@font-face{font-family:Oakwood;src:url('/assets/FF-Mark-Book.otf') format('opentype');font-style:normal;font-weight:400;font-display:swap}
@font-face{font-family:Oakwood;src:url('/assets/FF-Mark-Medium.otf') format('opentype');font-style:normal;font-weight:500 800;font-display:swap}
:root{--black:#000;--charcoal:#1c1c1c;--paper:#f9f7f5;--white:#fff;--line:#d9d6d2;--muted:#64625e;--gutter:clamp(24px,4.45vw,80px);--width:1600px;--header-height:92px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:var(--header-height)}body{margin:0;background:var(--paper);color:var(--charcoal);font:400 16px/1.6 Oakwood,Arial,sans-serif;-webkit-font-smoothing:antialiased}body.modal-open{overflow:hidden}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:400;line-height:1.1;letter-spacing:-.045em}h1{font-size:clamp(52px,6.2vw,100px)}h2{font-size:clamp(38px,4vw,64px)}h3{font-size:25px;letter-spacing:-.025em}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,input,select{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}button{color:inherit}img{display:block;width:100%;height:auto}svg{display:block;flex-shrink:0}button,a,input,select{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:2px solid #8e744b;outline-offset:5px}::selection{background:#d4c3a7;color:#000}.wrap{width:100%;max-width:var(--width);margin-inline:auto;padding-inline:var(--gutter)}.eyebrow{font-size:11px;letter-spacing:.14em;text-transform:uppercase;line-height:1.4;font-weight:500}.muted{color:var(--muted)}.dark{background:var(--black);color:var(--white)}.section{padding-block:100px}.arrow{width:23px;height:23px;stroke:currentColor;fill:none;stroke-width:1.35}.arrow.small{width:18px;height:18px}.arrow.left{transform:rotate(180deg)}.arrow.diagonal{transform:rotate(-45deg)}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:36px;min-height:44px;border-bottom:1px solid currentColor;padding-block:8px;font-size:14px;line-height:1.4}.text-link:hover .arrow{transform:translateX(4px)}.text-link .arrow{transition:transform .2s}.skip-link{position:fixed;top:8px;left:20px;padding:12px 20px;background:var(--paper);color:#000;z-index:1000;transform:translateY(-150%)}.skip-link:focus{transform:translateY(0)}.noscript{padding:100px 24px}.site-header{background:#000;color:#fff;position:sticky;top:0;z-index:50}.header-inner{height:92px;display:flex;align-items:center;justify-content:space-between}.logo-link{display:block;width:196px;min-height:44px;display:flex;align-items:center;padding-block:8px}.logo-link img{width:100%;height:auto}.main-nav{display:flex;align-items:center;gap:38px}.main-nav a{position:relative;font-size:13px;min-height:44px;display:flex;align-items:center;gap:12px}.main-nav a:after{position:absolute;content:'';height:1px;bottom:5px;left:0;right:100%;background:#fff;transition:right .2s}.main-nav a:hover:after,.main-nav a[aria-current=page]:after{right:0}.main-nav .nav-contact{margin-left:18px}.menu-toggle{display:none;background:none;border:0;padding:10px 0 10px 12px;align-items:center;gap:12px;font-size:12px;min-height:44px}.menu-icon{width:22px;display:grid;gap:6px}.menu-icon:before,.menu-icon:after{content:'';display:block;height:1px;background:currentColor;transition:transform .2s}.menu-toggle[aria-expanded=true] .menu-icon:before{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-icon:after{transform:translateY(-3.5px) rotate(-45deg)}
.home-hero{display:grid;grid-template-columns:47% 53%;min-height:660px;max-width:1920px;margin:auto;background:#000;color:white}.hero-copy{display:flex;flex-direction:column;position:relative;isolation:isolate;padding:70px 44px 56px max(var(--gutter),calc((100vw - 1600px)/2 + var(--gutter)))}.hero-copy:before{content:'';position:absolute;inset:0;z-index:-1;background:url('/assets/pattern.webp') center/cover;opacity:.17}.hero-copy .eyebrow{color:#c5c1bc;margin-bottom:40px}.hero-copy h1{font-size:clamp(50px,5.1vw,80px);line-height:1.06;max-width:650px;letter-spacing:-.047em}.hero-copy p{font-size:15px;line-height:1.7;max-width:360px;color:#c5c1bc;margin-top:30px}.hero-copy .text-link{align-self:flex-start;margin-top:36px;min-width:182px}.hero-image{position:relative;min-height:660px;overflow:hidden}.hero-image>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:50% 50%}.hero-image:after{content:'';position:absolute;inset:55% 0 0;background:linear-gradient(transparent,#0009);pointer-events:none}.hero-image figcaption{position:absolute;z-index:1;bottom:28px;left:32px;right:32px;display:flex;align-items:flex-end;justify-content:space-between;gap:20px;color:#fff}.hero-image figcaption .eyebrow{margin-bottom:8px;display:block}.hero-image figcaption a{display:flex;align-items:center;justify-content:space-between;width:100%;font-size:14px}.hero-image figcaption a>.arrow{height:42px;width:42px;padding:11px;border:1px solid #ffffff80;border-radius:50%}.intro-band{padding-block:42px;border-bottom:1px