'use of land' would be adopting a
G     totally narve and simplistic approach which is far away from
      the reality. We have to keep in mind the substance behfnd
      such charges. When matter is looked into from this angle,
      keeping in view the full and larger picture in mind, it becomes
H     very clear that the charges are not fo_r use of land per se and,
  MIS. JAPAN AIRLINES CO. LTD. v. COMMNR. OF INCOME                  853
             TAX, l\JEW DELHI [AK. SIKRI, J]

therefore, it cannot be treC!_ted as 'rent' within the meaning of A
Section 194-1 of the Act.

    22. We, therefore, are of the considered opinion that the
view taken by the Madras High Court is corre.d and we ar_e
unable to subscribe to the view taken by Delhi High Court in          s
United Airlines case. The judgment in United Airline_s case
as well as the impugned judgment of the Delhi High Court are
accordingly over-ruled.

      23. At this stage, we would like to make one comment            c
about the judgment of the Madras High Court. Madras High
Court has given one more reason in support of its view that
the charges paid by the Airlines to the AAI do not come within
the definition of the 'rent' as defined under Section 194-1. The
High Court has held that the words 'any other agreement or            D
arrangement for the use of any land or any building' have to be
read ejusdem generis and it should take it colour from the
earlier portion of the definition namely "lease, sub-lease and
tenancy". Thereby, it has tried to limit the ambit of words 'any
other agreement or arrangement'. This reasoning is clearly            E
fallacious. A bare reading of the definition of 'rent' contained
in explanation to Section 194-1 would make it_c~e_a._r that in the
first place, the payment, by whatever name called, under any
lease, sub-lease, tenancy which is to be treated as 'rent'. That
is rent in traditional sense. However, second part is                 F
independent of the first part which gives much wiqer scope to
the term 'rent'. As per this whenever payment is made for use
of any land or any building by any other agreement or
arrangement. that is also to be treated as' ren_t', q_nce such a
payment is made for use of land or building under any other           G
agreement or arrangement. such agreement or arrangement
gives the definition of rent of very wide connotation. To that
extent, High Court of Delhi appears to be correct that the scope
of definition of rent under this definition is very wide and not      H
854         SUPREME COURT REPORTS                  (2015) 8 S.C.R.


A limited to what is understood as rent in common parlance. It is
  a different matter that the High Court of Delhi did not apply this
  definition correctly to the present case as it failed to notice
  that in substance the charges paid by these airlines are not for
  'use of land' but for other facilities and services wherein use of
B the land was only minor and insignificant nspect. Thus it did
  not correctly appreciate the nature of charges that are paid by
  the airlines for landing and parking charges which is not, in
  substance, for use of land but for various other facilities
  extended by the AAI to the airlines. Use of land, in the process,
C become incidental. Once it is held that these charges are not
  covered by Section 194-1 of the Act, it is not necessary to go
  into the scope of Section 194-C of the Act.

           24. As a result of the aforesaid discussion, Civil Appeal
D     No.9875 of2013 filed by the JAL against the judgment of Delhi
      High Court is allowed and Civil Appeal Nos. 9876-9881 of 2013
      filed by the Revenue against the judgment of Madras High
      Court are hereby dismissed. There shall be no order as to
      cost.
 E
      NidhiJain                                  Appeals disposed of.