:root{--navy:#071a36;--navy2:#0d2a54;--gold:#c79a36;--gold2:#e1c16a;--paper:#f7f4ee;--white:#fff;--ink:#0b1a2d;--muted:#6b7280;--line:rgba(7,26,54,.14)}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif}a{text-decoration:none;color:inherit}img,video{display:block;max-width:100%}button,input,select,textarea{font:inherit}.site-header{position:absolute;z-index:100;width:100%;top:0;left:0;color:#fff}.header-inner{height:92px;padding:12px 4vw;display:grid;align-items:center;grid-gap:28px;gap:28px}.site-logo img{width:145px;height:64px;object-fit:contain;background:#fff;padding:5px}.desktop-nav{display:flex;justify-content:center;gap:24px;font-size:12px;letter-spacing:.2px}.desktop-nav a,.header-contact{transition:.25s}.desktop-nav a:hover{color:var(--gold2)}.header-contact{font-size:12px;border:1px solid rgba(255,255,255,.55);padding:12px 16px}.header-contact:hover{background:#fff;color:var(--navy)}.mobile-menu{display:none}.eyebrow{letter-spacing:2.4px;font-size:10px;font-weight:700;color:var(--gold)}.eyebrow.light{color:var(--gold2)}.home-hero,.page-hero,.project-hero{position:relative;overflow:hidden;color:#fff;background:var(--navy)}.home-hero{height:100svh;min-height:760px}.home-hero video,.page-hero>img,.project-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.home-hero video{filter:saturate(.85) contrast(1.04)}.home-hero-shade,.page-hero-shade,.project-hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,12,28,.88),rgba(3,12,28,.38) 62%,rgba(3,12,28,.14)),linear-gradient(0deg,rgba(3,12,28,.62),transparent 50%)}.home-hero-copy{position:absolute;left:7vw;bottom:11vh;max-width:930px}.brand-feature h2,.contact-cta h2,.contact-form-section h2,.contact-page h1,.editorial-intro h2,.home-hero h1,.hospitality-text h2,.page-hero h1,.project-hero h1,.rse-visual h2,.section-heading h2,.two-col h2,.values-home h2{font-family:Georgia,Times New Roman,serif;font-weight:400;letter-spacing:-.035em}.home-hero h1{font-size:clamp(58px,7vw,108px);line-height:.93;margin:14px 0 24px;max-width:980px}.home-hero-copy>p:not(.eyebrow){font-size:17px;line-height:1.7;color:rgba(255,255,255,.82);max-width:690px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}.clear-btn,.gold-btn,.navy-btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 20px;border:1px solid transparent;min-height:46px;font-size:12px;letter-spacing:.2px;cursor:pointer}.gold-btn{background:var(--gold);color:#fff}.gold-btn:hover{background:#b48527}.clear-btn{border-color:rgba(255,255,255,.58);color:#fff;background:transparent}.clear-btn:hover{background:#fff;color:var(--navy)}.navy-btn{background:var(--navy);color:#fff}.navy-btn:hover{background:var(--navy2)}.text-link{display:inline-block;margin-top:16px;border-bottom:1px solid var(--gold);padding-bottom:4px;font-weight:700;font-size:13px}.content-section,.editorial-intro,.projects-home,.values-home{padding:110px 7vw}.section-label{font-size:10px;text-transform:uppercase;letter-spacing:2.2px;color:var(--gold);margin-bottom:45px}.editorial-grid,.two-col{display:grid;grid-template-columns:1.15fr .75fr;grid-gap:90px;gap:90px;align-items:start}.editorial-grid h2,.section-heading h2,.two-col h2{font-size:clamp(42px,5vw,74px);line-height:1.04;margin:0}.contact-cta p,.editorial-grid p,.hospitality-text>p,.prose p,.rse-visual p,.split-heading>p,.values-home>div>p:not(.eyebrow){font-size:16px;line-height:1.85;color:#5a6270}.stats{display:grid;grid-template-columns:repeat(4,1fr);margin-top:80px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.stats div{padding:32px 24px 28px 0;border-right:1px solid var(--line)}.stats div:last-child{border-right:0}.stats strong{display:block;font-family:Georgia,serif;font-size:42px;font-weight:400}.stats span{font-size:10px;text-transform:uppercase;letter-spacing:1.2px;color:var(--muted)}.dark-section{background:var(--navy);color:#fff;padding:110px 7vw}.section-heading{max-width:1060px;margin-bottom:65px}.sector-grid{display:grid;grid-template-columns:repeat(2,1fr);grid-gap:18px;gap:18px}.sector-card{height:430px;position:relative;overflow:hidden}.sector-card img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.sector-card:hover img{transform:scale(1.025)}.sector-overlay{position:absolute;inset:0;background:linear-gradient(0deg,rgba(3,12,28,.88),rgba(3,12,28,.05) 68%)}.sector-card-copy{position:absolute;left:28px;right:28px;bottom:26px}.sector-card-copy span{font-size:10px;color:var(--gold2)}.sector-card-copy h3{font-family:Georgia,serif;font-size:32px;font-weight:400;margin:8px 0}.sector-card-copy p{margin:0;max-width:620px;color:rgba(255,255,255,.66);line-height:1.55;font-size:13px}.center-link{text-align:center;margin-top:42px}.split-heading{display:grid;grid-template-columns:1.1fr .55fr;grid-gap:80px;gap:80px;align-items:end;max-width:none}.project-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:18px;gap:18px}.project-tile{height:560px;position:relative;overflow:hidden}.project-tile img{width:100%;height:100%;object-fit:cover;transition:transform .7s}.project-tile:hover img{transform:scale(1.03)}.project-tile-shade{position:absolute;inset:0;background:linear-gradient(0deg,rgba(3,12,28,.82),transparent 62%)}.project-tile-copy{position:absolute;left:28px;right:28px;bottom:28px;color:#fff}.project-tile-copy>p{font-size:10px;text-transform:uppercase;letter-spacing:1.5px;color:var(--gold2)}.project-tile-copy h3{font-family:Georgia,serif;font-size:36px;font-weight:400;margin:8px 0}.project-tile-copy span{font-size:12px;color:rgba(255,255,255,.72)}.hospitality-home{display:grid;grid-template-columns:1.05fr .95fr;min-height:720px;background:#e9e2d4}.hospitality-visual img{width:100%;height:100%;object-fit:cover}.hospitality-text{padding:95px 7vw;align-self:center}.hospitality-text h2{font-size:clamp(44px,5vw,76px);line-height:1.02;margin:14px 0 24px}.white-fass-mark{width:88px;height:88px;object-fit:cover;border-radius:50%;margin-bottom:24px}.values-home{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:90px;gap:90px}.values-home h2{font-size:clamp(42px,4vw,64px);line-height:1.05;margin:12px 0}.value-list{border-top:1px solid var(--line)}.value-list>div{display:grid;grid-template-columns:180px 1fr;grid-gap:28px;gap:28px;padding:24px 0;border-bottom:1px solid var(--line)}.value-list h3{font-family:Georgia,serif;font-size:26px;font-weight:400;margin:0}.value-list p{margin:0;color:#626977;line-height:1.65;font-size:14px}.media-strip{height:650px;position:relative;overflow:hidden;color:#fff;background:#000}.media-strip video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:brightness(.55)}.media-strip>div{position:absolute;left:7vw;bottom:80px;max-width:700px}.media-strip h2{font-family:Georgia,serif;font-size:64px;font-weight:400;letter-spacing:-.03em;margin:12px 0 25px}.contact-cta,.home-contact{background:var(--navy);color:#fff;padding:80px 7vw;display:grid;grid-template-columns:1fr auto;grid-gap:60px;gap:60px;align-items:end}.contact-cta h2,.home-contact h2{font-family:Georgia,serif;font-size:clamp(44px,5vw,76px);font-weight:400;line-height:1.02;letter-spacing:-.035em;margin:12px 0}.contact-cta p,.home-contact p:not(.eyebrow){color:rgba(255,255,255,.68);max-width:760px;line-height:1.7}.site-footer{background:#031126;color:#fff;padding:60px 5vw 22px}.footer-top{display:grid;grid-template-columns:1.5fr .7fr .7fr 1fr;grid-gap:50px;gap:50px}.footer-top>div:first-child img{width:150px;background:#fff;padding:5px;margin-bottom:20px}.footer-top p{font-size:12px;line-height:1.7;color:rgba(255,255,255,.55);max-width:330px}.footer-top h4{font-size:10px;text-transform:uppercase;letter-spacing:1.5px;color:var(--gold2);margin:0 0 16px}.footer-top a{display:block;font-size:12px;color:rgba(255,255,255,.75);margin:10px 0}.footer-bottom{border-top:1px solid rgba(255,255,255,.13);margin-top:45px;padding-top:20px;display:flex;justify-content:space-between;font-size:10px;color:rgba(255,255,255,.5)}.page-hero{height:72svh;min-height:620px}.page-hero-copy,.project-hero-copy{position:absolute;left:7vw;bottom:9vh;max-width:900px}.page-hero h1,.project-hero h1{font-size:clamp(56px,6vw,96px);line-height:.96;margin:12px 0 20px}.page-hero-copy>p:not(.eyebrow),.project-hero-copy>p:not(.eyebrow){max-width:730px;color:rgba(255,255,255,.78);font-size:17px;line-height:1.7}.prose p:first-child{margin-top:0}.fact-band,.project-facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#fff;padding:0 7vw}.fact-band>div,.project-facts>div{padding:30px 24px 30px 0;border-right:1px solid var(--line)}.fact-band>div:last-child,.project-facts>div:last-child{border-right:0}.fact-band span,.project-facts span{display:block;font-size:10px;text-transform:uppercase;letter-spacing:1.2px;color:var(--muted);margin-bottom:8px}.fact-band strong,.project-facts strong{font-family:Georgia,serif;font-size:23px;font-weight:400}.three-cards{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:16px;gap:16px;margin-top:55px}.three-cards article{background:#fff;padding:28px;border:1px solid var(--line)}.three-cards h3{font-family:Georgia,serif;font-size:28px;font-weight:400}.three-cards p{color:var(--muted);line-height:1.7}.values-page{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:80px;gap:80px}.light-list,.light-list>div{border-color:rgba(255,255,255,.16)}.light-list p{color:rgba(255,255,255,.62)}.activity-list{border-top:1px solid var(--line)}.activity-row{display:grid;grid-template-columns:70px 1fr 250px;grid-gap:32px;gap:32px;align-items:center;padding:28px 0;border-bottom:1px solid var(--line)}.activity-row>span{color:var(--gold);font-size:11px}.activity-row h2{font-family:Georgia,serif;font-size:38px;font-weight:400;margin:0 0 8px}.activity-row p{color:var(--muted);margin:0;max-width:700px;line-height:1.6}.activity-row img{width:250px;height:150px;object-fit:cover}.compact-projects{padding-top:60px}.brand-feature,.rse-visual{display:grid;grid-template-columns:1fr 1fr;min-height:620px;background:#eee8dc}.brand-feature>div:first-child{display:grid;place-items:center;background:#d4ad34}.brand-feature>div:first-child img{width:min(420px,70%);box-shadow:0 20px 60px rgba(0,0,0,.12)}.brand-feature>div:last-child,.rse-visual>div{padding:80px 7vw;align-self:center}.brand-feature h2,.rse-visual h2{font-size:clamp(42px,5vw,72px);line-height:1.02;margin:12px 0 22px}.brand-feature p,.rse-visual p{line-height:1.75;color:#5c6472}.image-pair{display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px;padding:0 7vw 100px}.image-pair img{width:100%;height:560px;object-fit:cover}.image-grid-four{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:12px;gap:12px;padding:0 7vw 100px}.image-grid-four img{width:100%;height:420px;object-fit:cover}.project-hero{height:86svh;min-height:700px}.project-hero-copy{bottom:8vh}.project-hero-copy .gold-btn{margin-top:16px}.rates-section{padding:80px 7vw;background:#eae3d5;display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:80px;gap:80px}.rates-section h2{font-family:Georgia,serif;font-size:52px;font-weight:400;margin:10px 0}.rate-row{display:flex;justify-content:space-between;gap:30px;border-bottom:1px solid rgba(7,26,54,.17);padding:18px 0}.rate-row span{color:#636b78}.rate-row strong{font-family:Georgia,serif;font-size:20px;font-weight:400;text-align:right}.project-gallery{grid-template-columns:1fr 1fr;grid-gap:12px;gap:12px;padding:100px 7vw}.project-gallery img{height:560px}.project-gallery img:nth-child(3n){grid-column:1/-1;height:650px}.project-index{display:grid;grid-gap:60px;gap:60px}.project-index-card{display:grid;grid-template-columns:1.1fr .9fr;grid-gap:48px;gap:48px;align-items:center}.project-index-card:nth-child(2n){grid-template-columns:.9fr 1.1fr}.project-index-card:nth-child(2n) img{order:2}.project-index-card img{width:100%;height:540px;object-fit:cover}.project-index-card span{font-size:10px;text-transform:uppercase;letter-spacing:1.4px;color:var(--gold)}.project-index-card h2{font-family:Georgia,serif;font-size:52px;font-weight:400;line-height:1.05;margin:12px 0}.project-index-card p{color:var(--muted)}.residence-list{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:80px;gap:80px;border-top:1px solid var(--line)}.residence-list h2{font-family:Georgia,serif;font-size:52px;font-weight:400;margin:12px 0}.simple-list{border-top:1px solid var(--line)}.simple-list div{display:flex;justify-content:space-between;gap:30px;padding:20px 0;border-bottom:1px solid var(--line)}.simple-list span{color:var(--muted)}.stay-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:18px;gap:18px}.stay-card{background:#fff;border:1px solid var(--line)}.stay-card img{width:100%;height:430px;object-fit:cover}.stay-card>div{padding:28px}.stay-card h2{font-family:Georgia,serif;font-size:34px;font-weight:400;margin:8px 0}.stay-card>div>p:not(.eyebrow){color:var(--muted)}.card-actions{display:flex;justify-content:space-between;align-items:center;gap:14px;margin-top:22px}.rse-visual>img{width:100%;height:100%;object-fit:cover}.team-note{max-width:820px;background:#ede7da;padding:20px 24px;margin-bottom:40px;color:#5d6572;font-size:13px;line-height:1.7}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:16px;gap:16px}.team-grid img{width:100%;height:440px;object-fit:cover;object-position:top}.team-grid article>div{padding:20px}.team-grid h2{font-family:Georgia,serif;font-size:25px;font-weight:400;margin:0 0 6px}.team-grid p{margin:0;color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:1px}.video-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px}.video-grid video{width:100%;height:500px;object-fit:cover;background:#000}.media-gallery-section{padding-top:40px}.media-gallery{columns:260px 4;column-gap:12px}.media-gallery figure{page-break-inside:avoid;break-inside:avoid;margin:0 0 12px}.media-gallery img{width:100%;height:auto;background:#e7e2d9}.contact-page{background:var(--navy);color:#fff;padding-top:92px}.contact-page-intro{min-height:640px;padding:90px 7vw 70px;display:grid;grid-template-columns:1.05fr .75fr;grid-gap:100px;gap:100px;align-items:center}.contact-page h1{font-size:clamp(58px,7vw,100px);line-height:.95;margin:12px 0 24px}.contact-page-intro>div:first-child>p:not(.eyebrow){font-size:17px;line-height:1.7;color:rgba(255,255,255,.7);max-width:650px}.contact-info{border-top:1px solid rgba(255,255,255,.18)}.contact-info>div{padding:20px 0;border-bottom:1px solid rgba(255,255,255,.18)}.contact-info span{display:block;font-size:10px;text-transform:uppercase;letter-spacing:1.3px;color:var(--gold2);margin-bottom:8px}.contact-info strong{font-weight:400;font-size:13px;line-height:1.7;color:rgba(255,255,255,.8)}.contact-form-section{background:var(--paper);color:var(--ink);padding:90px 7vw;display:grid;grid-template-columns:.75fr 1.25fr;grid-gap:80px;gap:80px}.contact-form-section h2{font-size:52px;line-height:1.04;margin:12px 0}.contact-form-section>div>p:not(.eyebrow){color:var(--muted);line-height:1.7}.contact-form{background:#fff;border:1px solid var(--line);padding:30px}.form-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:14px;gap:14px}.contact-form label{display:grid;grid-gap:7px;gap:7px;font-size:10px;text-transform:uppercase;letter-spacing:1px;color:#59606d;margin-bottom:14px}.contact-form input,.contact-form select,.contact-form textarea{width:100%;padding:14px 12px;border:1px solid #dcd7ce;background:#fbfaf7;color:var(--ink);text-transform:none;letter-spacing:0;font-size:14px}.contact-form textarea{resize:vertical}.form-submit{display:flex;align-items:center;gap:18px}.form-submit