solid var(--line);display:grid;grid-template-columns:1fr 2fr;gap:70px;align-items:start}.intro-band .eyebrow{padding-top:7px}.intro-band p{font-size:25px;line-height:1.4;letter-spacing:-.025em;max-width:800px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:45px}.section-heading .eyebrow{display:block;margin-bottom:18px}.section-heading .text-link{flex-shrink:0;min-width:160px;margin-bottom:5px}.featured-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:32px}.featured-grid .project-card:nth-child(2){margin-top:105px}.project-card{min-width:0}.project-card>a{display:block}.card-image{position:relative;overflow:hidden;background:#e8e4df;aspect-ratio:1.45}.card-image img{height:100%;object-fit:cover;transition:transform .5s ease}.project-card a:hover img{transform:scale(1.025)}.card-count{position:absolute;top:17px;left:18px;color:#fff;font-size:11px;letter-spacing:.12em;text-shadow:0 1px 8px #000}.card-corner{position:absolute;right:16px;bottom:16px;display:grid;place-items:center;width:40px;height:40px;color:white;background:#0007;border:1px solid #ffffff80;border-radius:50%;backdrop-filter:blur(8px)}.card-corner .arrow{width:19px;height:19px}.card-meta{display:flex;justify-content:space-between;align-items:center;gap:16px;font-size:10px;letter-spacing:.09em;text-transform:uppercase;margin-top:20px;margin-bottom:10px;color:var(--muted)}.status{display:inline-flex;align-items:center;gap:6px;white-space:nowrap}.status:before{content:'';height:4px;width:4px;border:1px solid currentColor;border-radius:50%}.status.current:before{background:currentColor}.card-title{display:flex;align-items:center;justify-content:space-between;gap:20px}.card-location{font-size:13px;color:var(--muted);margin-top:6px}.featured-grid .card-image{aspect-ratio:1.25}.featured-grid .project-card:nth-child(2) .card-image{aspect-ratio:1.35}.featured-grid h3{font-size:30px}.commercial-feature{margin-top:65px;padding-top:28px;border-top:1px solid var(--line);display:grid;grid-template-columns:190px 1fr auto;gap:34px;align-items:center}.commercial-feature img{aspect-ratio:1.5;object-fit:cover}.commercial-feature 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1.2fr;gap:12%;padding-block:90px;border-bottom:1px solid var(--line)}.opportunities .eyebrow{margin-bottom:22px}.opportunities h2{font-size:46px}.opportunities p{font-size:15px;color:var(--muted);margin-top:25px;max-width:390px}.opportunity-list{list-style:none;padding:0;margin:0;border-top:1px solid var(--line)}.opportunity-list li{padding:18px 0;border-bottom:1px solid var(--line);font-size:17px;display:flex;gap:16px;justify-content:space-between}.opportunity-list li span{color:var(--muted);font-size:12px}.contact-section{padding-block:90px;display:grid;grid-template-columns:1.2fr 1fr;gap:10%;align-items:end}.contact-section .eyebrow{margin-bottom:24px}.contact-section h2{font-size:clamp(40px,4.4vw,70px);max-width:650px}.contact-section p{max-width:400px;color:var(--muted);font-size:15px;margin-top:23px}.contact-details{padding-top:8px}.contact-details .text-link{width:100%;font-size:clamp(19px,2vw,30px);padding-block:17px;gap:16px}.contact-details .phone{display:block;font-size:18px;margin-top:22px;width:max-content;min-height:44px}.contact-details .eyebrow{color:var(--muted);margin-bottom:10px}.site-footer{background:#000;color:#fff;padding-block:48px 28px}.footer-top{display:flex;justify-content:space-between;gap:30px;align-items:flex-end;padding-bottom:38px}.footer-logo{width:196px}.footer-tagline{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:#b8b5b1}.footer-bottom{display:flex;justify-content:space-between;gap:28px;border-top:1px solid #ffffff2c;padding-top:24px;color:#b8b5b1;font-size:11px}.footer-note{max-width:610px;line-height:1.6}.footer-links{display:flex;gap:24px;flex-shrink:0}.footer-links a{min-height:44px;display:flex;align-items:flex-start}.footer-links a:hover{text-decoration:underline}
.collection-heading{padding-block:70px 58px}.collection-heading .eyebrow{margin-bottom:24px;color:#b8b5b1}.collection-heading-inner{display:flex;align-items:flex-end;justify-content:space-between;gap:60px}.collection-heading p{max-width:390px;color:#b8b5b1;font-size:15px;padding-bottom:5px}.collection-heading h1{font-size:90px}.portfolio-section{padding-block:42px 95px;min-height:650px}.filter-bar{display:grid;grid-template-columns:1.12fr .9fr 1fr;gap:32px;align-items:end;border-bottom:1px solid var(--line);padding-bottom:28px}.filter-label{display:block;font-size:10px;font-weight:500;text-transform:uppercase;letter-spacing:.13em;margin-bottom:10px;color:var(--muted)}.status-filters{display:flex;gap:4px;flex-wrap:wrap}.filter-button{background:none;border:1px solid transparent;min-height:42px;padding:8px 