Terry McCabe
Principal
An ongoing area of debate in contract law has been the examination of what the “true rule” is arising out of the High Court’s decision in Codelfa Construction Pty Ltd v State Rail Authority of New South Wales (1982) 149 CLR 337. That is, when you are looking at a contract, when can you go beyond the four corners of the document and look at the surrounding circumstances? There has been recent divergence in the authorities as to whether this exercise requires there to first be an ambiguity in the words of the contract before you look at the surrounding circumstances, or whether you can go straight to these external factors without an ambiguity. The Victorian Supreme Court has recently weighed in.
The key principle arising out of the case of Codelfa is that:
“The true rule is that evidence of surrounding circumstances is admissible to assist in the interpretation of the contract if the language is ambiguous or susceptible of more than one meaning. But it is not admissible to contradict the language of the contract when it has a plain meaning”
In a previous article (available here), we explored the disparity in approach to this passage amongst courts in Australia. Notably, the trend from the Supreme Court of New South Wales that an “ambiguity gateway” or threshold is not required before surrounding circumstances can be relied on. This is best seen in the case of Cherry v Steele-Park [2017] NSWCA 295. On the other hand, the approach in Victoria has been to uphold the requirement of an ambiguity gateway (see Pepe v Platypus Asset Management Pty Ltd (2013) 46 VR 694).
The Victorian Supreme Court was presented with this question again in Siemans Gamesa Renewable Energy Pty Limited v Bulgana Wind Farm Pty Ltd [2020] VSC 126 and, perhaps unsurprisingly, has reaffirmed the approach in Victoria of requiring an “ambiguity gateway”.
In Siemans, the case centred around payment of “delay liquidated damages” under a construction contract. Delay liquidated damages are a liquidated sum of damages for late performance of work. Siemans Gamesa Renewable Energy Pty Limited and Bulgana Wind Farm Pty Ltd had entered into the construction contract in relation to the construction of a wind farm facility with a battery energy storage system facility.
After executing the construction contract, the parties then entered into another agreement. The second agreement provided that the Bulgana agreed to offset any delay liquidated damages that may be payable to them against payments they were to pay to the Siemans, and in turn to not exercise any rights to draw on their security (being bank guarantees).
However, Siemans failed to reach practical completion of the building works by the due date. Bulgana threatened to call on the bank guarantees in order to satisfy their entitlement under the first contract for delay liquidated damages Siemans commenced the proceedings before the Supreme Court of Victoria to seek a permanent injunction to restrain Bulgana from making a demand on the bank guarantees.
The question for the Riordan J of the Supreme Court of Victoria was one of contractual interpretation. The Court had to consider whether the terms of the second agreement prevented the defendant from calling on the bank guarantees.
In order to decide whether surrounding circumstances were admissible in considering the terms of the second agreement, his Honour provided a summary of what the court will consider:
His Honour acknowledged the judicial dispute over the requirement of an ambiguity gateway, but confirmed that the position, at least in Victoria is:
His Honour went on to say that the true rule does not permit evidence of surrounding circumstances to even identify ambiguity, his reasons being that:
On the dispute as to the ambiguity gateway, his Honour observed that subsequent decisions since Codelfa in other states have taken the approach that the true rule has been “restated, clarified or possibly ‘abandoned”. In His Honour’s opinion, the High Court has not overruled implicitly, or otherwise, the true rule in Codelfa, for the following reasons:
As for the dispute between Siemans and Bulgana? His Honour concluded that the second agreement was enforceable and that its terms were not ambiguous. Therefore, the ambiguity gateway threshold was not crossed and it was not permissible to consider the surrounding circumstances of the contract. Siemans was entitled to the injunction it sought.
This decision highlights the difference of approach in relation to the ambiguity gateway, with the Victorian Supreme Court holding fast to the ambiguity gateway where other courts, such as the Supreme Court of NSW are increasingly deviating. The difference in approaches will likely continue until the High Court weighs in again.
Regardless, the decision also emphasises the significance of carefully drafted contracts, as courts will pay close attention to how it is drafted, regardless of whether external circumstances are taken into account.
McCabes has a wealth of experience on drafting and litigating on commercial contracts. Get in contact with us today.