small{color:#8b9099;font-size:10px;line-height:1.5;max-width:320px}.form-note{font-size:12px;color:#9a3f3a;margin-top:16px}.form-note.success{color:#2e6a4b}.admin-shell{min-height:100vh;background:#f4f1eb;display:grid;grid-template-columns:260px 1fr}.admin-side{background:var(--navy);padding:28px 20px;color:#fff}.admin-side>img{width:170px;background:#fff;padding:7px;margin:0 auto 32px}.admin-side nav{display:grid;grid-gap:6px;gap:6px}.admin-side nav a{display:flex;gap:12px;align-items:center;padding:12px;border-radius:9px;font-size:13px;color:rgba(255,255,255,.72)}.admin-side nav a.active{background:rgba(255,255,255,.1);color:#fff}.admin-side nav a span{margin-left:auto;background:var(--gold);border-radius:99px;padding:2px 7px}.admin-main{padding:48px}.admin-top{display:flex;justify-content:space-between;align-items:center}.admin-main h1{font-family:Georgia,serif;font-size:42px;font-weight:400;margin:7px 0}.stats-row{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:16px;gap:16px;margin:30px 0}.admin-card,.stats-row>div{background:#fff;border:1px solid #e6e1d7;border-radius:16px;padding:24px}.stats-row small{display:block;color:#787d88;font-size:12px}.stats-row strong{font-family:Georgia,serif;font-size:38px;font-weight:400}.card-head{display:flex;justify-content:space-between;align-items:start;border-bottom:1px solid #ece8df;padding-bottom:20px}.card-head h2{margin:0 0 6px;font-family:Georgia,serif}.card-head p{margin:0;color:#777c86;font-size:13px}.outline-btn{border:1px solid #d8d2c8;background:#fff;color:var(--navy);padding:11px 15px;cursor:pointer}.invite-demo{display:grid;grid-template-columns:1fr 1fr 180px auto;grid-gap:8px;gap:8px;padding:18px 0;border-bottom:1px solid #eee9df}.invite-demo input,.invite-demo select{width:100%;padding:12px;border:1px solid #e3ded4;background:#faf9f6}.invite-demo button{background:var(--navy);color:#fff;border:0;padding:0 16px}.user-row{display:grid;grid-template-columns:46px 1fr 180px 40px;align-items:center;padding:16px 0;border-bottom:1px solid #eee9df}.avatar{width:38px;height:38px;border-radius:50%;background:#e8dcc1;display:grid;place-items:center;color:#7e5b14}.user-row span,.user-row strong{display:block}.user-row span{font-size:12px;color:#878b94;margin-top:4px}.role{display:flex;align-items:center;gap:7px;font-size:12px}.icon-btn{border:0;background:transparent;color:#9d5b57;cursor:pointer}.login-shell{min-height:100vh;background:linear-gradient(145deg,#051329,#0b2751);display:grid;place-items:center;padding:24px}.login-card{width:min(460px,100%);background:#fff;padding:38px;box-shadow:0 24px 80px rgba(0,0,0,.2)}.login-card>img{width:190px;margin:0 auto 28px}.login-card h1{font-family:Georgia,serif;font-weight:400;font-size:38px;line-height:1.05;margin:8px 0 14px;color:var(--navy)}.login-card>p:not(.eyebrow){color:#707681;line-height:1.6}.login-card form{display:grid;grid-gap:12px;gap:12px;margin-top:26px}.login-card input{padding:15px 16px;border:1px solid #ded9cf;background:#faf9f6}.login-message{display:block;margin-top:4px;color:#9b3a35}.admin-notice{background:#fff8e7;border:1px solid #ead7a1;color:#6e5310;padding:11px 14px;font-size:12px;margin:18px 0 0}@media(max-width:980px){.desktop-nav,.header-contact{display:none}.header-inner{grid-template-columns:1fr auto}.mobile-menu{display:block;position:relative}.mobile-menu summary{list-style:none;border:1px solid rgba(255,255,255,.55);padding:10px 14px;font-size:12px;cursor:pointer}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu[open]>div{position:absolute;right:0;top:48px;background:var(--navy);width:220px;padding:15px;display:grid;box-shadow:0 18px 50px rgba(0,0,0,.25)}.mobile-menu a{padding:10px;border-bottom:1px solid rgba(255,255,255,.1);font-size:12px}.home-hero-copy{left:6vw;right:6vw}.content-section,.dark-section,.editorial-intro,.projects-home,.values-home{padding:80px 6vw}.contact-form-section,.contact-page-intro,.editorial-grid,.rates-section,.residence-list,.split-heading,.two-col,.values-home,.values-page{grid-template-columns:1fr;gap:42px}.fact-band,.project-facts,.stats{grid-template-columns:1fr 1fr}.project-grid,.sector-grid,.stay-grid,.video-grid{grid-template-columns:1fr}.project-tile{height:500px}.brand-feature,.hospitality-home,.rse-visual{grid-template-columns:1fr}.hospitality-visual{height:520px}.activity-row{grid-template-columns:50px 1fr}.activity-row img{grid-column:2;width:100%;height:260px}.project-index-card,.project-index-card:nth-child(2n){grid-template-columns:1fr}.project-index-card:nth-child(2n) img{order:0}.footer-top,.image-grid-four,.team-grid{grid-template-columns:1fr 1fr}.contact-page{padding-top:76px}.admin-shell{grid-template-columns:1fr}.admin-side{display:none}.admin-main{padding:24px}.invite-demo,.stats-row{grid-template-columns:1fr}.user-row{grid-template-columns:46px 1fr 40px}.role{grid-column:2}.card-head>div{max-width:65%}}@media(max-width:620px){.site-logo img{width:118px;height:52px}.header-inner{height:76px}.home-hero{min-height:700px}.home-hero h1{font-size:54px}.home-hero-copy{bottom:9vh}.home-hero-copy>p:not(.eyebrow),.page-hero-copy>p:not(.eyebrow){font-size:15px}.content-section,.dark-section,.editorial-intro,.projects-home,.values-home{padding:65px 5vw}.fact-band,.project-facts,.stats{grid-template-columns:1fr}.fact-band>div,.project-facts>div,.stats div{border-right:0;border-bottom:1px solid var(--line)}.sector-card{height:400px}.project-tile{height:430px}.hospitality-text{padding:65px 5vw}.value-list>div{grid-template-columns:1fr;gap:8px}.media-strip{height:540px}.media-strip>div{left:5vw;bottom:55px}.media-strip h2{font-size:48px}.contact-cta,.home-contact{grid-template-columns:1fr;padding:65px 5vw;gap:28px}.page-hero{height:68svh;min-height:560px}.page-hero-copy,.project-hero-copy{left:5vw;right:5vw}.page-hero h1,.project-hero h1{font-size:52px}.activity-row,.three-cards{grid-template-columns:1fr}.activity-row>span{margin-bottom:-10px}.activity-row img{grid-column:auto}.image-pair,.project-gallery{grid-template-columns:1fr;padding:0 5vw 65px}.image-pair img,.project-gallery img,.project-gallery img:nth-child(3n){height:420px;grid-column:auto}.image-grid-four{grid-template-columns:1fr;padding:0 5vw 65px}.image-grid-four img{height:430px}.project-hero{min-height:650px}.project-index-card img{height:420px}.project-index-card h2{font-size:40px}.simple-list div{display:grid}.stay-card img{height:360px}.card-actions{align-items:flex-start;flex-direction:column}.team-grid{grid-template-columns:1fr}.team-grid img{height:500px}.video-grid video{height:420px}.media-gallery{columns:140px 2}.contact-page-intro{padding:70px 5vw 55px}.contact-page h1{font-size:58px}.contact-form-section{padding:65px 5vw}.form-grid{grid-template-columns:1fr}.form-submit{align-items:flex-start;flex-direction:column}.footer-top{grid-template-columns:1fr}.footer-bottom{display:grid;grid-gap:10px;gap:10px}.admin-top{display:grid;grid-gap:18px;gap:18px}.admin-main h1{font-size:30px}}.header-inner{grid-template-columns:170px 1fr auto}.header-actions{display:flex;align-items:center;gap:14px}.language-switcher{display:flex;align-items:center;gap:6px;font-size:11px;letter-spacing:1px}.language-switcher button{-webkit-appearance:none;-moz-appearance:none;appearance:none;border:0;background:transparent;color:inherit;padding:6px 4px;cursor:pointer;opacity:.55;font-size:11px;letter-spacing:1px}.language-switcher button.active{opacity:1;color:var(--gold2);font-weight:700}.language-switcher span{opacity:.35}.site-footer .language-switcher{color:var(--ink);margin-top:18px;justify-content:flex-start}.mobile-menu .language-switcher{color:#fff;padding:8px 10px;border-bottom:1px solid rgba(255,255,255,.1)}.search-shell{position:relative;z-index:20;margin:-48px 5vw 0;background:#fff;padding:38px 42px 30px;box-shadow:0 18px 60px rgba(3,12,28,.13);border-top:3px solid var(--gold)}.search-title{display:grid;grid-template-columns:.35fr 1fr;grid-gap:30px;gap:30px;align-items:end;margin-bottom:24px}.search-title h2{font-family:Georgia,serif;font-weight:400;font-size:32px;line-height:1.15;margin:0}.property-search-home{display:grid;grid-template-columns:1fr 1fr 1fr auto;grid-gap:10px;gap:10px;align-items:end}.property-search-home>div{display:grid;grid-gap:7px;gap:7px}.property-filter-panel label,.property-search-home label{font-size:10px;text-transform:uppercase;letter-spacing:1.1px;color:#707681}.property-filter-panel input,.property-filter-panel select,.property-search-home select{width:100%;border:1px solid #ded9cf;background:#faf9f6;color:var(--ink);padding:14px 13px;min-height:48px}.search-links{display:flex;gap:24px;margin-top:18px;font-size:12px}.search-links a{border-bottom:1px solid var(--gold);padding-bottom:3px}.developments-first{padding-top:115px}.activity-crosslinks,.location-section,.portfolio-tools,.service-promises,.submit-property-intro,.team-structure{padding:110px 7vw}.corporate-columns,.impact-grid,.promise-grid,.service-detail-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:1px;gap:1px;background:var(--line);border:1px solid var(--line)}.corporate-columns>div,.impact-grid article,.promise-grid article,.service-detail-grid article{background:var(--paper);padding:34px 28px}.promise-grid span,.submit-property-intro .three-cards span{color:var(--gold);font-size:11px}.corporate-columns h3,.impact-grid h3,.promise-grid h3,.service-detail-grid h3{font-family:Georgia,serif;font-weight:400;font-size:24px;margin:20px 0 12px}.corporate-columns p,.impact-grid p,.promise-grid p,.service-detail-grid p{color:#646b76;line-height:1.7;font-size:14px}.location-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:18px;gap:18px}.location-grid article{background:#fff;border:1px solid var(--line)}.location-grid img{height:320px;width:100%;object-fit:cover}.location-grid article>div{padding:28px}.location-grid h3{font-family:Georgia,serif;font-size:30px;font-weight:400;margin:0 0 12px}.location-grid p{color:#666e79;line-height:1.7;margin:0}.team-preview{background:var(--navy);color:#fff;padding:110px 7vw;display:grid;grid-template-columns:.75fr 1.25fr;grid-gap:80px;gap:80px;align-items:center}.team-preview-copy h2{font-family:Georgia,serif;font-weight:400;font-size:clamp(44px,5vw,72px);line-height:1.02;margin:12px 0 20px}.team-preview-copy>p:not(.eyebrow){color:rgba(255,255,255,.68);line-height:1.8;margin-bottom:28px}.team-preview-images{display:grid;grid-template-columns:1.2fr .8fr;grid-template-rows:1fr 1fr;grid-gap:12px;gap:12px;height:650px}.team-preview-images img{width:100%;height:100%;object-fit:cover}.team-preview-images img:first-child{grid-row:1/3}.activity-crosslinks{display:grid;grid-template-columns:1fr 1fr;grid-gap:18px;gap:18px;background:#fff}.activity-crosslinks>div{padding:50px;border:1px solid var(--line)}.activity-crosslinks h2,.portfolio-tools h2,.submit-property-intro h2,.team-structure h2{font-family:Georgia,serif;font-weight:400;font-size:42px;line-height:1.06;margin:12px 0 28px}.market-band,.process-band,.stay-process{display:grid;grid-template-columns:repeat(4,1fr);background:var(--navy);color:#fff;padding:0 7vw}.market-band>div,.process-band>div,.stay-process>div{padding:34px 28px;border-right:1px solid rgba(255,255,255,.15)}.process-band span,.stay-process span{color:var(--gold2);font-size:11px}.process-band h3,.stay-process h3{font-family:Georgia,serif;font-size:26px;font-weight:400;margin:12px 0}.market-band strong{display:block;font-family:Georgia,serif;font-size:30px;font-weight:400}.market-band span{display:block;color:rgba(255,255,255,.58);font-size:11px;text-transform:uppercase;letter-spacing:1px;margin-top:8px}.data-gap-note{margin:0 7vw 90px;padding:24px 28px;border-left:3px solid var(--gold);background:#fff}.data-gap-note p{margin:0;line-height:1.7;color:#626a75}.portfolio-tools{display:grid;grid-template-columns:1.25fr .75fr;align-items:end;grid-gap:70px;gap:70px;background:#fff}.portfolio-actions{display:flex;gap:12px;justify-content:flex-end;flex-wrap:wrap}.outline-link{display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--navy);padding:14px 20px;font-size:12px;color:var(--navy)}.stay-process{grid-template-columns:repeat(3,1fr);padding-top:0;padding-bottom:0}.stay-process p{color:rgba(255,255,255,.65);line-height:1.6;font-size:13px}.team-structure{display:grid;grid-template-columns:1fr 1fr;grid-gap:70px;gap:70px;background:#fff}.team-structure .simple-list{align-self:end}.team-grid article h2+p{margin-top:-12px}.team-grid article>div>h2:only-child{font-size:25px}.team-grid article>div>h2+h2{font-size:24px}.team-note{max-width:920px;margin-bottom:45px;padding:18px 22px;background:#fff;border-left:3px solid var(--gold)}.property-browser-section{padding-top:70px}.property-filter-panel{display:grid;grid-template-columns:1.4fr repeat(3,1fr) auto;grid-gap:10px;gap:10px;align-items:end;background:#fff;border:1px solid var(--line);padding:22px}.property-results-head{display:flex;align-items:baseline;gap:9px;margin:38px 0 18px}.property-results-head strong{font-family:Georgia,serif;font-size:40px;font-weight:400}.property-results-head span{color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:1px}.property-list-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:18px;gap:18px}.property-card{border:1px solid var(--line)}.property-card-media{display:block;height:300px;overflow:hidden}.property-card-media img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-card:hover .property-card-media img{transform:scale(1.025)}.property-card-body{padding:24px}.property-card-top{display:flex;justify-content:space-between;gap:15px;font-size:10px;text-transform:uppercase;letter-spacing:1px;color:#777d87}.property-card-top strong{color:var(--gold);text-align:right}.property-card h2{font-family:Georgia,serif;font-size:28px;font-weight:400;line-height:1.1;margin:14px 0}.property-card-meta{display:flex;gap:6px;flex-wrap:wrap;margin:18px 0}.feature-list span,.property-card-meta span{border:1px solid #e4ded2;background:#faf8f4;padding:7px 9px;font-size:10px;color:#626a75}.property-card-actions{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-top:20px}.property-card-actions .navy-btn{padding:10px 13px;min-height:40px}.empty-state{text-align:center;padding:80px 20px;background:#fff;border:1px solid var(--line)}.empty-state h2{font-family:Georgia,serif;font-size:34px;font-weight:400}.empty-state p{color:#6b7280;max-width:600px;margin:0 auto 24px}.property-detail-hero{position:relative;height:82svh;min-height:680px;background:var(--navy);color:#fff;overflow:hidden}.property-detail-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.property-price{font-family:Georgia,serif;font-size:28px;margin:20px 0}.property-detail-layout{display:grid;grid-template-columns:1fr 1fr;grid-gap:80px;gap:80px}.property-detail-layout h2{font-family:Georgia,serif;font-size:58px;line-height:1.02;font-weight:400;margin:10px 0}.property-location{color:#68707a}.property-main-fact{margin-top:32px;border-top:1px solid var(--line);padding-top:22px}.property-main-fact span{display:block;font-size:10px;text-transform:uppercase;letter-spacing:1px;color:#828792}.property-main-fact strong{display:block;font-family:Georgia,serif;font-size:32px;font-weight:400;margin-top:7px}.property-detail-layout h3{font-family:Georgia,serif;font-size:28px;font-weight:400}.feature-list{display:flex;gap:8px;flex-wrap:wrap}.property-contact-band{background:var(--navy);color:#fff;padding:75px 7vw;display:grid;grid-template-columns:1fr auto;grid-gap:50px;gap:50px;align-items:end}.property-contact-band h2{font-family:Georgia,serif;font-weight:400;font-size:48px;margin:10px 