17px;font-size:13px}.filter-button[aria-pressed=true]{background:var(--charcoal);color:white}.filter-button:hover:not([aria-pressed=true]){border-color:var(--line)}.select-wrap{position:relative}.filter-select{width:100%;border:0;border-bottom:1px solid #8c8983;border-radius:0;appearance:none;background:none;min-height:42px;padding:8px 32px 8px 0;font-size:13px;cursor:pointer}.select-chevron{position:absolute;right:8px;bottom:17px;width:7px;height:7px;border-right:1px solid;border-bottom:1px solid;transform:rotate(45deg);pointer-events:none}.search-wrap{position:relative}.search-input{width:100%;background:none;border:0;border-bottom:1px solid #8c8983;border-radius:0;padding:8px 32px 8px 0;min-height:42px;font-size:13px;color:#1c1c1c}.search-wrap svg{position:absolute;bottom:14px;right:8px;width:16px;height:16px;stroke:currentColor;fill:none;pointer-events:none}.search-input::placeholder{color:#696660;opacity:1}.result-row{display:flex;justify-content:space-between;align-items:center;min-height:74px;font-size:12px;color:var(--muted)}.clear-button{border:0;background:none;border-bottom:1px solid;padding:8px 0;min-height:44px;font-size:12px}.clear-button[hidden]{display:none}.project-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:28px;row-gap:49px}.project-grid .card-image{aspect-ratio:1.3}.project-grid h3{font-size:24px}.empty-state{padding:80px 20px;text-align:center;border-block:1px solid var(--line)}.empty-state h2{font-size:36px}.empty-state p{margin:18px auto 28px;color:var(--muted);max-width:450px}.empty-state[hidden]{display:none}.button-dark{background:var(--charcoal);color:#fff;min-height:48px;padding:12px 24px;border:1px solid var(--charcoal);font-size:14px;display:inline-flex;align-items:center;gap:25px}.button-dark:hover{background:#373737}.collection-contact{border-top:1px solid var(--line)}
.project-heading{padding-block:40px 56px}.back-link{display:inline-flex;align-items:center;gap:12px;min-height:44px;font-size:12px;color:#c5c1bc}.back-link .arrow{width:17px}.project-title-row{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-top:36px}.project-heading h1{font-size:clamp(48px,6.6vw,100px);max-width:900px}.project-location{font-size:19px;color:#b8b5b1;margin-top:15px;letter-spacing:-.02em}.project-badges{text-align:right;flex-shrink:0}.project-badges .eyebrow{color:#b8b5b1;margin-bottom:11px}.project-badges .status{font-size:12px}.project-hero{background:#1c1c1c}.project-hero .gallery-trigger{display:block;position:relative;width:100%;background:none;border:0;padding:0}.project-hero img{width:100%;height:min(58vw,700px);min-height:360px;object-fit:cover;object-position:center}.image-open{position:absolute;bottom:26px;right:var(--gutter);display:flex;gap:16px;align-items:center;background:#000b;color:#fff;font-size:12px;padding:12px 18px;backdrop-filter:blur(8px)}.image-open .arrow{width:18px;height:18px}.hero-caption{padding-block:15px;display:flex;justify-content:space-between;gap:20px;color:var(--muted);font-size:11px;border-bottom:1px solid var(--line)}.project-overview{display:grid;grid-template-columns:1fr 1fr;gap:12%;padding-block:90px 85px}.overview-copy .eyebrow{margin-bottom:24px}.overview-copy h2{font-size:clamp(36px,3.5vw,55px);max-width:650px}.overview-copy p{margin-top:25px;font-size:15px;color:var(--muted);max-width:500px}.project-facts{display:grid;grid-template-columns:1fr 1fr;column-gap:32px;margin:0;align-content:start}.fact{border-top:1px solid var(--line);padding-top:15px;padding-bottom:28px}.fact dt{font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin-bottom:10px}.fact dd{font-size:17px;line-height:1.4;margin:0}.project-gallery-section{padding-block:0 95px}.project-gallery-section>.section-heading{border-top:1px solid var(--line);padding-top:45px}.project-gallery-section h2{font-size:38px}.project-gallery{display:grid;grid-template-columns:1fr 1fr;gap:32px}.gallery-figure{min-width:0}.gallery-figure:nth-child(2){margin-top:80px}.gallery-figure .gallery-trigger{position:relative;display:block;width:100%;border:0;padding:0;background:#dedad4;overflow:hidden}.gallery-figure img{aspect-ratio:1.25;object-fit:cover;transition:transform .5s ease}.gallery-figure button:hover img{transform:scale(1.025)}.gallery-figure .image-open{right:18px;bottom:18px;padding:10px}.gallery-figure figcaption{font-size:11px;color:var(--muted);margin-top:14px;display:flex;justify-content:space-between;gap:20px}.project-image-note{font-size:12px;color:var(--muted);max-width:700px;margin-top:34px}.project-enquire{background:#1c1c1c;color:#fff;padding-block:58px}.project-enquire-inner{display:flex;align-items:center;justify-content:space-between;gap:50px}.project-enquire h2{font-size:37px}.project-enquire p{color:#c1bdb7;font-size:14px;margin-top:14px}.project-enquire .text-link{min-width:180px}.related-section{padding-block:90px}.related-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px}.related-grid .card-image{aspect-ratio:1.7}.lightbox{position:fixed;inset:0;width:100vw;max-width:100vw;height:100dvh;max-height:100dvh;padding:0;border:0;margin:0;background:#101010;color:#fff;overflow:hidden}.lightbox::backdrop{background:#000e}.lightbox[open]{display:grid;grid-template-rows:auto minmax(0,1fr) auto}.lightbox-top{padding:20px var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid #ffffff25}.lightbox-top h2{font-size:19px;letter-spacing:-.02em}.lightbox-close{background:none;color:white;border:0;display:flex;align-items:center;gap:15px;min-height:44px;padding:8px;font-size:12px}.lightbox-close svg{width:22px;height:22px;stroke:currentColor;fill:none}.lightbox-image-area{min-height:0;padding:22px var(--gutter);display:flex;align-items:center;justify-content:center}.lightbox-image-area img{width:100%;height:100%;object-fit:contain}.lightbox-bottom{padding:15px var(--gutter) 24px;display:flex;gap:24px;align-items:center;justify-content:space-between}.lightbox-caption{font-size:12px;color:#d8d5d0}.lightbox-controls{display:flex;align-items:center;gap:24px;font-size:12px;white-space:nowrap}.lightbox-controls button{height:44px;width:44px;display:grid;place-items:center;background:none;border:1px solid #ffffff60;border-radius:50%;color:#fff}.lightbox-controls button:disabled{opacity:.3}.not-found{padding-block:100px}.not-found p{margin:25px 0}.visually-hidden{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media(min-width:1800px){.hero-copy{padding-left:var(--gutter)}}
@media(max-width:1100px){.main-nav{gap:26px}.main-nav .nav-contact{margin-left:0}.home-hero{min-height:590px;grid-template-columns:48% 52%}.hero-copy{padding-top:50px;padding-right:30px;padding-bottom:44px}.hero-copy h1{font-size:clamp(49px,5.5vw,70px)}.hero-image{min-height:590px}.hero-copy .eyebrow{margin-bottom:30px}.intro-band{gap:40px;grid-template-columns:.7fr 1.5fr}.intro-band p{font-size:22px}.section{padding-block:75px}.approach-grid,.opportunities{gap:8%}.filter-bar{gap:22px;grid-template-columns:1.15fr .9fr 1fr}.filter-button{padding-inline:12px}.project-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:44px 28px}.project-overview{gap:7%}.project-facts{gap:0 24px}.project-heading h1{font-size:76px}.contact-section{gap:6%}.footer-tagline{max-width:250px;text-align:right}.collection-heading h1{font-size:80px}}
@media(max-width:760px){:root{--header-height:78px;--gutter:24px}.header-inner{height:78px}.logo-link{width:158px}.menu-toggle{display:flex}.main-nav{display:none;position:absolute;top:100%;left:0;right:0;background:#000;padding:18px var(--gutter) 30px;border-top:1px solid #ffffff30;box-shadow:0 12px 22px #0003}.main-nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:0}.main-nav a{min-height:60px;font-size:24px;justify-content:space-between;border-bottom:1px solid #ffffff26}.main-nav a:after{display:none}.main-nav a[aria-current=page]{color:#c4b9a7}.home-hero{grid-template-columns:1fr}.hero-copy{padding:43px var(--gutter) 46px}.hero-copy:before{opacity:.14;background-position:center}.hero-copy .eyebrow{font-size:9px;letter-spacing:.13em;margin-bottom:28px}.hero-copy h1{font-size:clamp(44px,8.3vw,64px);max-width:590px}.hero-copy p{font-size:14px;max-width:350px;margin-top:23px;line-height:1.7}.hero-copy .text-link{margin-top:26px;min-width:175px;font-size:13px}.hero-image{min-height:0;height:490px}.hero-image>img{object-position:center 52%}.hero-image figcaption{bottom:22px;left:24px;right:24px}.hero-image figcaption a{font-size:13px}.hero-image figcaption .eyebrow{font-size:9px}.intro-band{padding-block:32px;grid-template-columns:1fr;gap:16px}.intro-band p{font-size:23px;line-height:1.45}.intro-band .eyebrow{font-size:10px}.section{padding-block:58px}.section-heading{align-items:flex-start;margin-bottom:30px;gap:20px}.section-heading h2{font-size:39px}.section-heading .eyebrow{margin-bottom:16px;font-size:10px}.section-heading .text-link{font-size:11px;gap:20px;min-width:0;margin-top:auto}.section-heading .text-link .arrow{width:18px}.featured-grid{grid-template-columns:1fr;gap:38px}.featured-grid .project-card:nth-child(2){margin-top:0}.featured-grid .card-image,.featured-grid .project-card:nth-child(2) .card-image{aspect-ratio:1.3}.featured-grid h3{font-size:27px}.card-meta{margin-top:18px;margin-bottom:10px;font-size:9px}.card-location{font-size:13px}.commercial-feature{margin-top:38px;padding-top:24px;grid-template-columns:104px 1fr;gap:22px}.commercial-feature img{aspect-ratio:1;grid-row:span 2}.commercial-feature h3{font-size:23px}.commercial-feature .eyebrow{font-size:9px}.commercial-feature p{margin-top:5px;font-size:12px}.commercial-feature .text-link{grid-column:2;font-size:12px;width:max-content;min-width:140px;margin-top:-12px}.approach{padding-block:60px}.approach-grid{grid-template-columns:1fr;gap:36px}.approach-heading .eyebrow{font-size:10px;margin-bottom:21px}.approach-heading h2{font-size:42px;max-width:500px}.approach-heading