:root {
  --navy: #132238;
  --deep: #0b1727;
  --white: #ffffff;
  --soft: #f4f3ef;
  --champagne: #d6b98d;
  --ink: #182536;
  --muted: #68727c;
  --line: rgba(19, 34, 56, 0.15);
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Manrope", Arial, sans-serif;
  --hero-size: clamp(58px, 7.2vw, 104px);
  --page-size: clamp(52px, 6vw, 82px);
  --section-size: clamp(38px, 4.4vw, 58px);
  --card-size: clamp(25px, 2.4vw, 32px);
  --lead-size: clamp(19px, 1.55vw, 23px);
  --narrative-size: clamp(17px, 1.25vw, 19px);
  --copy-size: 15px;
  --compact-copy-size: 13px;
  --label-size: 10px;
  --section-space: clamp(76px, 8vw, 116px);
  --side-space: clamp(24px, 7vw, 112px);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body.menu-open { overflow: hidden; }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font: var(--copy-size)/1.7 var(--sans);
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

/* Header and original BELXON lock-up */
.site-header {
  position: relative;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 88px;
  padding: 0 clamp(24px, 5vw, 76px);
  background: var(--white);
  color: var(--navy);
  border-bottom: 1px solid var(--line);
}
.site-header.is-overlay {
  position: absolute;
  inset: 0 0 auto;
  width: 100%;
  background: linear-gradient(180deg, rgba(6, 16, 29, 0.86), rgba(6, 16, 29, 0.28) 72%, transparent);
  color: var(--white);
  border-bottom-color: rgba(255, 255, 255, 0.22);
}
.brand { display: inline-flex; align-items: center; }
.brand img {
  width: 190px;
  height: 82px;
  object-fit: contain;
  object-position: left center;
}
.site-header.is-overlay .brand img {
  opacity: 1;
  filter: brightness(0) invert(1) drop-shadow(0 1px 4px rgba(0,0,0,.28));
}
.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 2vw, 32px);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}
.site-header.is-overlay .site-nav { text-shadow: 0 1px 4px rgba(0,0,0,.32); }
.site-header.is-overlay .site-nav a { color: #fff !important; opacity: 1; }
.site-nav > a:not(.nav-cta) {
  padding: 34px 0 31px;
  border-bottom: 2px solid transparent;
}
.site-nav > a.active:not(.nav-cta),
.site-nav > a:hover:not(.nav-cta) { border-bottom-color: currentColor; }
.nav-cta {
  padding: 11px 17px;
  border: 1px solid currentColor;
}
.nav-cta:hover, .nav-cta.active { background: var(--navy); color: var(--white); }
.site-header.is-overlay .nav-cta:hover,
.site-header.is-overlay .nav-cta.active { background: var(--white); color: var(--navy); }
.investor-header {
  background: var(--navy);
  color: var(--white);
  border-bottom-color: rgba(255,255,255,.14);
}
.investor-header .brand img { filter: none; }
.investor-header .nav-cta:hover,
.investor-header .nav-cta.active { background: var(--white); color: var(--navy); }
.menu-toggle { display: none; border: 0; background: none; color: inherit; }

@media (min-width: 1121px) {
  .investor-header .site-nav a { color: var(--white); text-shadow: none; }
}