0}.property-contact-band p:not(.eyebrow){color:rgba(255,255,255,.7);line-height:1.7;max-width:720px}.submit-property-form .form-section-label{margin:18px 0 2px;padding-bottom:9px;border-bottom:1px solid var(--line);font-size:11px;text-transform:uppercase;letter-spacing:1.2px;color:var(--gold)}@media(max-width:1100px){.desktop-nav{gap:15px}.desktop-nav a{font-size:11px}.corporate-columns,.impact-grid,.promise-grid,.property-list-grid,.service-detail-grid{grid-template-columns:1fr 1fr}.property-filter-panel{grid-template-columns:1fr 1fr 1fr}.property-filter-panel label:first-child{grid-column:1/3}}@media(max-width:980px){.header-actions{display:none}.search-shell{margin:-30px 4vw 0;padding:28px}.search-title{grid-template-columns:1fr;gap:8px}.property-search-home{grid-template-columns:1fr 1fr}.location-grid{grid-template-columns:1fr}.location-grid img{height:440px}.team-preview{grid-template-columns:1fr}.team-preview-images{height:580px}.activity-crosslinks,.portfolio-tools,.property-detail-layout,.team-structure{grid-template-columns:1fr}.portfolio-actions{justify-content:flex-start}.market-band,.process-band,.property-filter-panel,.stay-process{grid-template-columns:1fr 1fr}.property-filter-panel label:first-child{grid-column:auto}.property-contact-band{grid-template-columns:1fr}.property-list-grid{grid-template-columns:1fr 1fr}}@media(max-width:620px){.search-shell{margin:-18px 0 0;padding:26px 5vw}.property-search-home{grid-template-columns:1fr}.search-links{display:grid;grid-gap:10px;gap:10px}.activity-crosslinks,.location-section,.portfolio-tools,.service-promises,.submit-property-intro,.team-structure{padding:65px 5vw}.corporate-columns,.impact-grid,.market-band,.process-band,.promise-grid,.service-detail-grid,.stay-process{grid-template-columns:1fr}.market-band,.process-band,.stay-process{padding:0}.team-preview{padding:70px 5vw;gap:35px}.team-preview-images{height:auto;grid-template-columns:1fr 1fr;grid-template-rows:360px 280px}.team-preview-images img:first-child{grid-column:1/3;grid-row:auto}.activity-crosslinks>div{padding:34px 24px}.property-filter-panel{padding:16px}.property-filter-panel,.property-list-grid{grid-template-columns:1fr}.property-card-media{height:330px}.property-detail-hero{min-height:650px}.property-detail-layout h2{font-size:44px}.property-contact-band{padding:60px 5vw}.property-contact-band h2{font-size:40px}.portfolio-actions{display:grid}.location-grid img{height:340px}}html{scroll-behavior:smooth}.reveal-on-scroll{opacity:0;transform:translateY(26px);transition:opacity .85s cubic-bezier(.2,.75,.25,1) var(--reveal-delay,0s),transform .85s cubic-bezier(.2,.75,.25,1) var(--reveal-delay,0s)}.reveal-on-scroll.is-visible{opacity:1;transform:none}.hospitality-visual img,.location-grid img,.project-gallery img,.project-tile img,.property-card img,.sector-card img,.team-grid img,.team-preview-images img{transition:transform 1.1s cubic-bezier(.2,.75,.25,1),filter .7s ease}.location-grid article:hover img,.project-tile:hover img,.property-card:hover img,.sector-card:hover img,.team-grid article:hover img{transform:scale(1.045)}.project-gallery img:hover{transform:scale(1.02)}.home-hero video{animation:heroBreath 18s ease-in-out infinite alternate;transform-origin:center}@keyframes heroBreath{0%{transform:scale(1.015)}to{transform:scale(1.07)}}.stats strong>span{font-feature-settings:"tnum";font-variant-numeric:tabular-nums}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal-on-scroll{opacity:1!important;transform:none!important;transition:none!important}.home-hero video{animation:none}.project-gallery img,.project-tile img,.property-card img,.sector-card img{transition:none!important}}.detail-rich{padding:90px clamp(24px,6vw,110px);background:#f7f4ed}.detail-rich .rich-grid{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);grid-gap:70px;gap:70px;align-items:start}.detail-rich h2{font-size:clamp(2.4rem,5vw,5rem);line-height:.98;margin:0 0 24px}.detail-rich p{font-size:1.06rem;line-height:1.85;color:#4a4a4a}.detail-points{display:grid;grid-gap:1px;gap:1px;background:#ded8cb;border:1px solid #ded8cb}.detail-points article{background:#fff;padding:30px}.detail-points h3{margin:0 0 10px;font-size:1.2rem}.detail-points p{margin:0;font-size:.98rem}.role-description{margin-top:12px!important;color:#5d5b57!important;line-height:1.65!important}.team-grid article>div{padding:24px}.team-grid article h2{margin-bottom:4px}.property-description{margin-top:24px;line-height:1.8;color:#555;max-width:720px}.fact-chip-grid{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0}.fact-chip-grid span{border:1px solid #d6d0c2;padding:10px 14px;font-size:.86rem;background:#fff}.process-timeline{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #bda261;margin-top:45px}.process-timeline article{padding:28px 22px 0 0}.process-timeline strong{display:block;font-family:var(--font-serif);font-size:1.9rem;color:#b58a2e;margin-bottom:10px}.process-timeline p{line-height:1.65;color:#565656}@media(max-width:800px){.detail-rich .rich-grid{grid-template-columns:1fr;gap:35px}.process-timeline{grid-template-columns:1fr 1fr}}.admin-side nav button{width:100%;border:0;background:transparent;color:inherit;text-align:left;padding:13px 14px;border-radius:10px;display:flex;justify-content:space-between;align-items:center;font:inherit;cursor:pointer}.admin-side nav button.active{background:rgba(255,255,255,.09);color:#d4aa4c}.admin-table{display:grid;grid-gap:12px;gap:12px;margin-top:22px}.lead-row,.property-admin-row{display:grid;grid-template-columns:1fr 2fr auto;grid-gap:20px;gap:20px;align-items:start;padding:18px 0;border-top:1px solid #e6e1d7}.lead-row span,.property-admin-row span{display:block;color:#777;font-size:.87rem;margin-top:5px}.lead-row p{margin:7px 0 0;color:#555;line-height:1.55}.property-admin-row{grid-template-columns:72px 1fr auto auto;align-items:center}.property-admin-row img{width:72px;height:58px;object-fit:cover}.cms-form{display:grid;grid-gap:12px;gap:12px;background:#f7f4ed;padding:24px;margin:20px 0}.cms-form input,.cms-form select,.cms-form textarea{width:100%;padding:13px;border:1px solid #d9d2c5;background:#fff;font:inherit}.form-pair{display:grid;grid-template-columns:1fr 1fr;grid-gap:12px;gap:12px}.checkline{gap:9px}.danger-link{border:0;background:transparent;color:#9b2c2c;cursor:pointer}.content-module-grid{display:grid;grid-template-columns:repeat(2,1fr);grid-gap:1px;gap:1px;background:#ded8cb;border:1px solid #ded8cb;margin-top:25px}.content-module-grid article{background:#fff;padding:22px}.content-module-grid span{display:block;color:#666;margin-top:6px;line-height:1.5}@media(max-width:800px){.content-module-grid,.form-pair,.lead-row,.property-admin-row{grid-template-columns:1fr}}.motion-reveal{opacity:0;transform:translate3d(0,30px,0);transition:opacity .95s cubic-bezier(.2,.72,.2,1) var(--motion-delay,0s),transform .95s cubic-bezier(.2,.72,.2,1) var(--motion-delay,0s),filter .95s ease var(--motion-delay,0s);will-change:opacity,transform}.motion-reveal.motion-text{transform:translate3d(0,22px,0)}.motion-reveal.motion-media{transform:translate3d(0,34px,0) scale(.985);filter:saturate(.9) contrast(.98)}.motion-reveal.motion-visible{opacity:1;transform:translateZ(0) scale(1);filter:none}.hospitality-visual img,.location-grid img,.page-hero>img,.project-hero>img{transform:translate3d(0,var(--parallax-y,0),0) scale(1.025);transition:transform .18s linear}.home-hero-copy>*{animation:heroCopyIn 1s cubic-bezier(.2,.72,.2,1) both}.home-hero-copy>:nth-child(2){animation-delay:.08s}.home-hero-copy>:nth-child(3){animation-delay:.16s}.home-hero-copy>:nth-child(4){animation-delay:.24s}@keyframes heroCopyIn{0%{opacity:0;transform:translateY(26px)}to{opacity:1;transform:none}}.stats strong{font-size:clamp(54px,5vw,78px);line-height:.9;color:var(--navy)}.stats span{margin-top:12px;display:block}.project-tile,.property-card,.sector-card{transition:transform .55s cubic-bezier(.2,.72,.2,1),box-shadow .55s ease}.project-tile:hover,.property-card:hover,.sector-card:hover{transform:translateY(-5px);box-shadow:0 20px 45px rgba(6,22,48,.12)}.project-gallery img{min-height:340px}.media-category{padding:90px 7vw;border-top:1px solid var(--line)}.media-category .section-heading{margin-bottom:38px}.media-category-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-gap:14px;gap:14px}.media-category-grid figure{margin:0;background:#e7e0d5}.media-category-grid img{width:100%;height:330px;object-fit:cover;transition:transform .9s cubic-bezier(.2,.72,.2,1)}.media-category-grid figure:hover img{transform:scale(1.035)}.media-category-note{max-width:800px;color:#66707d;line-height:1.75;margin-top:-24px;margin-bottom:34px}.logo-lockup img{background:#fff;object-fit:contain}.brand-hero-logo{position:absolute;right:6vw;bottom:7vh;width:min(260px,22vw);background:rgba(255,255,255,.94);padding:14px;z-index:2;box-shadow:0 12px 45px rgba(0,0,0,.14)}@media(max-width:900px){.media-category-grid{grid-template-columns:1fr 1fr}.stats strong{font-size:56px}.brand-hero-logo{display:none}}@media(max-width:620px){.media-category-grid{grid-template-columns:1fr}.media-category-grid img{height:360px}.stats strong{font-size:50px}}@media(prefers-reduced-motion:reduce){.motion-reveal{opacity:1!important;filter:none!important;transition:none!important}.hospitality-visual img,.location-grid img,.motion-reveal,.page-hero>img,.project-hero>img{transform:none!important}.home-hero-copy>*{animation:none!important}}.page-hero-brand{background:radial-gradient(circle at 78% 25%,rgba(199,154,54,.24),transparent 28%),linear-gradient(135deg,#06172f,#0b2a54 58%,#071a36)}.page-hero-brand:after{content:"MCGPH";position:absolute;right:4vw;bottom:-4vw;font-family:Georgia,serif;font-size:clamp(110px,19vw,320px);line-height:.8;color:rgba(255,255,255,.035);letter-spacing:-.07em}.sector-placeholder{position:absolute;inset:0;background:radial-gradient(circle at 70% 20%,rgba(225,193,106,.24),transparent 25%),linear-gradient(145deg,#102b53,#06162d);display:flex;align-items:center;justify-content:center}.sector-placeholder span{font-family:Georgia,serif;font-size:clamp(34px,4vw,66px);color:rgba(255,255,255,.14);text-align:center;padding:30px}.location-text-card{min-height:440px;background:var(--navy);color:#fff;padding:48px!important;display:flex;align-items:flex-end}.location-text-card h3{font-family:Georgia,serif;font-size:clamp(36px,4vw,60px);font-weight:400;line-height:1.05;margin:10px 0 18px}.location-text-card p:not(.eyebrow){color:rgba(255,255,255,.68);line-height:1.75}.contact-cta p,.detail-rich p,.editorial-grid p,.hospitality-text>p,.prose p,.rse-visual p,.split-heading>p,.values-home>div>p:not(.eyebrow){font-size:clamp(17px,1.22vw,20px);line-height:1.9}.stats{margin-top:96px}.stats div{padding:42px 28px 38px 0;min-height:185px;display:flex;flex-direction:column;justify-content:flex-end}.stats strong{font-size:clamp(82px,8.5vw,138px)!important;letter-spacing:-.065em!important}.stats span{font-size:clamp(12px,.9vw,14px)!important;letter-spacing:1.55px!important;line-height:1.35;margin-top:22px!important;max-width:220px}.fact-band strong,.project-facts strong{font-size:clamp(27px,2.1vw,38px)!important;line-height:1.05}.fact-band span,.project-facts span{font-size:11px!important;letter-spacing:1.5px!important}.fact-band>div,.project-facts>div{padding-top:38px!important;padding-bottom:38px!important}.page-hero-copy>p:not(.eyebrow),.project-hero-copy>p:not(.eyebrow){font-size:clamp(17px,1.3vw,21px)!important;line-height:1.75!important;max-width:800px!important}.page-hero h1,.project-hero h1{font-size:clamp(62px,7.2vw,118px)!important}.detail-rich h2{font-size:clamp(48px,6vw,92px)!important}.editorial-grid h2,.section-heading h2,.two-col h2{font-size:clamp(50px,5.6vw,88px)!important}.motion-ready .motion-reveal{transform:translate3d(0,64px,0);filter:blur(8px);transition:opacity 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),transform 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),filter 1.05s ease var(--motion-delay,0s),-webkit-clip-path 1.15s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s);transition:opacity 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),transform 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),filter 1.05s ease var(--motion-delay,0s),clip-path 1.15s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s);transition:opacity 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),transform 1.05s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),filter 1.05s ease var(--motion-delay,0s),clip-path 1.15s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s),-webkit-clip-path 1.15s cubic-bezier(.16,.8,.22,1) var(--motion-delay,0s);will-change:opacity,transform,filter,clip-path}.motion-ready .motion-reveal.motion-text{transform:translate3d(0,48px,0)}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,72px,0) scale(.955);-webkit-clip-path:inset(12% 0 12% 0);clip-path:inset(12% 0 12% 0);filter:blur(6px) saturate(.82)}.motion-ready .motion-reveal.motion-visible{transform:translateZ(0) scale(1);filter:none;-webkit-clip-path:inset(0 0 0 0);clip-path:inset(0 0 0 0)}.section-motion{position:relative}.motion-ready .section-motion:before{content:"";position:absolute;left:0;top:0;width:0;height:1px;background:linear-gradient(90deg,var(--gold),transparent);transition:width 1.25s cubic-bezier(.16,.8,.22,1)}.motion-ready .section-motion.section-visible:before{width:100%}.hospitality-visual img,.location-grid img,.page-hero>img,.project-hero>img,.project-visual-break img{transform:translate3d(0,var(--parallax-y,0),0) scale(1.055)!important;transition:transform .12s linear!important}.project-visual-break{height:min(72vw,760px);overflow:hidden;background:#071a36;margin:0}.project-visual-break img{height:112%;margin-top:-6%}.project-gallery{grid-template-columns:repeat(12,1fr);grid-gap:14px;gap:14px;padding:18px 7vw 100px;background:#fff}.project-gallery img{height:460px}.project-gallery img:nth-child(3n+1){grid-column:span 7}.project-gallery img:nth-child(3n+2){grid-column:span 5}.project-gallery img:nth-child(3n){grid-column:span 12;height:620px}.project-story{padding:110px 7vw;background:#fff}.project-story-grid{grid-template-columns:.75fr 1.25fr;grid-gap:90px;gap:90px}.project-story h2{font-family:Georgia,serif;font-size:clamp(52px,6vw,92px);font-weight:400;line-height:.98;letter-spacing:-.04em;margin:0}.project-story-copy{display:grid;grid-gap:22px;gap:22px}.project-story-copy p{font-size:clamp(17px,1.25vw,20px);line-height:1.9;color:#515b68;margin:0}.project-highlights{grid-template-columns:repeat(3,1fr);grid-gap:1px;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:50px}.project-highlights article{background:var(--paper);padding:28px}.project-highlights h3{font-family:Georgia,serif;font-size:28px;font-weight:400;margin:0 0 12px}.project-highlights p{font-size:15px;line-height:1.7;color:#66707d;margin:0}.activity-image-wall{padding:0 7vw 110px;display:grid;grid-template-columns:1.25fr .75fr;grid-template-rows:380px 380px;grid-gap:14px;gap:14px}.activity-image-wall img{width:100%;height:100%;object-fit:cover}.activity-image-wall img:first-child{grid-row:1/3}.activity-brand-visual{min-height:620px;background:linear-gradient(145deg,#06172f,#0b2a54);display:grid;place-items:center;padding:70px;overflow:hidden;position:relative}.activity-brand-visual:before{content:"";position:absolute;width:460px;height:460px;border-radius:50%;border:1px solid rgba(225,193,106,.22);right:-100px;top:-100px}.activity-brand-visual