p{font-size:14px;margin-top:23px}.approach-item{padding-block:23px}.approach-item h3{font-size:22px}.approach-item p{font-size:13px;margin-top:11px}.opportunities{grid-template-columns:1fr;gap:32px;padding-block:58px}.opportunities .eyebrow{font-size:10px;margin-bottom:20px}.opportunities h2{font-size:39px}.opportunities p{font-size:14px;margin-top:20px}.opportunity-list li{font-size:15px;padding-block:17px}.contact-section{grid-template-columns:1fr;gap:36px;padding-block:58px}.contact-section h2{font-size:43px;max-width:500px}.contact-section .eyebrow{font-size:10px;margin-bottom:20px}.contact-section p{font-size:14px;margin-top:20px}.contact-details .text-link{font-size:clamp(20px,5vw,28px);padding-block:14px}.contact-details .eyebrow{margin-bottom:2px}.contact-details .phone{font-size:17px;margin-top:15px}.site-footer{padding-block:40px 24px}.footer-top{display:block;padding-bottom:28px}.footer-logo{width:164px}.footer-tagline{text-align:left;margin-top:25px;font-size:9px;max-width:none}.footer-bottom{flex-direction:column-reverse;gap:20px;padding-top:22px;font-size:10px}.footer-links{gap:28px}.footer-links a{min-height:30px}.collection-heading{padding-block:43px 35px}.collection-heading .eyebrow{font-size:10px;margin-bottom:22px}.collection-heading-inner{display:block}.collection-heading h1{font-size:60px}.collection-heading p{font-size:14px;margin-top:22px;max-width:440px}.portfolio-section{padding-block:27px 58px}.filter-bar{grid-template-columns:1fr 1fr;gap:23px 24px;padding-bottom:21px}.filter-status{grid-column:1/-1}.filter-label{font-size:9px;margin-bottom:8px}.status-filters{gap:10px}.filter-button{min-height:44px;padding-inline:22px}.filter-select,.search-input{font-size:12px;min-height:44px}.result-row{min-height:66px;font-size:11px}.project-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:34px 22px}.project-grid h3{font-size:23px}.project-grid .card-image{aspect-ratio:1.15}.project-grid .card-meta{display:block;font-size:8px}.project-grid .card-meta>.status{display:none}.project-grid .card-location{font-size:12px}.project-heading{padding-block:24px 34px}.back-link{font-size:11px}.project-title-row{display:block;margin-top:25px}.project-heading h1{font-size:clamp(48px,8vw,65px)}.project-location{font-size:17px;margin-top:12px}.project-badges{display:flex;align-items:center;gap:20px;text-align:left;margin-top:24px}.project-badges .eyebrow{font-size:10px;margin:0}.project-badges .status{font-size:11px}.project-hero img{min-height:0;height:66vw;max-height:470px}.image-open{bottom:18px;right:18px;font-size:11px;padding:10px 14px}.hero-caption{font-size:9px;padding-block:12px;gap:10px}.hero-caption span:last-child{white-space:nowrap}.project-overview{grid-template-columns:1fr;gap:38px;padding-block:52px 25px}.overview-copy .eyebrow{font-size:10px;margin-bottom:20px}.overview-copy h2{font-size:38px}.overview-copy p{font-size:14px;margin-top:20px;max-width:600px}.project-facts{gap:0 24px}.fact{padding-top:13px;padding-bottom:24px}.fact dt{font-size:9px}.fact dd{font-size:16px}.project-gallery-section{padding-block:0 56px}.project-gallery-section>.section-heading{padding-top:30px}.project-gallery-section h2{font-size:34px}.project-gallery{gap:25px;grid-template-columns:1fr}.gallery-figure:nth-child(2){margin-top:0}.gallery-figure img{aspect-ratio:1.25}.gallery-figure figcaption{font-size:10px;margin-top:12px}.project-image-note{font-size:11px;margin-top:26px}.project-enquire{padding-block:42px}.project-enquire-inner{display:block}.project-enquire h2{font-size:32px}.project-enquire p{font-size:13px}.project-enquire .text-link{margin-top:25px;font-size:13px}.related-section{padding-block:58px}.related-grid{gap:26px;grid-template-columns:1fr 1fr}.related-grid h3{font-size:23px}.related-grid .card-image{aspect-ratio:1.15}.related-grid .card-meta{display:block;font-size:8px}.related-grid .card-meta>.status{display:none}.related-grid .card-location{font-size:12px}.lightbox-top{padding-block:12px}.lightbox-top h2{font-size:18px}.lightbox-close{font-size:11px;gap:8px}.lightbox-image-area{padding:16px 12px}.lightbox-bottom{flex-direction:column;align-items:center;gap:15px;padding-bottom:24px}.lightbox-caption{text-align:center;font-size:11px}.lightbox-controls{gap:25px}}
@media(max-width:480px){.hero-image{height:400px}.hero-copy h1{font-size:clamp(42px,11.2vw,55px)}.project-grid{grid-template-columns:1fr;gap:37px}.project-grid .card-image{aspect-ratio:1.3}.project-grid h3{font-size:27px}.project-grid .card-meta{display:flex;font-size:9px}.project-grid .card-meta>.status{display:inline-flex}.project-grid .card-location{font-size:13px}.related-grid{grid-template-columns:1fr;gap:34px}.related-grid .card-image{aspect-ratio:1.5}.related-grid h3{font-size:26px}.related-grid .card-meta{display:flex;font-size:9px}.related-grid .card-meta>.status{display:inline-flex}.hero-caption span:last-child{display:none}.project-hero img{height:77vw}.section-heading{gap:15px}.section-heading h2{font-size:35px}.section-heading .text-link{gap:10px;font-size:10px}.filter-bar{grid-template-columns:1fr}.filter-status{grid-column:auto}.filter-bar{gap:20px}.filter-select,.search-input{font-size:13px}.filter-label{font-size:10px}.project-title-row{margin-top:24px}.project-heading h1{font-size:49px}.project-badges{gap:15px}.contact-details .text-link{font-size:20px}.featured-grid .card-image{aspect-ratio:1.3}}