/* Shared type and controls */
.eyebrow, .section-index {
  margin: 0 0 20px;
  color: var(--navy);
  font-size: var(--label-size);
  font-weight: 650;
  line-height: 1.4;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.display,
.section-heading h2,
.project-copy h2,
.partner-band h2,
.quiet-cta h2,
.navy-statement h2,
.assessment h2,
.steps h2,
.values-intro h2,
.values-heading h3 {
  margin: 0;
  color: var(--navy);
  font: 500 var(--section-size)/1.06 var(--serif);
  letter-spacing: -0.025em;
}
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: 0 23px;
  border: 1px solid transparent;
  font-size: var(--label-size);
  font-weight: 650;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: background 0.2s ease, color 0.2s ease;
}
.button-gold, .button-navy { background: var(--navy); border-color: var(--navy); color: var(--white); }
.button-gold:hover, .button-navy:hover { background: var(--deep); border-color: var(--deep); }
.button-light { background: var(--champagne); border-color: var(--champagne); color: var(--navy); }
.button-light:hover { background: var(--white); border-color: var(--white); }
.button-outline { border-color: var(--navy); color: var(--navy); }
.button-outline:hover { background: var(--navy); color: var(--white); }
.text-link {
  display: inline-flex;
  gap: 16px;
  margin-top: 30px;
  padding-bottom: 6px;
  color: var(--navy);
  border-bottom: 1px solid var(--navy);
  font-size: 11px;
  font-weight: 650;
}
.section-shell { padding: var(--section-space) var(--side-space); }

/* Shared premium lead copy used beneath primary page headings */
.portfolio-hero > p:last-child,
.investor-hero > p:last-child,
.land-page .page-hero > p,
.about-intro > p:last-child,
.contact-intro > p:last-of-type,
.certification-intro > p:last-child {
  color: var(--navy);
  font: 600 var(--lead-size)/1.42 var(--serif);
  letter-spacing: -.012em;
}

/* Home */
.hero {
  position: relative;
  min-height: 100svh;
  overflow: hidden;
  background: var(--deep);
  color: var(--white);
}
.hero-image { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 52%; }
.hero-overlay { position: absolute; inset: 0; background: rgba(7, 17, 30, 0.58); }
.hero-content {
  position: relative;
  z-index: 2;
  display: flex;
  align-items: center;
  flex-direction: column;
  justify-content: center;
  width: min(100%, 1050px);
  min-height: 100svh;
  margin: 0 auto;
  padding: 132px 28px 76px;
  text-align: center;
}
.hero-content::before {
  content: "";
  width: 56px;
  height: 1px;
  margin-bottom: 30px;
  background: var(--champagne);
}
.hero .eyebrow { color: var(--white); }
.hero h1, .page-hero h1, .contact-hero h1 {
  margin: 0;
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.035em;
}
.hero h1 {
  width: 540px;
  color: var(--white);
  font-size: inherit;
  line-height: .92;
  letter-spacing: .003em;
  text-align: center;
  text-shadow: 0 2px 8px rgba(0,0,0,.28);
  text-transform: uppercase;
}
.hero-title-line {
  display: block;
  width: 100%;
  color: #fff;
  font-weight: 500;
  white-space: nowrap;
}
.hero-title-line:first-child,
.hero-title-line:last-child { font-size: clamp(60px, 6vw, 86px); }
.hero-title-line + .hero-title-line { margin-top: 8px; }
.hero-intro {
  display: block;
  width: 540px;
  max-width: none;
  margin: 30px auto 34px;
  color: #fff;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: .1em;
  text-align: center;
  text-shadow: 0 2px 8px rgba(0,0,0,.72);
  text-transform: uppercase;
}
.hero-subtitle { margin: 28px 0 34px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; }
.hero-subtitle span { padding: 0 8px; }
.hero-actions { display: flex; flex-wrap: wrap; justify-content: center; width: 540px; gap: 12px; }
.hero-actions .button { flex: 1 1 0; }
.hero .button-gold { background: var(--champagne); border-color: var(--champagne); color: var(--deep); }
.hero .button-gold:hover { background: #e5d5bd; border-color: #e5d5bd; }
.button-hero-outline { background: transparent; border-color: rgba(216,195,165,.88); color: var(--white); }
.button-hero-outline:hover { background: var(--champagne); border-color: var(--champagne); color: var(--deep); }
.scroll-cue { display: none; }