img{width:min(520px,78%);background:white;padding:24px;box-shadow:0 30px 90px rgba(0,0,0,.2)}@media(max-width:900px){.stats{grid-template-columns:1fr 1fr}.stats div:nth-child(2){border-right:0}.project-gallery{grid-template-columns:1fr 1fr}.project-gallery img,.project-gallery img:nth-child(n){grid-column:auto;height:380px}.project-story-grid{gap:38px}.activity-image-wall,.project-highlights,.project-story-grid{grid-template-columns:1fr}.activity-image-wall{grid-template-rows:auto}.activity-image-wall img,.activity-image-wall img:first-child{height:420px;grid-row:auto}.stats strong{font-size:78px!important}}@media(max-width:620px){.stats{grid-template-columns:1fr}.stats div{border-right:0;border-bottom:1px solid var(--line)}.stats strong{font-size:82px!important}.stats span{font-size:12px!important}.project-gallery{grid-template-columns:1fr;padding:10px 5vw 70px}.project-gallery img,.project-gallery img:nth-child(n){height:360px}.project-story{padding:75px 5vw}.activity-image-wall{padding:0 5vw 75px}.activity-image-wall img,.activity-image-wall img:first-child{height:340px}}@media(prefers-reduced-motion:reduce){.motion-ready .motion-reveal{opacity:1!important;transform:none!important;filter:none!important;-webkit-clip-path:none!important;clip-path:none!important;transition:none!important}.section-motion:before{display:none!important}}.review-submit-section,.reviews-home,.reviews-section{padding:100px 7vw;background:#fff}.reviews-home{background:var(--paper)}.reviews-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-gap:18px;gap:18px}.review-card{background:#fff;border:1px solid var(--line);min-height:100%;overflow:hidden;box-shadow:0 14px 45px rgba(6,22,48,.055)}.review-card>img,.review-card>video{width:100%;height:290px;object-fit:cover;background:#071a36}.review-card-body{padding:30px}.review-stars{display:flex;gap:3px;margin-bottom:20px}.review-stars span{font-size:21px;color:#d8d3c8}.review-stars span.on{color:var(--gold)}.review-card blockquote{font-family:Georgia,serif;font-size:clamp(22px,2vw,31px);line-height:1.35;margin:0 0 28px;color:var(--navy)}.review-card footer{display:flex;flex-direction:column;gap:7px}.review-card footer strong{font-size:15px}.review-card footer span{font-size:12px;color:#75808e;letter-spacing:.4px}.reviews-empty{border:1px solid var(--line);padding:55px;background:#fff;max-width:820px}.reviews-empty h3{font-family:Georgia,serif;font-size:clamp(30px,3vw,48px);font-weight:400;margin:0 0 15px}.reviews-empty p{color:#65707d;line-height:1.8;max-width:700px}.reviews-loading{padding:35px;border:1px solid var(--line)}.review-submit-section{background:#071a36;color:#fff}.review-form{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:80px;gap:80px;max-width:1300px;margin:auto}.review-form-head h2{font-family:Georgia,serif;font-size:clamp(52px,5.6vw,86px);font-weight:400;line-height:.98;margin:12px 0 26px}.review-form-head>p:not(.eyebrow){font-size:18px;line-height:1.8;color:rgba(255,255,255,.67)}.review-fields{display:grid;grid-gap:16px;gap:16px}.review-fields input,.review-fields select,.review-fields textarea{width:100%;box-sizing:border-box;background:#fff;border:0;padding:17px 18px;font:inherit;color:#071a36}.rating-field,.review-upload-grid label{display:grid;grid-gap:9px;gap:9px;font-size:12px;letter-spacing:1.1px;text-transform:uppercase;color:#e5c467}.review-upload-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px}.review-upload-grid input{background:rgba(255,255,255,.08);color:#fff;border:1px solid rgba(255,255,255,.14)}.review-fields .checkline{color:rgba(255,255,255,.74);font-size:13px;text-transform:none;letter-spacing:0;line-height:1.6}.review-fields .checkline input{width:auto}.form-success{color:#d9c170}.form-error{color:#ff9f9f}.project-identity{padding:85px 7vw;background:var(--paper)}.identity-grid{border-top:1px solid var(--line);border-left:1px solid var(--line)}.identity-grid article{padding:30px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:120px}.identity-grid span{letter-spacing:1.3px;font-size:10px;color:#7b8490;margin-bottom:16px}.identity-grid strong{font-family:Georgia,serif;font-size:clamp(21px,2vw,31px);font-weight:400;line-height:1.22;color:var(--navy)}.variants-section{padding:110px 7vw;background:var(--paper)}.variants-grid{grid-gap:1px;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:50px}.variants-grid article{padding:34px;min-height:280px;display:flex;flex-direction:column}.variants-grid article>span{font-size:11px;letter-spacing:1.5px;color:var(--gold)}.variants-grid h3{font-family:Georgia,serif;font-size:clamp(28px,2.6vw,40px);font-weight:400;margin:35px 0 15px}.variants-grid p{color:#65707d;line-height:1.75;flex:1 1}.variants-grid strong{font-size:18px;margin:18px 0;color:var(--navy)}.project-video-section{padding:100px 7vw;background:#071a36;color:#fff}.project-video-section .eyebrow{color:#d5b558}.project-video-section video{width:100%;max-height:78vh;object-fit:cover;background:#000;margin-top:35px}.project-location-section{grid-template-columns:.8fr 1.2fr;min-height:560px;background:#fff}.project-location-copy{padding:90px 7vw;display:flex;flex-direction:column;justify-content:center}.project-location-copy h2{font-family:Georgia,serif;font-size:clamp(48px,5vw,78px);font-weight:400;line-height:1;margin:12px 0 25px}.project-location-copy p{font-size:18px;line-height:1.85;color:#65707d;max-width:600px}.project-location-copy .navy-btn{align-self:flex-start;margin-top:20px}.project-location-section iframe{height:100%;min-height:560px;filter:saturate(.82) contrast(.95)}.documents-section{padding:90px 7vw;background:var(--paper);grid-template-columns:1fr 1fr;grid-gap:70px;gap:70px}.documents-section h2{font-family:Georgia,serif;font-size:clamp(43px,4vw,68px);font-weight:400}.documents-section>div:last-child{align-content:start}.documents-section a{gap:25px;padding:22px 0;border-bottom:1px solid var(--line);color:var(--navy);text-decoration:none}.documents-section a span{color:var(--gold);font-size:11px;letter-spacing:1.5px}.review-admin-row{display:grid;grid-template-columns:74px 1fr 170px;grid-gap:20px;gap:20px;padding:22px 0;border-bottom:1px solid var(--line);align-items:start}.review-admin-placeholder,.review-admin-row>img{width:74px;height:74px;object-fit:cover;background:#071a36;color:#fff;display:grid;place-items:center;font-family:Georgia,serif;font-size:30px}.review-admin-copy{display:grid;grid-gap:7px;gap:7px}.review-admin-copy>span{font-size:12px;color:#78828d}.review-admin-copy p{margin:7px 0;color:#58616e;line-height:1.65}.review-admin-actions{display:grid;grid-gap:12px;gap:12px}.review-admin-actions select{padding:11px}.review-stars.mini{margin:0}.review-stars.mini span{font-size:14px}.motion-ready .motion-reveal{transition-duration:1.25s!important;transform:translate3d(0,76px,0) scale(.985)!important;filter:blur(9px)!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,90px,0) scale(.93)!important;-webkit-clip-path:inset(15% 0 15% 0)!important;clip-path:inset(15% 0 15% 0)!important}.motion-ready .motion-reveal.motion-visible{-webkit-clip-path:inset(0)!important;clip-path:inset(0)!important}.motion-ready .project-tile.motion-visible,.motion-ready .property-card.motion-visible,.motion-ready .review-card.motion-visible,.motion-ready .sector-card.motion-visible{animation:cardSettle 1.15s cubic-bezier(.16,.8,.22,1) both}@keyframes cardSettle{0%{transform:translateY(32px) scale(.97)}70%{transform:translateY(-4px) scale(1.004)}to{transform:none}}@media (max-width:1100px){.reviews-grid{grid-template-columns:1fr 1fr}.review-form{grid-template-columns:1fr;gap:45px}.identity-grid,.variants-grid{grid-template-columns:1fr 1fr}.project-location-section{grid-template-columns:1fr}.project-location-section iframe{min-height:460px}.documents-section{grid-template-columns:1fr}.motion-ready .motion-reveal{transform:translate3d(0,66px,0) scale(.985)!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,78px,0) scale(.95)!important}}@media (max-width:680px){.review-submit-section,.reviews-home,.reviews-section{padding:72px 5vw}.reviews-grid{grid-template-columns:1fr}.review-card>img,.review-card>video{height:360px}.identity-grid,.review-upload-grid,.variants-grid{grid-template-columns:1fr}.project-identity,.project-location-copy,.project-video-section,.variants-section{padding:75px 5vw}.project-location-section iframe{min-height:390px}.review-admin-row{grid-template-columns:58px 1fr}.review-admin-placeholder,.review-admin-row>img{width:58px;height:58px}.review-admin-actions{grid-column:2}.motion-ready .motion-reveal{transform:translate3d(0,58px,0)!important;transition-duration:1.05s!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,70px,0) scale(.95)!important;-webkit-clip-path:inset(10% 0 10% 0)!important;clip-path:inset(10% 0 10% 0)!important}}.mobile-menu-wrap{display:none;position:relative}.mobile-menu-trigger{border:1px solid rgba(255,255,255,.48);background:rgba(3,17,38,.24);color:#fff;padding:11px 14px;font:inherit;font-size:12px;cursor:pointer}.mobile-menu-panel{position:absolute;right:0;top:52px;width:min(88vw,360px);background:#071a36;color:#fff;border:1px solid rgba(255,255,255,.14);padding:18px;box-shadow:0 24px 70px rgba(0,0,0,.28);display:flex;flex-direction:column;z-index:500}.mobile-menu-panel a{display:block;padding:13px 4px;border-bottom:1px solid rgba(255,255,255,.1);font-size:15px}.mobile-menu-panel a:last-child{border-bottom:0}.mobile-menu-lang{padding:2px 0 14px}.motion-ready .motion-reveal{transform:translate3d(0,18px,0)!important;transition:opacity .58s cubic-bezier(.2,.72,.2,1) var(--motion-delay,0s),transform .58s cubic-bezier(.2,.72,.2,1) var(--motion-delay,0s)!important;will-change:opacity,transform}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,22px,0) scale(.992)!important}.motion-ready .motion-reveal.motion-media,.motion-ready .motion-reveal.motion-visible{filter:none!important;-webkit-clip-path:none!important;clip-path:none!important}.motion-ready .project-tile.motion-visible,.motion-ready .property-card.motion-visible,.motion-ready .review-card.motion-visible,.motion-ready .sector-card.motion-visible{animation:none!important}.section-motion:before{display:none!important}.hospitality-visual img,.location-grid img,.page-hero>img,.project-hero>img,.project-visual-break img{transform:none!important;transition:none!important}.home-hero video{animation:none!important;transform:scale(1.015)}.stats span{font-size:clamp(14px,1.05vw,17px)!important;line-height:1.4!important;letter-spacing:1.15px!important;max-width:260px}.sector-card-copy h3{font-size:clamp(34px,3vw,46px)!important;line-height:1.02}.sector-card-copy p{font-size:clamp(15px,1.12vw,18px)!important;line-height:1.62;max-width:720px}.eyebrow,.section-label{font-size:12px!important;letter-spacing:2px}.project-tile-copy h3{font-size:clamp(38px,3.2vw,50px)!important}.project-tile-copy span{font-size:14px!important}.editorial-grid p,.prose p,.split-heading>p,.value-list p{font-size:clamp(17px,1.25vw,20px)!important;line-height:1.78}@media(max-width:1050px){.desktop-nav,.header-actions{display:none!important}.header-inner{grid-template-columns:1fr auto;height:84px}.mobile-menu-wrap{display:block}.site-logo img{width:132px;height:58px}.motion-ready .motion-reveal,.motion-ready .motion-reveal.motion-media{transform:translate3d(0,16px,0)!important;transition-duration:.5s!important}.sector-card-copy p{font-size:16px!important}}@media(max-width:620px){.mobile-menu-panel{position:fixed;left:4vw;right:4vw;top:76px;width:auto;max-height:calc(100vh - 96px);overflow:auto}.stats strong{font-size:76px!important}.stats span{font-size:14px!important}.motion-ready .motion-reveal,.motion-ready .motion-reveal.motion-media{transform:translate3d(0,14px,0)!important;transition-duration:.45s!important}}.stats{margin-top:100px!important;grid-template-columns:repeat(4,minmax(0,1fr))!important;border-top:1px solid var(--line)!important;border-bottom:1px solid var(--line)!important}.stats>div{min-height:240px!important;padding:44px 32px 38px 0!important;display:flex!important;flex-direction:column!important;justify-content:center!important;border-right:1px solid var(--line)!important}.stats>div:last-child{border-right:0!important}.stats strong{display:block!important;font-family:Georgia,Times New Roman,serif!important;font-size:clamp(92px,9vw,154px)!important;line-height:.78!important;letter-spacing:-.07em!important;font-weight:400!important;color:var(--navy)!important}.stats span{display:block!important;margin-top:28px!important;font-size:clamp(17px,1.25vw,21px)!important;line-height:1.3!important;letter-spacing:1.4px!important;color:#65707d!important;max-width:290px!important}.fact-band>div,.project-facts>div{min-height:150px!important;padding:34px 26px 30px 0!important}.fact-band strong,.project-facts strong{font-size:clamp(30px,2.7vw,44px)!important;line-height:1.05!important}.fact-band span,.project-facts span{font-size:12px!important;letter-spacing:1.45px!important;margin-bottom:13px!important}.detail-rich .rich-grid>div>p,.media-category-note,.project-story-copy>p,.property-description,.team-grid .role-description{font-size:clamp(17px,1.2vw,20px)!important;line-height:1.8!important}.variants-grid p{font-size:17px!important;line-height:1.75!important}.variants-grid strong{font-size:clamp(22px,1.7vw,28px)!important}.motion-ready .motion-reveal{transform:translate3d(0,26px,0)!important;filter:none!important;-webkit-clip-path:none!important;clip-path:none!important;transition-property:opacity,transform!important;transition-duration:.72s!important;transition-timing-function:cubic-bezier(.22,.72,.22,1)!important;transition-delay:var(--motion-delay,0s)!important;will-change:opacity,transform!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,30px,0) scale(.992)!important}@media(max-width:1050px){.stats{grid-template-columns:1fr 1fr!important}.stats>div{min-height:220px!important;padding:38px 26px!important;border-bottom:1px solid var(--line)!important}.stats>div:nth-child(2n){border-right:0!important}.stats strong{font-size:clamp(88px,14vw,126px)!important}.stats span{font-size:18px!important}}@media(max-width:620px){.stats{grid-template-columns:1fr!important;margin-top:70px!important}.stats>div{min-height:205px!important;padding:34px 0!important;border-right:0!important}.stats strong{font-size:clamp(96px,27vw,132px)!important;line-height:.8!important}.stats span{font-size:18px!important;max-width:330px!important;margin-top:24px!important}.motion-ready .motion-reveal{transform:translate3d(0,22px,0)!important;transition-duration:.62s!