@media(max-width:350px){:root{--gutter:20px}.logo-link{width:146px}.hero-copy h1{font-size:40px}.hero-copy .eyebrow{font-size:8px}.hero-copy p{font-size:13px}.hero-image{height:350px}.intro-band p{font-size:21px}.section-heading{display:block}.section-heading .text-link{margin-top:15px;font-size:12px;min-width:150px}.status-filters{gap:4px}.filter-button{padding-inline:18px}.project-heading h1{font-size:43px}.overview-copy h2{font-size:34px}.fact dd{font-size:14px}.commercial-feature{grid-template-columns:85px 1fr;gap:18px}.commercial-feature h3{font-size:21px}.commercial-feature .text-link{font-size:11px;min-width:120px}.contact-details .text-link{font-size:18px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Keep the shared navigation in view without constraining its sticky area. */
#site-header{position:sticky;top:0;z-index:50}.site-header{position:relative}

.hero-copy .eyebrow{font-size:11px;line-height:1.5;max-width:390px;margin-top:0}.intro-band .eyebrow{font-size:11px;line-height:1.6;letter-spacing:.14em}
@media(max-width:760px){.hero-copy .eyebrow{font-size:9px}.intro-band .eyebrow{font-size:10px}}
@media(max-width:350px){.hero-copy .eyebrow{font-size:8px}}
/* Private capital positioning, investment routes and founder introductions. */
.positioning-hero{min-height:700px}.positioning-hero .hero-image{min-height:700px}.positioning-hero .hero-copy{padding-top:58px;padding-bottom:48px}.positioning-hero .hero-copy h1{font-size:clamp(43px,4.2vw,67px);line-height:1.08}.positioning-hero .hero-copy>p:not(.eyebrow){max-width:400px;font-size:15px;line-height:1.75;margin-top:26px}.hero-actions{display:flex;flex-direction:column;align-items:flex-start;gap:12px;margin-top:27px}.hero-actions .text-link{margin-top:0;min-width:190px}.hero-contact{display:inline-flex;gap:24px;align-items:center;min-height:44px;font-size:12px;color:#c5c1bc}.hero-contact:hover{color:#fff}.hero-contact:hover .arrow{transform:rotate(-45deg) translateX(2px)}.section-intro{font-size:14px;line-height:1.75;color:var(--muted);max-width:300px;padding-bottom:5px}.investment-section{padding-block:84px 0}.investment-section .section-heading{margin-bottom:45px}.investment-section h2{font-size:clamp(37px,3.6vw,58px)}.investment-routes{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:34px}.investment-route{display:flex;flex-direction:column;border-top:1px solid var(--line);padding-top:23px}.route-number{font-size:11px;color:var(--muted);margin-bottom:32px}.investment-route h3{font-size:clamp(25px,2.1vw,33px);line-height:1.2;min-height:2.4em;letter-spacing:-.035em}.investment-route>p{color:var(--muted);font-size:14px;line-height:1.8;max-width:380px;margin-top:23px;margin-bottom:26px}.investment-route .text-link{margin-top:auto;align-self:flex-start;font-size:12px;gap:18px}.card-role{margin-top:14px;padding-top:13px;border-top:1px solid var(--line);font-size:12px;color:var(--charcoal);line-height:1.5;display:flex;gap:12px;justify-content:space-between}.card-role span{font-size:10px;color:var(--muted);flex-shrink:0;padding-top:1px}.principles-title{font-size:11px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;margin-bottom:24px;color:#c1bdb7}.approach-heading>p+p{margin-top:20px}.leadership{display:grid;grid-template-columns:1.1fr 1fr;gap:12%;border-top:1px solid #ffffff3b;margin-top:58px;padding-top:38px}.leadership .eyebrow{color:#c1bdb7;margin-bottom:20px}.leadership h3{font-size:31px}.leadership-role{font-size:13px;color:#c1bdb7;margin-top:12px}.leadership-bio{font-size:14px;color:#c1bdb7;line-height:1.8}.leadership-bio p+p{margin-top:18px}.founders-section{padding-block:90px;background:var(--paper)}.founders-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:12%}.founders-grid>.eyebrow,.founders-grid>div>.eyebrow{margin-bottom:26px;color:var(--muted)}.founders-grid h2{font-size:clamp(38px,3.7vw,59px);line-height:1.13}.founders-copy p{font-size:14px;line-height:1.8;color:var(--muted);max-width:520px;margin-bottom:20px}.founders-copy .founders-lead{font-size:23px;letter-spacing:-.025em;line-height:1.5;color:var(--charcoal);margin-bottom:24px}.founders-copy .text-link{margin-top:9px;font-size:13px;min-width:210px}.founders-section+.contact-section{border-top:1px solid var(--line)}.footer-links{flex-wrap:wrap}.main-nav{gap:28px}.main-nav .nav-contact{margin-left:4px}
