Great Hill Lake, Inc. v. Caswell

• Decision Date: 07 February 1940
• Citation: 126 Conn. 364,11 A.2d 396
• Court: Connecticut Supreme Court
• Parties: GREAT HILL LAKE, Inc., v. CASWELL et al.

11 A.2d 396

126 Conn. 364

GREAT HILL LAKE, Inc., v. CASWELL et al.

Supreme Court of Errors of Connecticut.

February 7, 1940

Appeal from Superior Court, Middlesex County; Alfred C. Baldwin Judge.

Action by the Great Hill Lake, Inc., against Frank B. Caswell and others, claiming a judgment determining the title to certain real estate.From judgment for defendants, the plaintiff appeals.

Error and new trial ordered.

Carols Ellis, Jr., and Russell Back, both of Middletown, for appellant.

Thomas C. Flood and David A. Carlson, both of Portland, and William S. Hyde, of Manchester, for appellees.

Argued before MALTBIE, C.J., and HINMAN, AVERY, BROWN, and JENNINGS JJ.

JENNINGS, Judge.

The lands of the plaintiff and defendants abut Great Hill Lake an artificial body of water.The question to be decided is the extent of their respective rights in it.The plaintiff attacks the finding and conclusions of the trial court and excepts to one ruling on evidence.

The examination of the evidence made necessary by the attack on the finding discloses that the trial judge had great difficulty in finding out just what the claim of the plaintiff was.Certain paragraphs of the finding which are not disputed give the basic facts with reference to title.Great Hill Lake is formed by the plaintiff's dam located on land which it owns in fee.The plaintiff has succeeded to the ownership which its predecessors in title had in fee to seventeen acres of land, including that on which the dam is located, together with flowage rights over some seventy-five acres.All of the defendants, with the exception of the Hallidays, who disclaimed, own land bordering on the lake and under the waters of the lake.The finding that the plaintiff admitted what amounted to a prescriptive right in the defendants to skate and boat on and to bathe and fish in the lake is not supported by evidence and must be eliminated.The strongest finding for the defendants that the evidence justifies is that they and their predecessors in title have used the lake for purposes incident to their ownership of land bordering upon it and under it in common with the public in general, such uses including boating, swimming and fishing, for more than fifteen years, without interference or objection by the plaintiff.There was no evidence that the lake was used for skating.

The defendants relied on their special defense that they had acquired these rights to fish, boat and bathe by prescription.Their claim in that regard was sustained by the judgment.The correction of the finding is fatal to that claim since it eliminates the adverse and exclusive features of the user by the defendants, alleged in the special defenses.Where the individual use is in common with that of the public ‘ the individual user must, in order to establish an independent prescriptive right, perform some act to the knowledge of the servient owner clearly indicating his individual claim of right.’17 Am.Jur. 976.While not infrequently dicta similar to those in the case of Turner v. Hebron,61 Conn. 175, 188, 22 A. 951,14 L.R.A. 386, appear to the effect that under such circumstances it is possible to acquire rights of fishing in the whole body of water by prescription, the difficulty of satisfying the requirements is well illustrated by the following cases: Cobb v. Davenport,32 N.J.L. 369;Providence Forge Fishing & Hunting Club v. Miller Mfg. Co., Inc.,117 Va. 129, 132, 83 S.E. 1047;Commonwealth Water Co. v. Brunner,175 A.D. 153, 161 N.Y.S. 794, 798;Tripp v. Richter,158 A.D. 136, 142 N.Y.S. 563;Noble v. Echo Lake Tavern, Inc.,142 Misc. 427, 254 N.Y.S. 662; notes, 14 L.R.A. 386; 5 A.L.R. 1057;and seeChalker v. Dickinson,1 Conn. 382, 384, 6 Am.Dec. 250; note, 111 A.L.R. 221.

As stated, the abutting defendants own most of the land under water and, subject to the right of flowage, may exercise full rights in their individual parcels.Adams v. Pease,2 Conn. 481, 483.The right of flowage is, after all, only an easement.Isele v. Arlington Five Cents Savings Bank,135 Mass. 142;Clifton v. Watuppa Reservoir Co.,243 Mass. 198, 200, 137 N.E. 362;Todd v. Austin,34 Conn. 78, 90.The owner of the easement has all rights incident or necessary to its proper enjoyment but nothing more.American Brass Co. v. Serra,104 Conn. 139, 150, 132 A. 565;17 Am.Jur. 993;67 C.J. 918.Except as to the small portion which it owned in fee, the plaintiff had no more right to keep the defendants from using the water of the lake for boating, bathing, fishing and the like than one having a mere right of way has to maintain an action of trespass against persons entering the property subject thereto.McPheters v. Loomis,125 Conn. 526, 530, 7 A.2d 437.If the parties are unable to reach a modus vivendi, the defendants should have an opportunity of availing themselves of these principles by way of defense.

The claims of the defendants with respect to the watering of stock, taking water for domestic purposes and cutting ice stand upon a different basis.Each of these activities actually appropriates property of the plaintiff to the use of the individual defendant and is necessarily adverse.Mill River Woolen Mfg. Co. v. Smith,34...