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,24px,0) scale(.994)!important}}@media (prefers-reduced-motion:reduce){.motion-ready .motion-reveal,.motion-ready .motion-reveal.motion-media{opacity:1!important;transform:none!important;transition:none!important}}.request-page{background:#f5f1e9;min-height:100vh}.request-intro{background:#071b3a;color:#fff;padding:clamp(8rem,12vw,12rem) clamp(1.5rem,6vw,7rem) 4rem;display:grid;grid-template-columns:minmax(0,1.2fr) minmax(280px,.8fr);grid-gap:4rem;gap:4rem}.request-intro h1{font-size:clamp(3.5rem,7vw,7.5rem);line-height:.92;margin:.35rem 0 1.5rem}.request-intro>p:last-child{font-size:clamp(1.1rem,1.6vw,1.45rem);line-height:1.7;max-width:42rem}.request-form-section{padding:clamp(3rem,6vw,7rem)}.inquiry-shell{display:grid;grid-template-columns:minmax(280px,.8fr) minmax(0,1.2fr);grid-gap:clamp(2rem,5vw,6rem);gap:clamp(2rem,5vw,6rem);align-items:start}.inquiry-context-card{position:-webkit-sticky;position:sticky;top:7rem;background:#fff;border:1px solid rgba(7,27,58,.14)}.inquiry-context-card img{width:100%;height:320px;object-fit:cover;display:block}.inquiry-context-copy{padding:2rem}.inquiry-context-copy h2{font-size:clamp(2rem,3.6vw,3.5rem);line-height:1.02;margin:.5rem 0 1rem;color:#071b3a}.inquiry-context-copy p{font-size:1.06rem;line-height:1.6}.contextual-form{background:#fff;padding:clamp(1.5rem,3vw,3rem);border:1px solid rgba(7,27,58,.12)}.property-map-section{display:grid;grid-template-columns:minmax(280px,.75fr) minmax(0,1.25fr);min-height:520px;background:#f0ece3}.property-map-section>div{padding:clamp(3rem,6vw,7rem);display:flex;flex-direction:column;justify-content:center}.property-map-section h2{font-size:clamp(2.8rem,5.2vw,5.8rem);line-height:.96;margin:.5rem 0 1.5rem}.property-map-section p{font-size:clamp(1.05rem,1.5vw,1.3rem);line-height:1.7;margin-bottom:2rem}.property-map-section iframe{width:100%;height:100%;min-height:520px;border:0}.project-location-section .eyebrow{letter-spacing:.14em}@media(max-width:900px){.inquiry-shell,.property-map-section,.request-intro{grid-template-columns:1fr}.request-intro{gap:1.5rem}.inquiry-context-card{position:static}.inquiry-context-card img{height:240px}.property-map-section iframe{min-height:360px}.request-form-section{padding-inline:1rem}}body.route-enter-active main{animation:routeEnter .48s cubic-bezier(.2,.72,.2,1) both}@keyframes routeEnter{0%{opacity:.35;transform:translateY(10px)}to{opacity:1;transform:none}}.detail-badges{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));background:#fff;border-bottom:1px solid var(--line);border-top:1px solid var(--line)}.detail-badges article{display:flex;align-items:center;gap:18px;padding:28px 30px;border-right:1px solid var(--line);min-height:116px;color:var(--navy)}.detail-badges article:last-child{border-right:0}.detail-badges svg{flex:0 0 auto;color:#183b74}.detail-badges strong{display:block;font-family:Georgia,serif;font-weight:400;font-size:clamp(24px,2vw,34px);line-height:1.08}.detail-badges span{display:block;margin-top:7px;text-transform:uppercase;letter-spacing:1.4px;color:#75808d;font-size:10px}.share-section{padding:68px 7vw;background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;align-items:end;justify-content:space-between;gap:40px}.share-section h2{font-family:Georgia,serif;font-weight:400;font-size:clamp(36px,3.5vw,56px);margin:.2em 0 0}.share-buttons{display:flex;gap:12px}.share-buttons a{width:54px;height:54px;display:grid;place-items:center;background:var(--navy);color:#fff;text-decoration:none;font-weight:700;font-size:18px;transition:transform .22s ease,background .22s ease}.share-buttons a:hover{transform:translateY(-3px);background:var(--gold)}.inline-enquiry{padding:100px 7vw;background:#f4f0e8}.inline-enquiry>.section-heading{max-width:880px;margin-bottom:42px}.inline-enquiry>.section-heading h2{font-family:Georgia,serif;font-size:clamp(46px,5vw,78px);font-weight:400;line-height:1}.inline-enquiry>.section-heading>p:last-child{font-size:clamp(17px,1.35vw,21px);line-height:1.75;color:#65707d;max-width:760px}.impact-grid{display:grid;grid-template-columns:repeat(3,1fr)}.impact-grid article{padding:46px 7vw 48px;border-top:1px solid var(--line);border-right:1px solid var(--line);min-height:270px;display:flex;flex-direction:column;justify-content:center}.impact-grid article:last-child{border-right:0}.impact-grid strong{font-size:clamp(76px,9vw,142px);line-height:.8;color:var(--navy);letter-spacing:-.045em;margin-bottom:28px}.impact-grid h3,.impact-grid strong{font-family:Georgia,serif;font-weight:400}.impact-grid h3{font-size:clamp(36px,3.4vw,58px);margin:0 0 22px}.impact-grid p{font-size:clamp(18px,1.45vw,23px);line-height:1.65;color:#65707d;margin:0}.property-detail-layout .feature-list{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));grid-gap:0;gap:0;border-top:1px solid var(--line);margin:24px 0 34px}.property-detail-layout .feature-list span{padding:18px 8px 18px 0;border-bottom:1px solid var(--line);font-size:17px;color:#344153}.property-description{font-size:clamp(17px,1.4vw,21px)!important;line-height:1.8!important}.motion-ready .motion-reveal{opacity:0!important;transform:translate3d(0,22px,0)!important;transition:opacity .62s cubic-bezier(.22,.72,.22,1) var(--motion-delay,0s),transform .62s cubic-bezier(.22,.72,.22,1) var(--motion-delay,0s)!important}.motion-ready .motion-reveal.motion-media{transform:translate3d(0,26px,0) scale(.995)!important}.motion-ready .motion-reveal.motion-visible{opacity:1!important;transform:translateZ(0) scale(1)!important}@media(max-width:900px){.detail-badges{grid-template-columns:1fr 1fr}.detail-badges article:nth-child(2){border-right:0}.detail-badges article:nth-child(-n+2){border-bottom:1px solid var(--line)}.impact-grid{grid-template-columns:1fr}.impact-grid article{border-right:0;min-height:230px;padding:42px 6vw}.impact-grid strong{font-size:clamp(88px,18vw,132px)}.share-section{align-items:flex-start;flex-direction:column}.inline-enquiry{padding:78px 6vw}}@media(max-width:620px){.detail-badges{grid-template-columns:1fr 1fr}.detail-badges article{padding:20px 16px;min-height:100px;gap:12px}.detail-badges svg{width:29px;height:29px}.detail-badges strong{font-size:22px}.detail-badges span{font-size:9px}.impact-grid article{padding:44px 5vw;min-height:245px}.impact-grid strong{font-size:clamp(96px,27vw,136px)}.impact-grid h3{font-size:clamp(42px,11vw,58px)}.impact-grid p{font-size:20px}.share-section{padding:54px 5vw}.inline-enquiry{padding:68px 5vw}.property-detail-layout .feature-list{grid-template-columns:1fr}.motion-ready .motion-reveal{transform:translate3d(0,18px,0)!important;transition-duration:.55s!important}}.admin-v2-shell{min-height:100vh;background:#f4f1ea;color:#071a36;display:grid;grid-template-columns:260px minmax(0,1fr);font-family:Arial,sans-serif}.admin-v2-side{position:-webkit-sticky;position:sticky;top:0;height:100vh;background:#061a37;color:#fff;padding:24px 18px;display:flex;flex-direction:column;z-index:50}.admin-mobile-overlay{display:none}.admin-brand{display:flex;align-items:center;gap:12px;padding:8px 8px 28px;border-bottom:1px solid rgba(255,255,255,.12)}.admin-brand img{width:64px;height:54px;object-fit:contain;background:#fff;border-radius:8px;padding:4px}.admin-brand span,.admin-brand strong{display:block}.admin-brand span{font-size:11px;color:#aab6c7;margin-top:3px;letter-spacing:.08em;text-transform:uppercase}.admin-v2-side nav{display:grid;grid-gap:6px;gap:6px;margin-top:24px}.admin-logout,.admin-v2-side nav button{border:0;background:transparent;color:#dce4ef;display:grid;grid-template-columns:24px 1fr auto;grid-gap:10px;gap:10px;align-items:center;text-align:left;padding:12px 13px;border-radius:10px;cursor:pointer;font:inherit}.admin-v2-side nav button.active,.admin-v2-side nav button:hover{background:rgba(255,255,255,.1);color:#e0b74f}.admin-v2-side nav b{background:#cda23a;color:#071a36;border-radius:999px;padding:2px 7px;font-size:10px}.admin-side-profile{margin-top:auto;border-top:1px solid rgba(255,255,255,.12);padding:20px 8px 12px;display:flex;gap:10px;align-items:center}.admin-side-profile span,.admin-side-profile strong{display:block}.admin-side-profile strong{font-size:13px}.admin-side-profile span{font-size:11px;color:#aab6c7;margin-top:3px}.admin-logout{grid-template-columns:24px 1fr;margin-top:2px}.admin-v2-main{min-width:0;padding:34px 38px 70px}.admin-v2-topbar{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:28px}.admin-v2-topbar h1{font-family:Georgia,serif;font-weight:400;font-size:42px;margin:3px 0 0}.admin-mobile-menu{display:none}.admin-top-actions{display:flex;gap:10px}.admin-top-actions .outline-btn{display:flex;align-items:center;gap:8px;text-decoration:none}.admin-toast{position:fixed;right:28px;top:24px;z-index:200;background:#071a36;color:#fff;padding:13px 16px;border-left:4px solid #cda23a;box-shadow:0 14px 50px rgba(0,0,0,.22);display:flex;gap:18px;align-items:center;max-width:420px}.admin-toast button{background:none;border:0;color:#fff;cursor:pointer}.admin-dashboard-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:20px;gap:20px}.admin-kpis{grid-column:1/-1;display:grid;grid-template-columns:repeat(4,1fr);grid-gap:14px;gap:14px}.admin-kpis button{border:1px solid #ded8cd;background:#fff;padding:22px;text-align:left;border-radius:14px;cursor:pointer;color:#071a36;display:grid;grid-template-columns:auto 1fr;grid-gap:7px 10px;gap:7px 10px}.admin-kpis button>svg{color:#c69a35}.admin-kpis button>span{font-size:13px;color:#697281}.admin-kpis strong{grid-column:1/-1;font-family:Georgia,serif;font-weight:400;font-size:48px;line-height:1}.admin-kpis small{grid-column:1/-1;color:#8a9099}.admin-panel{background:#fff;border:1px solid #ded8cd;border-radius:14px;padding:24px}.panel-title,.row-between,.section-toolbar{display:flex;align-items:flex-start;justify-content:space-between;gap:16px}.panel-title h2,.section-toolbar h2{font-family:Georgia,serif;font-weight:400;margin:3px 0 0}.section-toolbar{margin-bottom:22px}.section-toolbar h2{font-size:36px}.section-toolbar p:not(.eyebrow){color:#707783;max-width:680px;line-height:1.6;margin:8px 0 0}.quick-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:10px;gap:10px;margin-top:18px}.quick-grid button{border:1px solid #e5dfd4;background:#faf8f3;padding:18px;text-align:left;cursor:pointer;display:grid;grid-template-columns:28px 1fr;grid-gap:5px 10px;gap:5px 10px}.quick-grid button svg{grid-row:1/3;color:#c69a35}.quick-grid button span,.quick-grid button strong{display:block}.quick-grid button span{font-size:12px;color:#777f89}.compact-list{display:grid;margin-top:12px}.compact-list>div{display:grid;grid-template-columns:12px 1fr auto;grid-gap:10px;gap:10px;align-items:center;padding:13px 0;border-top:1px solid #eee8dc}.compact-list span,.compact-list strong{display:block}.compact-list span{font-size:12px;color:#747c88;margin-top:3px}.compact-list time{font-size:11px;color:#8d929a}.status-dot{width:8px;height:8px;border-radius:50%;background:#c79d3d}.status-dot.contacted{background:#4d79a8}.status-dot.closed{background:#7b828b}.text-btn{border:0;background:transparent;color:#876615;cursor:pointer}.admin-section{max-width:1500px}.gold-btn{border:0;background:#c69a35;color:#081a35;padding:12px 17px;display:inline-flex;align-items:center;justify-content:center;gap:8px;font-weight:700;cursor:pointer}.property-manager-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-gap:16px;gap:16px}.property-manager-card{background:#fff;border:1px solid #ddd7cc;border-radius:14px;overflow:hidden}.media-empty,.property-manager-card>img{width:100%;height:210px;object-fit:cover;background:#e9e4da;display:grid;place-items:center;color:#9a8f7b}.property-manager-body{padding:18px}.property-manager-body h3{font-family:Georgia,serif;font-size:25px;font-weight:400;margin:15px 0 5px}.property-manager-body p{color:#747b85;font-size:13px;margin:0 0 14px}.featured-pill,.role-badge,.status-pill{display:inline-flex;padding:5px 9px;border-radius:999px;font-size:10px;text-transform:uppercase;letter-spacing:.08em}.status-pill.published{background:#e6f3e9;color:#27663b}.status-pill.draft{background:#f3efe5;color:#8b6b1e}.status-pill.archived{background:#ececec;color:#656565}.featured-pill{background:#071a36;color:#fff}.card-mini-actions{display:flex;gap:8px;flex-wrap:wrap;margin-top:18px}.card-mini-actions button,.stack-actions button{border:1px solid #ddd6ca;background:#fff;padding:8px 10px;display:inline-flex;align-items:center;gap:6px;cursor:pointer;color:#263348}.card-mini-actions .danger-link,.stack-actions .danger-link{color:#9b2c2c;border-color:#efd5d2}.cms-tabs{display:flex;gap:8px;flex-wrap:wrap;margin:0 0 18px}.cms-tabs button{border:1px solid #ddd6ca;background:#fff;padding:10px 13px;cursor:pointer}.cms-tabs button.active{background:#071a36;color:#fff;border-color:#071a36}.cms-tabs span{margin-left:7px;opacity:.65}.cms-manager-list,.lead-manager-list,.review-manager-list,.users-manager-list{display:grid;grid-gap:12px;gap:12px}.cms-manager-list article{display:grid;grid-template-columns:120px minmax(0,1fr) 130px;grid-gap:18px;gap:18px;background:#fff;border:1px solid #ddd7cc;padding:14px;align-items:center}.cms-manager-list .media-empty,.cms-manager-list img{width:120px;height:95px;object-fit:cover}.cms-manager-list h3{font-family:Georgia,serif;font-weight:400;font-size:25px;margin:9px 0 5px}.cms-manager-list p{color:#666f7c;line-height:1.5;margin:0}.slug-note{font-size:11px;color:#9398a0}.stack-actions{display:grid;grid-gap:8px;gap:8px;align-content:start}.lead-manager-list article{display:grid;grid-template-columns:240px minmax(0,1fr) 150px;grid-gap:20px;gap:20px;background:#fff;border:1px solid #ddd7cc;padding:20px;align-items:start}.lead-identity{display:flex;gap:12px}.lead-identity .avatar,.users-manager-list .avatar{width:42px;height:42px;border-radius:50%;background:#071a36;color:#fff;display:grid;place-items:center;font-family:Georgia,serif;font-size:20px;flex:none}.lead-identity a,.lead-identity strong{display:block}.lead-identity a{font-size:12px;color:#68717e;margin-top:4px;text-decoration:none}.lead-subject{font-weight:700}.lead-manager-list p{line-height:1.6;color:#596372}.lead-manager-list time{font-size:11px;color:#9499a1}.admin-form select,.lead-manager-list select,.mini-form select,.review-manager-list select{padding:11px;border:1px solid #d9d2c6;background:#fff}.review-manager-list article{display:grid;grid-template-columns:72px minmax(0,1fr) 150px;grid-gap:18px;gap:18px;background:#fff;border:1px solid #ddd7cc;padding:18px}.review-manager-list .review-admin-placeholder,.review-manager-list>article>img{width:72px;height:72px;object-fit:cover}.review-manager-list span,.review-manager-list strong{display:block}.review-manager-list span{font-size:12px;color:#747c87;margin-top:5px}.review-manager-list p{line-height:1.6;color:#596371}.users-manager-list article{display:grid;grid-template-columns:46px minmax(0,1fr) 150px 100px;grid-gap:14px;gap:14px;align-items:center;background:#fff;border:1px solid #ddd7cc;padding:16px}.users-manager-list span,.users-manager-list strong{display:block}.users-manager-list>article>div>span{font-size:12px;color:#737b87;margin-top:3px}.role-badge{background:#f0eadc;color:#725719}.admin-empty{text-align:center;background:#fff;border:1px dashed #d4ccbd;padding:52px 24px;border-radius:14px}.admin-empty>div{width:58px;height:58px;border-radius:50%;background:#f2ecdf;display:grid;place-items:center;margin:0 auto 16px;color:#af8731}.admin-empty h3{font-family:Georgia,serif;font-size:27px;font-weight:400;margin:0}.admin-empty p{color:#737b85;max-width:520px;margin:10px auto 20px;line-height:1.6}.admin-modal-backdrop{position:fixed;inset:0;background:rgba(3,12,28,.68);z-index:300;display:grid;place-items:center;padding:20px}.admin-modal{background:#fff;width:min(940px,100%);max-height:92vh;overflow:auto;box-shadow:0 28px 100px rgba(0,0,0,.35)}.admin-modal-head{position:-webkit-sticky;position:sticky;top:0;z-index:4;background:#071a36;color:#fff;padding:20px 24px;display:flex;justify-content:space-between;align-items:center}.admin-modal-head h2{font-family:Georgia,serif;font-weight:400;margin:0}.admin-drawer-head button,.admin-modal-head button{border:0;background:transparent;color:inherit;cursor:pointer}.admin-form{padding:24px;display:grid;grid-gap:17px;gap:17px}.admin-form.compact{background:#fff;border:1px solid #ddd7cc;margin-bottom:18px}.admin-field{display:grid;grid-gap:7px;gap:7px}.admin-field>span{font-size:12px;font-weight:700;color:#4e5968}.admin-field input,.admin-field select,.admin-field textarea,.mini-form input,.mini-form textarea{width:100%;padding:12px 13px;border:1px solid #d8d1c5;background:#fff;font:inherit}.admin-field small{color:#868c94;font-size:11px}.form-triple{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:12px;gap:12px}.editor-preview{width:100%;max-height:360px;object-fit:cover;border:1px solid #ddd7cc}.editor-preview.small{max-width:300px;height:180px}.modal-actions{display:flex;justify-content:flex-end;gap:10px;border-top:1px solid #eee8dc;padding-top:18px}.admin-drawer{position:fixed;right:0;top:0;bottom:0;width:min(760px,100%);background:#f8f6f1;z-index:250;box-shadow:-20px 0 70px rgba(0,0,0,.22);overflow:auto}.admin-drawer-head{position:-webkit-sticky;position:sticky;top:0;background:#071a36;color:#fff;padding:20px 24px;display:flex;justify-content:space-between;z-index:3}.admin-drawer-head h2{font-family:Georgia,serif;font-weight:400;margin:3px 0 0}.drawer-grid{padding:22px;display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px}.drawer-grid section{background:#fff;border:1px solid #ddd7cc;padding:18px}.drawer-grid h3{margin:0}.document-list,.variant-list{display:grid;margin:14px 0}.document-list>div,.variant-list>div{display:grid;grid-template-columns:1fr auto;grid-gap:10px;gap:10px;padding:12px 0;border-top:1px solid #eee8dc}.variant-list small,.variant-list span,.variant-list strong{display:block}.variant-list span{font-size:12px;color:#727a85;margin-top:3px}.variant-list small{font-weight:700;margin-top:6px}.document-list button,.variant-list button{border:0;background:transparent;color:#9b2c2c;cursor:pointer}.document-list>div{grid-template-columns:24px 1fr auto}.document-list a{text-decoration:none;color:#071a36}.document-list span,.document-list strong{display:block}.document-list span{font-size:11px;color:#777}.mini-form{display:grid;grid-gap:9px;gap:9px;margin-top:18px;padding-top:18px;border-top:1px solid #e8e1d5}.muted{color:#7f858d}.admin-section .outline-btn{display:inline-flex;align-items:center;gap:7px}.checkline{display:flex;align-items:center;gap:8px;padding-top:24px}.checkline input{width:auto}.danger-link{color:#9b2c2c!important}.review-stars.mini{display:flex;gap:2px}.review-stars.mini span{color:#d5d5d5}.review-stars.mini span.on{color:#c69a35}@media(max-width:1180px){.admin-kpis,.property-manager-grid{grid-template-columns:1fr 1fr}.admin-dashboard-grid{grid-template-columns:1fr}.lead-manager-list article{grid-template-columns:200px 1fr}.lead-manager-list select{grid-column:2}.drawer-grid{grid-template-columns:1fr}}@media(max-width:820px){.admin-v2-shell{grid-template-columns:1fr}.admin-v2-side{position:fixed;left:-280px;width:260px;transition:left .25s ease;box-shadow:18px 0 50px rgba(0,0,0,.18)}.admin-v2-side.open{left:0}.admin-mobile-overlay{display:block;position:fixed;inset:0;z-index:40;border:0;background:rgba(5,18,38,.32);backdrop-filter:blur(1px);-webkit-backdrop-filter:blur(1px)}.admin-mobile-menu{display:block;border:1px solid #d6d0c5;background:#fff;padding:9px 12px}.admin-v2-main{padding:20px 16px 60px}.admin-v2-topbar{align-items:flex-start}.admin-v2-topbar h1{font-size:32px}.admin-top-actions{display:none}.property-manager-grid{grid-template-columns:1fr}.cms-manager-list article{grid-template-columns:86px 1fr}.cms-manager-list .media-empty,.cms-manager-list img{width:86px;height:76px}.cms-manager-list .stack-actions{grid-column:2;display:flex;flex-wrap:wrap}.lead-manager-list article,.review-manager-list article{grid-template-columns:1fr}.lead-manager-list select,.review-manager-list .stack-actions{grid-column:auto}.users-manager-list article{grid-template-columns:42px 1fr}.users-manager-list .danger-link,.users-manager-list .role-badge{grid-column:2;justify-self:start}.form-pair,.form-triple{grid-template-columns:1fr}.admin-modal-backdrop{padding:0}.admin-modal{max-height:100vh;height:100vh}.admin-kpis{grid-template-columns:1fr 1fr}.quick-grid{grid-template-columns:1fr}}@media(max-width:520px){.admin-kpis{grid-template-columns:1fr}.admin-kpis strong{font-size:42px}.section-toolbar{display:grid}.section-toolbar .gold-btn{justify-self:start}.cms-tabs{display:grid;grid-template-columns:1fr 1fr}.cms-manager-list article{grid-template-columns:1fr}.cms-manager-list .media-empty,.cms-manager-list img{width:100%;height:190px}.cms-manager-list .stack-actions{grid-column:auto}.admin-v2-topbar{gap:12px}.admin-v2-topbar h1{font-size:28px}.admin-form{padding:18px}.drawer-grid{padding:14px}}.team-contact{display:flex;flex-direction:column;gap:.35rem;margin-top:1rem}.team-contact a{color:#9b7424;text-decoration:none;font-size:.95rem;overflow-wrap:anywhere}.team-contact a:hover{text-decoration:underline}:root{--brand-navy:#071a36;--brand-navy-2:#0d2a54;--brand-blue:#163f75;--brand-gold:#c79a36;--brand-gold-soft:#e5ca86;--brand-ivory:#f6f4ef;--brand-surface:#ffffff;--brand-muted:#667085;--brand-line:#d8dee7;--brand-soft:#eef3f8;--brand-success:#0d6b54;--institutional-shadow:0 12px 34px rgba(7,26,54,.08)}body{background:var(--brand-ivory);color:var(--brand-ink);font-family:Inter,ui-sans-serif,-apple-system,BlinkMacSystemFont,Segoe UI,Roboto,Arial,sans-serif}body:has(.page-hero),body:has(.project-hero),body:has(.public-home){background:#fff}.site-header.institutional-header{position:-webkit-sticky;position:sticky;top:0;z-index:200;width:100%;background:#fff;color:var(--brand-ink);box-shadow:0 1px 0 rgba(16,24,40,.08)}.utility-bar{background:var(--brand-navy);color:#fff}.utility-inner{min-height:36px;padding:0 4.5vw;display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:12px}.utility-identity{font-weight:700;letter-spacing:.02em}.utility-links{display:flex;align-items:center;gap:18px}.utility-links>a{display:flex;align-items:center;gap:6px;color:rgba(255,255,255,.82)}.utility-links>a:hover{color:#fff}.utility-links .language-switcher{color:#fff;border-left:1px solid rgba(255,255,255,.2);padding-left:16px}.main-header-row{min-height:86px;padding:10px 4.5vw;display:grid;grid-template-columns:180px minmax(0,1fr) auto;align-items:center;grid-gap:30px;gap:30px;background:#fff}.site-logo.institutional-logo img{width:145px;height:62px;object-fit:contain;background:#fff;padding:0}.desktop-nav.institutional-nav{display:flex;justify-content:center;gap:4px;align-items:stretch;font-size:14px;letter-spacing:0}.desktop-nav.institutional-nav a{position:relative;padding:31px 11px 27px;font-weight:600;color:#344054;border-bottom:4px solid transparent}.desktop-nav.institutional-nav a:hover{color:var(--brand-navy);background:#f8fafc}.desktop-nav.institutional-nav a.active{color:var(--brand-navy);border-bottom-color:var(--brand-gold)}.main-header-actions{display:flex;align-items:center;gap:12px}.institutional-contact{display:inline-flex;align-items:center;gap:7px;padding:12px 16px;background:var(--brand-navy);color:#fff;font-size:13px;font-weight:700;border-radius:4px}.institutional-contact:hover{background:var(--brand-blue)}.institutional-menu-button{display:none;align-items:center;gap:7px;background:#fff;border:1px solid var(--brand-line);color:var(--brand-navy);padding:10px 12px;border-radius:4px;font-weight:700}.mobile-nav-backdrop{position:fixed;inset:0;z-index:300;background:rgba(3,12,28,.48);display:flex;justify-content:flex-end}.institutional-mobile-panel{width:min(430px,88vw);height:100%;background:#fff;color:var(--brand-ink);padding:0;overflow:auto;box-shadow:-22px 0 50px rgba(7,26,54,.2)}.mobile-panel-head{height:78px;padding:0 22px;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--brand-line)}.mobile-panel-head strong{font-size:18px;color:var(--brand-navy)}.mobile-panel-head button{background:none;border:0;color:var(--brand-navy)}.institutional-mobile-panel>a{display:flex!important;align-items:center;justify-content:space-between;padding:17px 22px!important;margin:0!important;border-bottom:1px solid #edf0f4!important;font-size:16px!important;font-weight:650;color:#24324a!important}.institutional-mobile-panel>a:hover{background:#f6f8fb}.mobile-panel-footer{padding:22px;display:grid;grid-gap:16px;gap:16px;background:#f8fafc}.mobile-panel-footer>a{font-size:13px;color:var(--brand-blue)}.eyebrow{font-size:12px;letter-spacing:.12em;text-transform:uppercase;font-weight:800;color:var(--brand-blue);margin:0 0 12px}.eyebrow.light{color:var(--brand-gold-soft)}.institutional-link,.light-action,.primary-action,.secondary-action{display:inline-flex;align-items:center;justify-content:center;gap:8px;text-decoration:none}.primary-action{min-height:48px;padding:13px 18px;background:var(--brand-gold);color:#111827;border:1px solid var(--brand-gold);border-radius:4px;font-weight:800;font-size:14px}.primary-action:hover{background:#d7ae53}.secondary-action{min-height:48px;padding:13px 18px;background:transparent;color:#fff;border:1px solid rgba(255,255,255,.58);border-radius:4px;font-weight:750;font-size:14px}.secondary-action:hover{background:#fff;color:var(--brand-navy)}.institutional-link{font-size:14px;font-weight:750;color:var(--brand-blue);white-space:nowrap}.institutional-link:hover{text-decoration:underline;text-underline-offset:4px}.institutional-link.light{color:#fff}.clear-btn,.gold-btn,.navy-btn{border-radius:4px;font-weight:750;letter-spacing:0;font-size:14px}.gold-btn{background:var(--brand-gold);color:#111827}.navy-btn{background:var(--brand-navy)}.text-link{color:var(--brand-blue);border-bottom:2px solid var(--brand-gold);font-weight:750}.home-hero.institutional-home-hero{height:auto;min-height:0;display:grid;grid-template-columns:1.02fr .98fr;background:var(--brand-navy);color:#fff;overflow:hidden}.institutional-home-hero video{position:static;inset:auto;width:100%;height:100%;min-height:610px;object-fit:cover;filter:saturate(.86) contrast(1.03)}.institutional-hero-copy{padding:86px 6vw 84px;display:flex;flex-direction:column;justify-content:center;min-height:610px}.institutional-kicker{margin:0 0 18px;font-size:12px;font-weight:800;letter-spacing:.16em;color:var(--brand-gold-soft)}.institutional-home-hero h1{font-family:inherit!important;font-size:clamp(44px,5vw,74px);line-height:1.02;letter-spacing:-.035em;font-weight:780;margin:0 0 24px;max-width:820px}.institutional-hero-copy>p:not(.institutional-kicker){max-width:690px;font-size:18px;line-height:1.68;color:rgba(255,255,255,.8);margin:0}.institutional-home-hero .hero-actions{margin-top:32px;display:flex;gap:12px;flex-wrap:wrap}.hero-trust{margin-top:34px;padding-top:24px;border-top:1px solid rgba(255,255,255,.16);display:flex;align-items:flex-start;gap:10px;max-width:650px;color:rgba(255,255,255,.72);font-size:13px;line-height:1.5}.institutional-hero-media{position:relative;min-height:610px}.institutional-hero-media:before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(7,26,54,.18),transparent 25%)}.hero-media-caption{position:absolute;z-index:2;left:24px;bottom:24px;display:flex;align-items:center;gap:8px;background:rgba(255,255,255,.94);color:var(--brand-navy);padding:10px 13px;border-radius:4px;font-size:12px;font-weight:700;box-shadow:var(--institutional-shadow)}.quick-access-section{padding:52px 6vw 64px;background:#fff;border-bottom:1px solid var(--brand-line)}.quick-access-head{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:24px}.quick-access-head h2{margin:0;font-size:28px;color:var(--brand-navy)}.quick-access-head p{margin:0;color:var(--brand-muted);font-size:14px}.quick-access-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:14px;gap:14px}.quick-access-card{position:relative;min-height:170px;padding:22px;background:#fff;border:1px solid var(--brand-line);border-top:4px solid var(--brand-blue);border-radius:5px;display:grid;grid-template-columns:auto 1fr auto;grid-gap:14px;gap:14px;align-items:start;box-shadow:0 4px 16px rgba(7,26,54,.035);transition:.2s}.quick-access-card:hover{transform:translateY(-2px);box-shadow:var(--institutional-shadow);border-top-color:var(--brand-gold)}.quick-icon{width:44px;height:44px;border-radius:5px;display:flex;align-items:center;justify-content:center;background:#edf3fb;color:var(--brand-blue)}.quick-access-card h3{margin:2px 0 7px;font-size:18px;color:var(--brand-navy)}.quick-access-card p{margin:0;color:var(--brand-muted);font-size:13px;line-height:1.55}.quick-arrow{color:var(--brand-blue);margin-top:10px}.search-shell.institutional-search-shell{margin:0;padding:54px 6vw;background:var(--brand-soft);display:grid;grid-template-columns:minmax(260px,.65fr) minmax(0,1.35fr);grid-gap:44px;gap:44px;align-items:center;border:0;box-shadow:none}.institutional-search-shell .search-title{margin:0}.institutional-search-shell .search-title h2{font-family:inherit;font-size:34px;line-height:1.15;margin:8px 0 12px;color:var(--brand-navy)}.institutional-search-shell .search-title>p:last-child{color:var(--brand-muted);line-height:1.6}.institutional-search-shell .search-links{grid-column:2;display:flex;gap:22px;flex-wrap:wrap;margin-top:-24px}.institutional-search-shell .search-links a{display:inline-flex;align-items:center;gap:5px;font-size:13px;font-weight:700;color:var(--brand-blue)}.institutional-stats{display:grid;grid-template-columns:repeat(4,1fr);background:#fff;border-bottom:1px solid var(--brand-line);padding:0 6vw}.institutional-stats>div{padding:38px 26px 34px;border-right:1px solid var(--brand-line)}.institutional-stats>div:first-child{padding-left:0}.institutional-stats>div:last-child{border-right:0}.institutional-stats strong{display:block;font-size:clamp(48px,5vw,72px);line-height:1;font-weight:800;color:var(--brand-navy);letter-spacing:-.04em}.institutional-stats span{display:block;margin-top:9px;font-size:13px;text-transform:uppercase;letter-spacing:.08em;color:var(--brand-muted);font-weight:700}.institutional-section{padding:82px 6vw;background:#fff}.institutional-section:nth-of-type(2n){background:#fbfcfd}.section-topline{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:34px}.section-topline h2{font-family:inherit!important;font-size:clamp(34px,4vw,54px);font-weight:780;letter-spacing:-.035em;line-height:1.06;margin:0;color:var(--brand-navy);max-width:920px}.section-topline.light h2{color:#fff}.section-topline.light .eyebrow{color:var(--brand-gold-soft)}.group-intro-grid{display:grid;grid-template-columns:.85fr 1.15fr;grid-gap:54px;gap:54px;align-items:stretch}.group-intro-copy{display:flex;flex-direction:column;justify-content:center}.group-intro-copy>p{font-size:17px;line-height:1.75;color:#475467;margin:0 0 28px}.group-intro-grid>img{width:100%;height:430px;object-fit:cover;border-radius:5px}.institutional-mini-list{display:grid;grid-gap:12px;gap:12px}.institutional-mini-list span{display:flex;align-items:center;gap:10px;padding:13px 14px;background:#f8fafc;border-left:3px solid var(--brand-gold);font-weight:650;color:#344054}.institutional-project-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:18px;gap:18px}.institutional-project-card{background:#fff;border:1px solid var(--brand-line);border-radius:5px;overflow:hidden;box-shadow:0 3px 14px rgba(7,26,54,.04);transition:.2s}.institutional-project-card:hover{box-shadow:var(--institutional-shadow);transform:translateY(-2px)}.project-card-media{height:250px;overflow:hidden;background:#edf1f5}.project-card-media img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.institutional-project-card:hover .project-card-media img{transform:scale(1.025)}.project-card-body{padding:20px 20px 