@media(max-width:1100px){.positioning-hero .hero-copy{padding-top:48px}.positioning-hero .hero-copy h1{font-size:clamp(36px,4.2vw,49px)}.positioning-hero .hero-copy>p:not(.eyebrow){font-size:14px}.main-nav{gap:21px}.main-nav a{font-size:12px}.investment-routes{gap:25px}.investment-route h3{font-size:25px}.investment-route>p{font-size:13px}.investment-route .text-link{font-size:11px;gap:10px}.leadership,.founders-grid{gap:8%}.card-role{display:block}.card-role span{display:block;margin-bottom:4px}}
@media(max-width:760px){.positioning-hero{min-height:0}.positioning-hero .hero-copy{padding-top:43px;padding-bottom:40px}.positioning-hero .hero-copy h1{font-size:clamp(34px,9.3vw,55px)}.positioning-hero .hero-copy>p:not(.eyebrow){max-width:470px;font-size:14px;line-height:1.75;margin-top:25px}.positioning-hero .hero-image{min-height:0;height:440px}.hero-actions{gap:7px;margin-top:24px}.hero-actions .text-link{margin-top:0}.hero-contact{font-size:12px;gap:20px}.main-nav{gap:0}.main-nav a{font-size:24px}.main-nav .nav-contact{margin-left:0}.investment-section{padding-block:55px 0}.investment-section .section-heading{display:block;margin-bottom:30px}.investment-section h2{font-size:38px}.investment-section .section-intro{margin-top:22px;font-size:13px}.investment-routes{grid-template-columns:1fr;gap:28px}.investment-route{padding-top:18px;display:grid;grid-template-columns:28px 1fr;gap:0 16px}.route-number{margin-top:4px;margin-bottom:0;grid-row:span 3}.investment-route h3{font-size:28px;min-height:0}.investment-route>p{font-size:14px;line-height:1.75;max-width:550px;margin-top:16px;margin-bottom:16px}.investment-route .text-link{grid-column:2;justify-self:start;font-size:12px;gap:22px}.selected-section{padding-top:60px}.card-role{display:flex;font-size:12px}.card-role span{margin-bottom:0;font-size:9px}.principles-title{font-size:10px;margin-bottom:19px}.leadership{grid-template-columns:1fr;gap:24px;margin-top:34px;padding-top:30px}.leadership .eyebrow{font-size:10px;margin-bottom:16px}.leadership h3{font-size:28px}.leadership-role{font-size:12px;margin-top:9px}.leadership-bio{font-size:13px;max-width:600px}.founders-section{padding-block:58px}.founders-grid{grid-template-columns:1fr;gap:30px}.founders-grid>div>.eyebrow{font-size:10px;margin-bottom:20px}.founders-grid h2{font-size:clamp(35px,6.5vw,46px)}.founders-copy .founders-lead{font-size:22px;line-height:1.5}.founders-copy p{font-size:14px;max-width:600px}.founders-copy .text-link{font-size:13px}.footer-links{gap:20px}}
@media(min-width:481px) and (max-width:760px){.project-grid .card-role,.related-grid .card-role{display:block}.project-grid .card-role span,.related-grid .card-role span{margin-bottom:5px}}
@media(max-width:350px){.positioning-hero .hero-copy h1{font-size:32px}.positioning-hero .hero-copy>p:not(.eyebrow){font-size:13px}.positioning-hero .hero-image{height:350px}.investment-section h2{font-size:33px}.investment-route h3{font-size:25px}.investment-route>p{font-size:13px}.card-role{display:block}.card-role span{margin-bottom:4px}.founders-grid h2{font-size:32px}.founders-copy .founders-lead{font-size:21px}}

/* Clear introductions for agents, partners, borrowers and founders. */
.contact-section{align-items:start}.contact-introduction{min-width:0}.contact-introduction>p:not(.eyebrow){max-width:430px}.contact-introduction .contact-details{margin-top:28px;max-width:440px}.contact-introduction .contact-details .text-link{font-size:clamp(19px,1.8vw,26px)}.contact-introduction .contact-details .phone{margin-top:12px}.enquiry-guides{min-width:0}.enquiry-guides>.eyebrow{color:var(--muted);margin:0 0 20px}.enquiry-guide{border-top:1px solid var(--line)}.enquiry-guide:last-child{border-bottom:1px solid var(--line)}.enquiry-guide summary{display:flex;align-items:center;justify-content:space-between;gap:20px;list-style:none;cursor:pointer;min-height:98px;padding:22px 0;touch-action:manipulation}.enquiry-guide summary::-webkit-details-marker{display:none}.enquiry-audience{display:block;font-size:9px;letter-spacing:.1em;text-transform:uppercase;line-height:1.5;color:var(--muted);margin-bottom:9px}.enquiry-title{display:block;font-size:24px;line-height:1.2;letter-spacing:-.03em}.enquiry-toggle{position:relative;width:18px;height:18px;flex-shrink:0;margin-right:4px}.enquiry-toggle:before,.enquiry-toggle:after{content:'';position:absolute;top:8px;left:1px;height:1px;width:16px;background:currentColor}.enquiry-toggle:after{transform:rotate(90deg)}.enquiry-guide[open] .enquiry-toggle:after{display:none}.enquiry-guide summary:hover .enquiry-title{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:5px}.enquiry-body{padding:0 0 26px}.enquiry-body p{margin:0;max-width:500px;font-size:14px;line-height:1.8}.enquiry-body .text-link{margin-top:17px;font-size:12px;gap:22px}.project-enquire-actions{flex-shrink:0;display:flex;flex-direction:column;align-items:flex-start;gap:10px}.project-introduction-link{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:44px;font-size:12px;color:#c1bdb7}.project-introduction-link:hover{color:#fff;text-decoration:underline;text-underline-offset:5px}