.editorial { background: var(--white); }
.editorial-grid { display: grid; grid-template-columns: minmax(0,1.4fr) minmax(260px,.55fr); gap: clamp(48px,9vw,130px); align-items: end; }
#introduction .editorial-grid { grid-template-columns:minmax(0,1.2fr) minmax(360px,.8fr); gap:clamp(54px,6vw,88px); }
#introduction .editorial-copy p { max-width:560px; font-size:clamp(18px,1.35vw,20px); line-height:1.6; }
.editorial-copy p, .section-heading > p, .project-copy > p,
.partner-band p, .quiet-cta p, .navy-statement p,
.assessment article p, .steps li p, .values-intro > p {
  margin: 0;
  color: var(--ink);
  font-size: 15px;
  font-weight: 500;
  line-height: 1.7;
}
.editorial-copy p + p { margin-top: 18px; }

.capabilities { background: var(--soft); border-top: 1px solid var(--line); }
.section-heading { display: grid; grid-template-columns: 1.2fr .55fr; gap: 70px; align-items: end; margin-bottom: 44px; }
.capability-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid var(--line); }
.capability {
  position: relative;
  min-height: 240px;
  padding: 32px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.capability:first-child { border-left: 1px solid var(--line); }
.capability > span, .capability i { color: var(--navy); font-size: 10px; }
.capability h3, .assessment article h3, .steps li h3,
.development-facts h3, .value-card h3 {
  margin: 38px 0 14px;
  color: var(--navy);
  font: 500 var(--card-size)/1.15 var(--serif);
  letter-spacing: -0.015em;
}
.capability p { max-width: 310px; margin: 0; color: var(--ink); font-size: 15px; font-weight: 500; line-height: 1.65; }
.capability i { position: absolute; right: 30px; bottom: 24px; font-style: normal; font-size: 18px; }

.featured-project { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(46px,7vw,100px); align-items: center; background: var(--white); }
.project-copy .location { margin: 10px 0 26px; color: var(--navy); font-size: 10px; font-weight: 650; letter-spacing: .14em; text-transform: uppercase; }
.project-copy > p { margin-bottom: 30px; }
.project-visual, .development-image { position: relative; margin: 0; background: var(--soft); border: 1px solid var(--line); }
.project-visual img { width: 100%; min-height: 390px; object-fit: contain; }
.project-status { position: absolute; z-index: 1; top: 18px; left: 18px; padding: 10px 13px; background: var(--navy); color: var(--white); font-size: 10px; letter-spacing: .08em; text-transform: uppercase; }
.project-visual figcaption, .development-image figcaption { padding: 13px 17px; color: #53606d; border-top: 1px solid var(--line); font-size: 10px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.home-featured .project-visual { overflow: hidden; background: var(--navy); }
.home-featured .project-visual img { display: block; width: 100%; min-height: 0; aspect-ratio: 16/10; object-fit: cover; }
.home-featured .project-visual figcaption { background: var(--white); }
.home-pathways .section-heading { display: block; margin-bottom: 34px; }
.home-pathways .capability-grid { grid-template-columns: repeat(6,minmax(0,1fr)); }
.home-pathways .capability { grid-column: span 2; min-height: 220px; }
.home-pathways .capability:nth-child(4),.home-pathways .capability:nth-child(5) { grid-column: span 3; }
.home-pathways .capability h3 { margin-top: 0; }
.home-developments { padding: var(--section-space) 0; background: var(--champagne); border-top: 1px solid var(--line); }
.home-developments > .section-shell { padding-top:0; padding-bottom:0; }
.home-developments-heading { display:flex; justify-content:space-between; align-items:end; gap:36px; margin-bottom:34px; }
.home-developments-heading h2 { max-width:760px; margin:10px 0 0; color:var(--navy); font:500 var(--section-size)/1 var(--serif); letter-spacing:-.03em; }
.home-developments-heading .text-link { margin-top:0; }
.home-developments .development-card { background:var(--white); }
.home-developments .development-card h3 { margin:0; color:var(--navy); font:500 clamp(31px,3vw,44px)/1 var(--serif); letter-spacing:-.025em; }
.home-developments .development-card-content > p:not(.development-card-location) { min-height:48px; margin-bottom:0; }
.home-developments .development-card-link { margin-top:auto; padding-top:24px; }

