Who we are
TERRA is a dynamic, results-driven land and development specialist.
With years of expertise in land promotion, strategic planning, and development, we identify, secure, and maximise land value with skill and confidence.
As part of the award-winning Real Estate Capital Holdings group, we leverage our internal partnerships to deliver planning consents that housebuilders and developers actively seek.
Our financial strength allows us to manage every aspect of the process, from feasibility studies to full planning applications to the legal sale of a site, eliminating uncertainty and ensuring a streamlined and secure service for our clients and landowning partners.
Our approach is built on trust, collaboration, and a commitment to ensure landowners, stakeholders, and every community benefits from our expertise.
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We take the lead in funding, navigating, and securing planning permission, shouldering all financial risk so our landowners don’t have to.
Our well-established relationships with local planning authorities, highways agencies, statutory bodies, and community stakeholders enables us to deliver consented sites that align with market demand and local needs.
Once planning is secured, we either market the site to the industry to secure the highest possible return or acquire it ourselves for an accelerated outcome.
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We structure agreements that align with landowners’ priorities, funding all planning-related costs while managing the entire process from start to finish.
As every site is unique, we craft bespoke strategies tailored to each landowner’s objectives, tax considerations, and timeline. We offer a range of flexible partnership models, including:
• Option Agreements
• Promotion Agreements
• Subject to Planning Deals
• Fixed Price Offers
• Unconditional Purchases
• Hybrid and Joint Venture Models
Our financial resources allow us to purchase land outright if required, whether planning consent is in place or not, ensuring fast, fair, and efficient transactions.
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We promote low-carbon, energy efficient homes for current and future generations by delivering sustainable communities and places that enhance people’s wellbeing and movement networks that support sustainable travel.
We create a strong and positive work culture, guided by our vision and values, promoting high levels of personal and professional integrity. We value everyone and work as one team by fostering openness, sustainability, and respect.
We uphold strong governance and a robust risk and compliance framework to ensure that we apply, at all times, high levels of personal and professional integrity. We strategically allocate funds to the right projects at the right time and in the right locations. We fully comply with our statutory and other regulatory obligations and act in a way which upholds our reputation as a responsible corporate citizen.
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We believe the key to our success is our transparent, working together philosophy. We are committed to helping landowners and housebuilders deliver sensitively designed housing developments that are tailored to fit the character of the local area and provide real community benefits.
Get in touch with us today and see how working with TERRA will increase the development value of your land.
Thought-out
"TERRA were instrumental in gaining planning approvals. Following this success, the sale of the site was achieved in the shortest possible timeframe with TERRA ensuring the process was seamless and well-managed.”
— WILL JORDAN, Partner at Knight Frank
CREATING VALUE,
SHAPING COMMUNITIES
At TERRA, we go beyond housing, we create places with purpose. Our developments are designed with placemaking principles at their core, ensuring they integrate seamlessly into existing communities and enhance the social, economic, and environmental fabric of the area. Learn more.
Meet the Team
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James O'Shea
CO-FOUNDER
James is a co-founder of TERRA, Hayfield and Living Space and has been involved with the inception and growth of all entities.
He has managed land acquisitions and land departments for most of his career, when previously at Banner Homes and CALA Homes.
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Jordan Langdon-Bates
LAND & DEVELOPMENT DIRECTOR
Jordan manages and oversees the TERRA team and portfolio, ensuring delivery of consents to the wider development market.
He manages all aspects of land and development from acquisition through to planning consent, ensuring consistent and sustainable growth is delivered. Jordan has worked in strategic land promotion for most of his career, having started in Local Authority Planning.
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Richard Pitt
STRATEGIC PLANNING DIRECTOR
Richard is a chartered town planner and qualified urban designer, with over 15 years experience of the planning system.
For the last decade, Richard has been involved with the housebuilding industry, where his key focus has been on the delivery of strategic land.
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Rosie Dakeyne
AREA LAND DIRECTOR
Rosie is a chartered surveyor with over 10 years’ experience in the land and development sector.
She joined the business in 2021, having previously worked at a national consultancy firm and large PLC housebuilder. Rosie has a strong track record on the transactional side, as well as planning and development management.
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John Beardsell
AREA LAND DIRECTOR
John joined Terra in 2024 to grow the business across the North Midlands and Northwest regions.
An experienced professional, having worked in strategic and development land for national and regional housebuilders most of his career, John is responsible for all aspects of site acquisition and promotion through to delivery.
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Tobias Needs
AREA LAND DIRECTOR
Tobias brings over a decade of experience in land acquisition across a broad range of sectors.
He has wide ranging experience in commercial, residential, mixed-use, and retirement developments. He specialises in sourcing and securing off-market opportunities, leveraging deep industry knowledge and a strong network to deliver strategic land deals. Working in Terra’s Eastern region, Tobias plays a key role in identifying and unlocking high-potential sites.
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Sienna Carlisle
SENIOR LAND MANAGER
Sienna joined Terra in 2021, and is a Chartered Surveyor in Planning & Development.
Sienna previously worked with development consultants John Alison Land & Research for almost 4 years and prior to this, achieved a First Class Honours degree in BSC (Hons) Rural Land Management from the Royal Agricultural University (RAU).
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Tamsin Almeida
PLANNING MANAGER
Tamsin is a Chartered Member of the Royal Town Planning Institute (RTPI).
Tamsin began her career in planning consultancy, before joining the business four years ago to focus on residential land promotion.