22px}.project-card-body>span:first-child{font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--brand-blue);font-weight:800}.project-card-body h3{font-family:inherit;font-size:22px;line-height:1.2;color:var(--brand-navy);margin:8px 0 10px}.project-card-body p{font-size:13px;line-height:1.6;color:var(--brand-muted);min-height:42px;margin:0}.card-link{display:flex!important;align-items:center;gap:6px;margin-top:18px;color:var(--brand-blue)!important;font-size:13px!important;font-weight:800!important}.activity-portal{background:var(--brand-navy)!important;color:#fff}.activity-portal-grid{display:grid;grid-template-columns:repeat(2,1fr);grid-gap:1px;gap:1px;background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.16)}.activity-portal-card{position:relative;min-height:220px;padding:28px 58px 28px 28px;background:#0a2144;color:#fff;transition:.2s}.activity-portal-card:hover{background:#10315f}.activity-index{display:block;font-size:11px;color:var(--brand-gold-soft);font-weight:800;letter-spacing:.1em}.activity-portal-card h3{font-family:inherit;font-size:25px;margin:20px 0 10px}.activity-portal-card p{margin:0;color:rgba(255,255,255,.68);font-size:14px;line-height:1.6;max-width:620px}.activity-portal-card>svg{position:absolute;right:24px;bottom:25px;color:var(--brand-gold-soft)}.institutional-promise-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:14px;gap:14px}.institutional-promise-grid article{padding:24px;border:1px solid var(--brand-line);border-top:4px solid var(--brand-gold);background:#fff;min-height:220px}.institutional-promise-grid article>span{font-size:12px;color:var(--brand-blue);font-weight:800}.institutional-promise-grid h3{font-family:inherit;font-size:20px;margin:24px 0 10px;color:var(--brand-navy)}.institutional-promise-grid p{font-size:14px;color:var(--brand-muted);line-height:1.65}.team-home-grid{display:grid;grid-template-columns:.72fr 1.28fr;grid-gap:38px;gap:38px;align-items:center;background:#f8fafc;border:1px solid var(--brand-line);padding:30px}.team-home-copy{padding:12px}.team-home-copy svg{color:var(--brand-blue)}.team-home-copy p{font-size:16px;line-height:1.75;color:#475467}.team-home-images{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:8px;gap:8px}.team-home-images img{width:100%;height:230px;object-fit:cover;background:#fff}.institutional-values-grid{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--brand-line);background:#fff}.institutional-values-grid article{padding:25px;border-right:1px solid var(--brand-line)}.institutional-values-grid article:last-child{border-right:0}.institutional-values-grid article>span{font-size:11px;color:var(--brand-blue);font-weight:800}.institutional-values-grid h3{font-family:inherit;font-size:20px;color:var(--brand-navy);margin:22px 0 10px}.institutional-values-grid p{font-size:13px;line-height:1.6;color:var(--brand-muted)}.institutional-contact-band{padding:64px 6vw;background:linear-gradient(105deg,var(--brand-navy),#123a6c);color:#fff;display:flex;align-items:center;justify-content:space-between;gap:50px}.institutional-contact-band h2{font-family:inherit;font-size:clamp(34px,4vw,54px);font-weight:780;line-height:1.08;letter-spacing:-.03em;margin:8px 0 12px;max-width:900px}.institutional-contact-band p:not(.eyebrow){color:rgba(255,255,255,.72);max-width:760px;line-height:1.65}.light-action{white-space:nowrap;background:#fff;border-color:#fff;color:var(--brand-navy)}.page-hero.institutional-page-hero{height:auto;min-height:0;display:grid;grid-template-columns:.9fr 1.1fr;background:#fff;color:var(--brand-ink);overflow:hidden;border-bottom:1px solid var(--brand-line)}.institutional-page-copy{position:static;left:auto;bottom:auto;max-width:none;padding:74px 6vw;display:flex;flex-direction:column;justify-content:center;background:var(--brand-navy);color:#fff;min-height:440px}.institutional-page-copy .eyebrow{color:var(--brand-gold-soft)}.page-hero.institutional-page-hero h1{font-family:inherit;font-weight:780;font-size:clamp(42px,5vw,68px);line-height:1.02;letter-spacing:-.035em;margin:8px 0 20px;color:#fff}.page-hero-description{font-size:17px!important;line-height:1.7!important;color:rgba(255,255,255,.78)!important;max-width:700px!important}.institutional-page-visual{position:relative;min-height:440px}.institutional-page-visual>img{position:static;inset:auto;width:100%;height:100%;object-fit:cover}.page-hero-accent{position:absolute;left:0;top:0;bottom:0;width:7px;background:var(--brand-gold)}.institutional-page-brand{display:flex;align-items:center;justify-content:center;background:#f8fafc;min-height:440px}.institutional-page-brand img{width:min(440px,70%);height:auto;object-fit:contain;background:transparent}.page-hero-shade{display:none}.content-section,.documents-section,.inline-enquiry,.project-identity,.project-location-section,.project-story,.project-video-section,.projects-home,.rates-section,.values-home,.variants-section{padding-left:6vw;padding-right:6vw}.content-section,.documents-section,.inline-enquiry,.project-identity,.project-story,.project-video-section,.rates-section,.variants-section{padding-top:70px;padding-bottom:70px}.section-heading{margin-bottom:34px;max-width:980px}.contact-cta h2,.documents-section h2,.project-location-section h2,.project-story h2,.rates-section h2,.section-heading h2,.two-col h2,.variants-section h2{font-family:inherit!important;font-size:clamp(32px,4vw,50px);font-weight:780;line-height:1.08;letter-spacing:-.03em;color:var(--brand-navy)}.content-section p,.project-story-copy p,.prose p{font-size:16px;line-height:1.75;color:#475467}.content-card,.detail-points article,.identity-grid article,.review-card,.three-cards article,.variants-grid article{border-radius:5px!important;border-color:var(--brand-line)!important;box-shadow:none!important}.project-hero{height:auto;min-height:0;display:grid;grid-template-columns:1.08fr .92fr;background:#fff;color:var(--brand-ink);border-bottom:1px solid var(--brand-line)}.project-hero>img{position:static;inset:auto;grid-column:2;width:100%;height:560px;object-fit:cover}.project-hero-shade{display:none}.project-hero-copy{position:static;left:auto;bottom:auto;grid-column:1;grid-row:1;padding:72px 6vw;background:#f8fafc;display:flex;flex-direction:column;justify-content:center;max-width:none}.project-hero-copy .eyebrow{color:var(--brand-blue)}.project-hero h1{font-family:inherit;font-size:clamp(42px,5vw,68px);font-weight:790;line-height:1.02;letter-spacing:-.035em;color:var(--brand-navy);margin:8px 0 20px}.project-hero-copy>p:not(.eyebrow){color:#475467;font-size:17px;line-height:1.7;max-width:700px}.project-hero-copy .gold-btn{align-self:flex-start;margin-top:20px}.detail-badges{background:#fff!important;border-bottom:1px solid var(--brand-line)!important;padding:0 6vw!important;display:grid!important;grid-template-columns:repeat(4,1fr)!important;grid-gap:0!important;gap:0!important}.detail-badges>article{border:0!important;border-right:1px solid var(--brand-line)!important;border-radius:0!important;padding:25px 24px!important;background:#fff!important}.detail-badges>article:first-child{padding-left:0!important}.detail-badges>article:last-child{border-right:0!important}.project-facts{background:#f8fafc;padding:0 6vw;border-color:var(--brand-line)}.project-facts>div{padding:26px 22px}.project-facts strong{font-family:inherit;font-size:22px;font-weight:750;color:var(--brand-navy)}.project-identity{background:#fff}.identity-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:12px;gap:12px}.identity-grid article{padding:22px;background:#f8fafc;border:1px solid var(--brand-line)}.identity-grid span{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--brand-muted);margin-bottom:8px}.identity-grid strong{font-size:15px;color:var(--brand-navy)}.project-visual-break{height:520px}.project-visual-break img{width:100%;height:100%;object-fit:cover}.project-story{background:#f8fafc}.project-story-grid{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:60px;gap:60px}.project-highlights{display:grid;grid-template-columns:repeat(2,1fr);grid-gap:12px;gap:12px;margin-top:28px}.project-highlights article{padding:20px;background:#fff;border-left:4px solid var(--brand-gold)}.variants-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:14px;gap:14px}.variants-grid article{padding:24px;border:1px solid var(--brand-line);background:#fff}.variants-grid h3{font-family:inherit;font-size:20px;color:var(--brand-navy)}.project-gallery{padding:0 6vw 70px;display:grid;grid-template-columns:repeat(3,1fr);grid-gap:10px;gap:10px}.project-gallery img{width:100%;height:320px;object-fit:cover;border-radius:3px}.project-location-section{display:grid;grid-template-columns:.72fr 1.28fr;grid-gap:0;gap:0;padding-top:0;padding-bottom:0;background:#f8fafc}.project-location-copy{padding:64px 50px 64px 0}.project-location-section iframe{width:100%;min-height:430px;border:0}.documents-section{display:grid;grid-template-columns:.8fr 1.2fr;grid-gap:55px;gap:55px;background:#fff}.documents-section>div:last-child{display:grid;grid-gap:8px;gap:8px}.documents-section a{display:flex;align-items:center;justify-content:space-between;padding:17px 18px;border:1px solid var(--brand-line);background:#f8fafc;color:var(--brand-navy);font-weight:700}.inline-enquiry{background:#f8fafc}.contact-cta{background:var(--brand-navy);border-radius:0}.property-card{border:1px solid var(--brand-line)!important;border-radius:5px!important;overflow:hidden;background:#fff;box-shadow:none!important}.property-card:hover{box-shadow:var(--institutional-shadow)!important}.property-card h3{font-family:inherit!important;color:var(--brand-navy)!important}.property-card img{object-fit:cover}.property-browser-section{background:#fff}.filter-panel,.property-filters{border:1px solid var(--brand-line)!important;border-radius:5px!important;background:#f8fafc!important}.contact-form input,.contact-form select,.contact-form textarea,.filter-panel input,.filter-panel select,.property-filters input,.property-filters select{border-radius:4px!important;border:1px solid #cbd3df!important;background:#fff!important;min-height:46px!important}.team-grid article{border:1px solid var(--brand-line)!important;border-radius:5px!important;overflow:hidden;background:#fff}.team-grid h2{font-family:inherit!important;color:var(--brand-navy)!important}.reviews-grid,.reviews-wall{gap:14px!important}.review-card{background:#fff!important;border:1px solid var(--brand-line)!important}.media-category-grid figure{border-radius:5px!important;border:1px solid var(--brand-line);overflow:hidden;background:#fff}.site-footer.institutional-footer{background:#081a34;color:#fff;padding:0}.footer-service-strip{padding:28px 5vw;display:flex;align-items:center;justify-content:space-between;gap:40px;background:#10315f;border-bottom:1px solid rgba(255,255,255,.12)}.footer-service-strip strong{font-size:18px}.footer-service-strip p{margin:4px 0 0;color:rgba(255,255,255,.68);font-size:13px}.footer-service-strip>a{display:inline-flex;align-items:center;gap:7px;background:#fff;color:var(--brand-navy);padding:11px 15px;border-radius:4px;font-weight:800;font-size:13px}.institutional-footer .footer-top{padding:54px 5vw 42px;display:grid;grid-template-columns:1.4fr .8fr .8fr 1.1fr;grid-gap:50px;gap:50px}.institutional-footer .footer-brand img{width:145px;height:auto;background:#fff;padding:5px;margin-bottom:18px}.institutional-footer .footer-top h4{font-size:12px;color:var(--brand-gold-soft);letter-spacing:.08em}.institutional-footer .footer-top a{font-size:13px;color:rgba(255,255,255,.78)}.footer-contact p{display:grid;grid-template-columns:20px 1fr;grid-gap:7px;gap:7px;align-items:start}.footer-domain{display:block!important;font-weight:750;color:#fff!important}.footer-legal{border-top:1px solid rgba(255,255,255,.12);padding:18px 5vw 20px;display:flex;justify-content:space-between;gap:20px;color:rgba(255,255,255,.5);font-size:11px}.footer-legal>div{display:flex;gap:18px}.footer-legal a{color:rgba(255,255,255,.72)}.motion-ready .motion-reveal{opacity:0;transform:translateY(12px);transition:opacity .42s ease,transform .42s ease;transition-delay:var(--motion-delay,0s)}.motion-ready .motion-reveal.motion-media{transform:translateY(10px)}.motion-ready .motion-reveal.motion-visible{opacity:1;transform:none}.route-enter-active main{animation:institutionalRoute .28s ease both}@keyframes institutionalRoute{0%{opacity:.7}to{opacity:1}}@media(max-width:1180px){.desktop-nav.institutional-nav{display:none}.institutional-menu-button{display:inline-flex}.main-header-row{grid-template-columns:160px 1fr auto}.main-header-actions{grid-column:3}.utility-links>a:first-child{display:none}.institutional-project-grid,.institutional-promise-grid,.institutional-values-grid,.quick-access-grid{grid-template-columns:repeat(2,1fr)}.institutional-values-grid article:nth-child(2){border-right:0}.institutional-values-grid article:nth-child(-n+2){border-bottom:1px solid var(--brand-line)}.team-home-images{grid-template-columns:repeat(2,1fr)}}@media(max-width:820px){.utility-inner{padding:0 20px}.utility-identity{display:none}.utility-links{width:100%;justify-content:space-between}.utility-links>a span{display:none}.utility-links>a:nth-child(2) span{display:inline}.main-header-row{min-height:76px;padding:8px 20px;grid-template-columns:1fr auto}.site-logo.institutional-logo img{width:124px;height:54px}.institutional-contact{display:none}.main-header-actions{grid-column:2}.institutional-menu-button span{display:none}.home-hero.institutional-home-hero{grid-template-columns:1fr}.institutional-hero-copy{min-height:auto;padding:58px 24px 54px}.institutional-home-hero h1{font-size:44px}.institutional-hero-copy>p:not(.institutional-kicker){font-size:16px}.institutional-hero-media,.institutional-home-hero video{min-height:330px}.quick-access-section{padding:40px 24px}.quick-access-head{display:block}.quick-access-head p{margin-top:8px}.quick-access-grid{grid-template-columns:1fr}.search-shell.institutional-search-shell{grid-template-columns:1fr;padding:42px 24px;gap:24px}.institutional-search-shell .search-links{grid-column:1;margin-top:0}.institutional-stats{grid-template-columns:repeat(2,1fr);padding:0 24px}.institutional-stats>div{padding:28px 16px 26px}.institutional-stats>div:nth-child(2){border-right:0}.institutional-stats>div:nth-child(-n+2){border-bottom:1px solid var(--brand-line)}.institutional-stats strong{font-size:48px}.institutional-section{padding:58px 24px}.section-topline{display:block}.section-topline .institutional-link{margin-top:16px}.section-topline h2{font-size:36px}.documents-section,.group-intro-grid,.project-story-grid,.team-home-grid{grid-template-columns:1fr;gap:28px}.group-intro-grid>img{height:320px}.institutional-project-grid{grid-template-columns:1fr}.project-card-media{height:260px}.activity-portal-grid,.institutional-promise-grid,.institutional-values-grid{grid-template-columns:1fr}.institutional-values-grid article{border-right:0;border-bottom:1px solid var(--brand-line)}.institutional-values-grid article:last-child{border-bottom:0}.team-home-grid{padding:20px}.team-home-images{grid-template-columns:repeat(2,1fr)}.team-home-images img{height:200px}.institutional-contact-band{padding:50px 24px;display:block}.institutional-contact-band .primary-action{margin-top:20px}.page-hero.institutional-page-hero,.project-hero{grid-template-columns:1fr}.institutional-page-copy,.project-hero-copy{padding:54px 24px;min-height:auto}.institutional-page-brand,.institutional-page-visual{min-height:300px}.page-hero.institutional-page-hero