@media(max-width:1100px){.contact-section{gap:7%;grid-template-columns:1fr 1fr}.enquiry-title{font-size:22px}.project-enquire-inner{gap:28px}.project-enquire h2{font-size:34px}.project-enquire p{max-width:420px}.project-enquire .text-link{font-size:13px}}
@media(max-width:760px){.contact-section{grid-template-columns:1fr;gap:42px}.contact-introduction .contact-details{margin-top:19px}.contact-introduction .contact-details .text-link{font-size:22px}.enquiry-guides>.eyebrow{font-size:10px;margin-bottom:17px}.enquiry-guide summary{min-height:94px;padding-block:21px;gap:16px}.enquiry-title{font-size:23px}.enquiry-audience{font-size:9px}.enquiry-body p{font-size:14px;max-width:600px}.enquiry-body .text-link{font-size:12px;gap:16px}.project-enquire-actions{margin-top:20px;gap:8px}.project-enquire .text-link{margin-top:0}.project-enquire p{max-width:550px}}
@media(max-width:350px){.contact-introduction .contact-details .text-link{font-size:19px}.enquiry-title{font-size:21px}.enquiry-body p{font-size:13px}.enquiry-body .text-link{font-size:11px}}

/* A secondary selection of venture investments, beneath the real estate story. */
.ventures-section{padding-block:70px;background:var(--paper)}.ventures-heading{display:grid;grid-template-columns:1.2fr 1fr;gap:10%;align-items:end;margin-bottom:36px}.ventures-heading .eyebrow{font-size:10px;color:var(--muted);margin-bottom:17px}.ventures-heading h2{font-size:clamp(30px,2.8vw,42px);line-height:1.15;max-width:600px}.ventures-intro{font-size:14px;color:var(--muted);line-height:1.8;max-width:410px}.venture-grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:28px}.venture-grid li{min-width:0}.venture-link{height:100%;min-height:155px;display:grid;grid-template-rows:auto 1fr auto;gap:15px;border-top:1px solid var(--line);padding-top:24px}.venture-link h3{font-size:27px;letter-spacing:-.035em;line-height:1.2}.venture-link>p{font-size:12px;line-height:1.6;color:var(--muted);max-width:190px}.venture-site{display:flex;align-items:center;justify-content:space-between;gap:12px;font-size:10px;color:var(--muted);padding-top:9px}.venture-site .arrow{width:16px;height:16px}.venture-link:hover h3{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:6px}.venture-link:hover .venture-site{color:var(--charcoal)}.ventures-section+.contact-section{border-top:1px solid var(--line)}.contact-section h2{font-size:clamp(38px,3.7vw,59px)}
@media(max-width:1100px){.venture-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.venture-link{min-height:135px}.venture-link h3{font-size:25px}.ventures-heading{gap:7%}.ventures-heading h2{font-size:34px}}
@media(max-width:760px){.ventures-section{padding-block:48px}.ventures-heading{grid-template-columns:1fr;gap:20px;margin-bottom:26px}.ventures-heading h2{font-size:32px;max-width:430px}.ventures-heading .eyebrow{font-size:9px;margin-bottom:15px}.ventures-intro{font-size:13px;max-width:500px}.venture-grid{grid-template-columns:1fr;gap:0}.venture-link{min-height:84px;padding-block:18px;grid-template-columns:1fr 1.3fr 16px;grid-template-rows:auto;align-items:center;gap:16px}.venture-grid li:last-child{border-bottom:1px solid var(--line)}.venture-link h3{font-size:22px}.venture-link>p{font-size:12px;max-width:none}.venture-site{padding:0}.venture-site-label{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.contact-section h2{font-size:39px}}
@media(max-width:350px){.ventures-heading h2{font-size:29px}.venture-link{grid-template-columns:1fr 1.15fr 16px;gap:12px}.venture-link h3{font-size:20px}.venture-link>p{font-size:11px}.contact-section h2{font-size:35px}}

/* Preserve the entire Townshend Road photograph, including both side edges. */
.home-hero.full-frame-hero{min-height:0}.home-hero .hero-image.full-frame{min-height:0;height:auto;align-self:center;overflow:visible}.hero-image.full-frame>img.full-frame-image{position:static;width:100%;height:auto;object-fit:contain;object-position:center}.hero-image.full-frame:after{display:none}.hero-image.full-frame figcaption{position:static;padding:20px 32px;background:var(--charcoal)}
.card-image.full-frame,.featured-grid .project-card .card-image.full-frame,.related-grid .project-card .card-image.full-frame{aspect-ratio:auto}.card-image.full-frame img.full-frame-image,.project-hero.full-frame img.full-frame-image,.gallery-figure.full-frame img.full-frame-image{width:100%;height:auto;min-height:0;max-height:none;aspect-ratio:auto;object-fit:contain;object-position:center;transform:none}.project-card a:hover img.full-frame-image,.gallery-figure button:hover img.full-frame-image{transform:none}
@media(max-width:760px){.hero-image.full-frame figcaption{padding:18px var(--gutter)}}