h1,.project-hero h1{font-size:42px}.project-hero>img{grid-column:1;grid-row:2;height:340px}.project-hero-copy{grid-column:1;grid-row:1}.detail-badges{grid-template-columns:repeat(2,1fr)!important;padding:0 24px!important}.detail-badges>article:nth-child(2){border-right:0!important}.detail-badges>article:nth-child(-n+2){border-bottom:1px solid var(--brand-line)!important}.project-facts{grid-template-columns:repeat(2,1fr);padding:0 24px}.project-facts>div:nth-child(2){border-right:0}.project-facts>div:nth-child(-n+2){border-bottom:1px solid var(--brand-line)}.content-section,.documents-section,.inline-enquiry,.project-identity,.project-location-section,.project-story,.project-video-section,.projects-home,.rates-section,.values-home,.variants-section{padding-left:24px;padding-right:24px}.identity-grid,.project-highlights,.variants-grid{grid-template-columns:1fr}.project-gallery{padding:0 24px 54px;grid-template-columns:1fr 1fr}.project-gallery img{height:240px}.project-location-section{grid-template-columns:1fr;padding-top:0;padding-bottom:0}.project-location-copy{padding:48px 0}.project-location-section iframe{min-height:330px}.institutional-footer .footer-top{grid-template-columns:1fr 1fr;padding:42px 24px;gap:34px}.footer-service-strip{padding:24px;display:block}.footer-service-strip>a{margin-top:16px}.footer-legal{padding:18px 24px;display:block}.footer-legal>div{margin-top:8px}}@media(max-width:520px){.institutional-home-hero h1{font-size:38px}.hero-actions{display:grid!important;grid-template-columns:1fr}.hero-actions a{width:100%}.quick-access-card{grid-template-columns:auto 1fr;min-height:0}.quick-arrow{display:none}.institutional-stats{grid-template-columns:1fr}.institutional-stats>div{border-right:0;border-bottom:1px solid var(--brand-line)}.institutional-stats>div:last-child{border-bottom:0}.institutional-project-grid{grid-template-columns:1fr}.team-home-images{grid-template-columns:1fr 1fr}.team-home-images img{height:170px}.project-gallery{grid-template-columns:1fr}.project-gallery img{height:260px}.institutional-footer .footer-top{grid-template-columns:1fr}.utility-links>a:nth-child(2) span{display:none}}:root{--gov-blue-50:#f4f8fc;--gov-blue-75:#edf5fb;--gov-blue-100:#e4f0f9;--gov-blue-150:#d8e9f6;--gov-blue-500:#28689f;--gov-blue-700:#173f6a}body{background:var(--gov-blue-50)!important}main:not(.admin-shell):not(.admin-page){background:var(--gov-blue-50)}.dark-section{background:var(--gov-blue-100)!important}.dark-section,.dark-section .section-heading h2,.dark-section h2,.dark-section h3{color:var(--brand-navy)!important}.dark-section .light-list p,.dark-section p{color:#4f6276!important}.dark-section .eyebrow,.dark-section .eyebrow.light,.dark-section .institutional-link.light,.dark-section .light-action{color:var(--brand-blue)!important}.light-list,.light-list>div{border-color:#c8d9e8!important}.content-section,.documents-section,.inline-enquiry,.institutional-section,.projects-home,.property-browser-section,.values-home{background:var(--gov-blue-50)!important}.content-section:nth-of-type(2n),.institutional-section:nth-of-type(2n),.quick-access-section{background:var(--gov-blue-75)!important}.search-shell.institutional-search-shell{background:var(--gov-blue-100)!important}.institutional-stats{background:#fff!important}.activity-public-page,.activity-public-page>.content-section{background:var(--gov-blue-50)!important}.activity-intro{padding-top:88px!important;padding-bottom:88px!important;border-bottom:1px solid #d8e4ee}.activity-intro .prose{max-width:860px}.activity-intro .prose p{color:#40536a!important;font-size:clamp(18px,1.25vw,21px)!important;line-height:1.82!important;margin:0 0 22px}.activity-intro h2{font-family:inherit!important;font-weight:800!important;letter-spacing:-.035em!important;color:var(--brand-navy)!important;font-size:clamp(42px,4.5vw,66px)!important}.activity-capabilities{padding:88px 6vw!important;background:var(--gov-blue-100)!important;color:var(--brand-navy)!important}.activity-capabilities .rich-grid{display:grid;grid-template-columns:.75fr 1.25fr;grid-gap:70px;gap:70px;max-width:1450px;margin:auto}.activity-capabilities h2{font-family:inherit!important;font-weight:800!important;letter-spacing:-.03em!important;font-size:clamp(36px,3.7vw,54px)!important;line-height:1.08!important;color:var(--brand-navy)!important;margin:8px 0 18px}.activity-section-note{font-size:17px!important;line-height:1.72!important;color:#53677c!important;max-width:700px}.activity-capabilities .detail-points{display:grid;grid-gap:14px;gap:14px}.activity-capabilities .detail-points article{background:#fff!important;border:1px solid #cfdfec!important;border-left:5px solid var(--brand-blue)!important;padding:28px 30px!important;border-radius:6px!important;box-shadow:0 5px 20px rgba(23,63,106,.045)}.activity-capabilities .detail-points article>span{display:block;color:var(--brand-gold)!important;font-size:12px!important;font-weight:800;letter-spacing:.12em;margin-bottom:12px}.activity-capabilities .detail-points h3{font-family:inherit!important;font-size:24px!important;line-height:1.2!important;font-weight:800!important;color:var(--brand-navy)!important;margin:0 0 9px}.activity-capabilities .detail-points p{font-size:16px!important;line-height:1.68!important;color:#53677c!important;margin:0}.activity-dialogue-section{padding:88px 6vw;background:#fff;border-top:1px solid #dbe6ef;border-bottom:1px solid #dbe6ef}.activity-dialogue-section .section-heading{margin-bottom:34px;max-width:850px}.activity-dialogue-section .section-heading h2{font-family:inherit!important;font-size:clamp(38px,4vw,58px)!important;line-height:1.08!important;font-weight:800!important;color:var(--brand-navy)!important;letter-spacing:-.035em}.activity-dialogue-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));grid-gap:16px;gap:16px;max-width:1450px}.activity-dialogue-grid article{background:var(--gov-blue-75);border:1px solid #cbddea;padding:32px;border-radius:6px;position:relative}.activity-dialogue-grid article>span{display:inline-flex;align-items:center;justify-content:center;width:34px;height:34px;border-radius:50%;background:var(--brand-blue);color:#fff;font-size:11px;font-weight:800;margin-bottom:22px}.activity-dialogue-grid h3{font-family:inherit!important;font-size:25px!important;line-height:1.2!important;font-weight:800!important;color:var(--brand-navy)!important;margin:0 0 10px}.activity-dialogue-grid p{font-size:17px!important;line-height:1.72!important;color:#52667b!important;margin:0}.activity-gallery-section{background:var(--gov-blue-75)!important;padding-top:88px!important}.activity-gallery-section .section-heading{max-width:880px}.activity-gallery-section .section-heading h2{font-family:inherit!important;font-weight:800!important;color:var(--brand-navy)!important}.activity-gallery-section .project-gallery{padding:0!important}.page-hero.institutional-page-hero{border-bottom:8px solid var(--gov-blue-100)}.page-hero.institutional-page-hero .institutional-page-copy{background:linear-gradient(135deg,#173f6a,#28689f)!important}.page-hero.institutional-page-hero .institutional-page-brand{background:var(--gov-blue-100)!important}.page-hero.institutional-page-hero .institutional-page-brand img{filter:none!important;background:transparent!important}.fact-band,.project-facts{background:#fff!important}.media-category-grid figure,.property-card,.review-card,.team-grid article,.three-cards article{box-shadow:0 8px 28px rgba(23,63,106,.05)!important;border-color:#d4e2ed!important}.contact-cta,.home-contact{background:linear-gradient(135deg,#173f6a,#28689f)!important}.site-footer.institutional-footer{background:#102e52!important}.footer-service-strip{background:#1d527e!important}@media(max-width:900px){.activity-capabilities .rich-grid{grid-template-columns:1fr;gap:30px}.activity-dialogue-grid{grid-template-columns:1fr}.activity-intro{grid-template-columns:1fr!important;gap:28px!important}.activity-capabilities,.activity-dialogue-section,.activity-gallery-section,.activity-intro{padding-left:24px!important;padding-right:24px!important}}.email-admin-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));grid-gap:12px;gap:12px;margin:20px 0 28px}.email-admin-grid article{display:flex;gap:14px;align-items:center;padding:16px 18px;border:1px solid #dfe5ee;background:#fff;border-radius:14px}.email-admin-index{width:38px;height:38px;border-radius:10px;background:#eaf3fb;color:#0b3b73;font-weight:800;display:grid;place-items:center;flex:0 0 auto}.email-admin-grid article>div:last-child{display:flex;flex-direction:column;gap:4px;min-width:0}.email-admin-grid strong{color:#0b1f3d}.email-admin-grid a{color:#245a8d;overflow-wrap:anywhere}.email-admin-grid span{font-size:12px;color:#778091;text-transform:uppercase;letter-spacing:.08em}.mail-setup-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:18px;gap:18px;margin:10px 0 22px}.mail-onboarding,.mail-setup-grid article{background:#f5f9fd;border:1px solid #d8e6f3;border-radius:16px;padding:22px}.mail-onboarding h3,.mail-setup-grid h3{margin:4px 0 14px;color:#0b1f3d;font-size:22px}.mail-setup-grid dl{margin:0}.mail-setup-grid dl div{display:flex;justify-content:space-between;gap:18px;padding:10px 0;border-bottom:1px solid #dbe6ef}.mail-setup-grid dl div:last-child{border-bottom:0}.mail-setup-grid dt{color:#6f7887}.mail-setup-grid dd{margin:0;font-weight:700;color:#0b1f3d;text-align:right}.mail-onboarding ol{margin:0;padding-left:22px;display:grid;grid-gap:12px;gap:12px;color:#26364d;line-height:1.65}.mail-note{margin:18px 0 0;padding:14px 16px;background:#fff;border-left:3px solid #c89a2b;color:#5f6773}.admin-side-nav button svg{flex:0 0 auto}@media(max-width:760px){.email-admin-grid,.mail-setup-grid{grid-template-columns:1fr}.email-admin-grid article{padding:14px}.mail-onboarding,.mail-setup-grid article{padding:18px}.mail-setup-grid dl div{align-items:flex-start;flex-direction:column;gap:3px}.mail-setup-grid dd{text-align:left}}.activity-portal{background:var(--gov-blue-50)!important}.activity-portal,.activity-portal .section-topline.light h2{color:var(--brand-navy)!important}.activity-portal .eyebrow.light,.activity-portal .section-topline.light .eyebrow{color:var(--brand-blue)!important}.activity-portal .institutional-link.light{color:var(--brand-blue)!important;font-weight:800}.activity-portal .institutional-link.light:hover,.activity-portal .section-topline h2{color:var(--brand-navy)!important}.activity-portal .section-topline .eyebrow{color:var(--brand-gold)!important}.activity-portal .section-topline .institutional-link{color:var(--brand-blue)!important;font-weight:800!important}.activity-portal .section-topline .institutional-link:hover{color:var(--brand-navy)!important}:root{--brand-ink:#101828;--brand-muted-2:#475467;--brand-surface:#f8fafc}.activity-dialogue-section,.activity-gallery-section,.contact-form-section,.content-section,.documents-section,.editorial-intro,.inline-enquiry,.institutional-section,.media-gallery-section,.property-map-section,.property-search-section,.request-form-section,.variants-section{color:var(--brand-ink)}.activity-dialogue-section h2,.activity-dialogue-section h3,.activity-gallery-section h2,.content-section h1,.content-section h2,.content-section h3,.documents-section h2,.documents-section h3,.editorial-intro h2,.inline-enquiry h2,.institutional-section h1,.institutional-section h2,.institutional-section h3,.property-detail-layout h2,.property-detail-layout h3,.property-map-section h2,.request-form-section h2,.section-heading h2,.split-heading h2{color:var(--brand-navy)!important}.activity-dialogue-section p,.activity-gallery-section p,.content-section p:not(.eyebrow),.documents-section p,.editorial-intro p:not(.eyebrow),.inline-enquiry p,.institutional-section p:not(.eyebrow),.property-detail-layout p,.property-map-section p,.section-heading>p:not(.eyebrow),.split-heading>p{color:var(--brand-muted-2)!important}.content-section .institutional-link,.content-section .text-link,.documents-section a,.institutional-section .institutional-link,.institutional-section .text-link,.property-detail-layout .text-link,.property-map-section a,.section-heading .text-link,.section-topline .institutional-link{color:var(--brand-blue)!important}.activity-portal,.activity-portal *,.contact-cta,.contact-cta *,.dark-section,.dark-section *,.institutional-contact-band,.institutional-contact-band *,.property-contact-band,.property-contact-band *,.request-intro,.request-intro *{color:inherit}.activity-portal .institutional-link,.contact-cta .gold-btn,.institutional-contact-band .primary-action,.property-contact-band .gold-btn{color:inherit!important}.activity-portal .eyebrow,.contact-cta .eyebrow,.dark-section .eyebrow,.property-contact-band .eyebrow,.request-intro .eyebrow{color:var(--brand-gold-soft)!important}.team-grid{align-items:start}.team-grid article{display:flex;flex-direction:column}.team-grid article img{width:100%;height:auto;min-height:420px;aspect-ratio:4/5;object-fit:cover;object-position:center 24%;background:#edf1f5}.team-grid article>div{display:grid;grid-gap:10px;gap:10px}.team-grid .role-description{font-size:14px!important;line-height:1.7!important;text-transform:none!important;letter-spacing:0!important;color:var(--brand-muted-2)!important}.team-contact{display:grid;grid-gap:8px;gap:8px;margin-top:4px}.team-contact a{font-size:13px;color:var(--brand-blue)!important;word-break:break-word}.property-hero-carousel{padding:0!important;background:var(--brand-navy);color:#fff}.property-hero-carousel .property-hero-carousel-stage{position:relative;min-height:76vh;max-height:920px;overflow:hidden}.property-hero-carousel .property-hero-carousel-stage>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .45s ease}.property-hero-carousel .property-hero-carousel-stage>img.active{opacity:1}.property-hero-copy{z-index:2}.property-hero-nav{position:absolute;top:50%;transform:translateY(-50%);z-index:3;width:48px;height:48px;border:1px solid rgba(255,255,255,.36);background:rgba(7,26,54,.35);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);color:#fff;display:grid;place-items:center;cursor:pointer}.property-hero-nav.prev{left:22px}.property-hero-nav.next{right:22px}.property-hero-nav:hover{background:#fff;color:var(--brand-navy)}.property-hero-actions{display:flex;gap:16px;align-items:center;flex-wrap:wrap;margin-top:24px}.property-hero-count{display:inline-flex;align-items:center;gap:8px;padding:10px 14px;border:1px solid rgba(255,255,255,.26);background:rgba(7,26,54,.28);font-size:12px;font-weight:800;letter-spacing:.08em}.property-hero-thumbs{display:grid;grid-template-columns:repeat(auto-fit,minmax(96px,1fr));grid-gap:8px;gap:8px;padding:14px 6vw 18px;background:#091f40;border-top:1px solid rgba(255,255,255,.09)}.property-hero-thumbs button{padding:0;border:1px solid rgba(255,255,255,.16);background:transparent;cursor:pointer;opacity:.7;overflow:hidden}.property-hero-thumbs button.active{opacity:1;border-color:var(--brand-gold)}.property-hero-thumbs img{width:100%;height:82px;object-fit:cover}@media (max-width:900px){.property-hero-carousel .property-hero-carousel-stage{min-height:66vh}.property-hero-nav{width:42px;height:42px}.property-hero-nav.prev{left:14px}.property-hero-nav.next{right:14px}.property-hero-thumbs{grid-template-columns:repeat(3,1fr);padding:12px 5vw 16px}.team-grid article img{min-height:360px}}@media (max-width:640px){.property-hero-thumbs{grid-template-columns:repeat(2,1fr)}.property-hero-thumbs img{height:74px}}