/* Developments portfolio */
.portfolio-hero {
  padding: clamp(48px,5vw,72px) var(--side-space) clamp(46px,4.8vw,68px);
  background: var(--champagne);
  text-align: center;
  border-bottom: 1px solid var(--line);
}
.portfolio-hero .eyebrow { margin-bottom: 14px; color: var(--navy); }
.portfolio-hero h1 { margin: 0; color: var(--navy); font: 500 clamp(52px,5.6vw,78px)/.98 var(--serif); letter-spacing: -.035em; }
.portfolio-hero > p:last-child { max-width: 680px; margin: 20px auto 0; }
.project-listing { padding-top: clamp(28px,3vw,42px); padding-bottom: clamp(66px,7vw,96px); background: var(--white); }
.project-listing-head { display: flex; justify-content: space-between; gap: 30px; margin-bottom: 34px; padding-bottom: 18px; color: var(--navy); border-bottom: 1px solid rgba(19,34,56,.22); font-size: 10px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.project-listing-head p { margin: 0; }
.development-card-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 22px; }
.development-card { display: flex; min-width: 0; flex-direction: column; background: #fff; border: 1px solid rgba(19,34,56,.2); transition: transform .25s ease, box-shadow .25s ease; }
.development-card:hover { transform: translateY(-5px); box-shadow: 0 22px 50px rgba(19,34,56,.11); }
.development-card-visual { position: relative; display: flex; align-items: flex-end; justify-content: space-between; aspect-ratio: 1.2/1; padding: 24px; overflow: hidden; background: linear-gradient(145deg,#132238,#243854); color: #fff; }
.development-card-visual::before { content:""; position:absolute; top:22%; right:-8%; width:70%; aspect-ratio:1; border:1px solid rgba(216,185,141,.35); border-radius:50%; }
.development-card:nth-child(2) .development-card-visual { background: linear-gradient(145deg,#d9c7aa,#b59b73); color: var(--deep); }
.development-card:nth-child(3) .development-card-visual { background: linear-gradient(145deg,#2b3d52,#111e30); }
.development-card-index { position: relative; z-index: 1; font: 500 clamp(56px,6vw,86px)/.8 var(--serif); }
.development-card-image-note { position:absolute; z-index:1; right:24px; bottom:24px; max-width:105px; font-size:10px; font-weight:700; line-height:1.5; letter-spacing:.09em; text-align:right; text-transform:uppercase; }
.development-card-content { display: flex; flex: 1; flex-direction: column; padding: 28px; }
.development-card-status { position:absolute; z-index:2; top:18px; right:18px; margin:0; padding:8px 10px; color:var(--navy); background:rgba(244,239,229,.94); box-shadow:0 4px 14px rgba(6,17,38,.12); font-size:10px; font-weight:700; letter-spacing:.08em; text-transform:uppercase; }
.development-card h2 { margin:0; color:var(--navy); font:500 clamp(31px,3vw,44px)/1 var(--serif); letter-spacing:-.025em; }
.development-card-location { margin:10px 0 24px; color:var(--navy); font-size:10px; font-weight:700; letter-spacing:.1em; text-transform:uppercase; }
.development-card-content > p:not(.development-card-location) { min-height:48px; margin:0 0 26px; color:var(--ink); font-size:15px; font-weight:500; line-height:1.65; }
.development-card dl { margin:auto 0 0; border-top:1px solid rgba(19,34,56,.2); }
.development-card dl div { display:flex; justify-content:space-between; gap:20px; padding:11px 0; border-bottom:1px solid rgba(19,34,56,.2); }
.development-card dt { color:#53606d; font-size:10px; font-weight:600; letter-spacing:.09em; text-transform:uppercase; }
.development-card dd { margin:0; color:var(--navy); font-size:12px; font-weight:650; text-align:right; }
.development-card-link { display:flex; justify-content:space-between; margin-top:24px; color:var(--navy); font-size:10px; font-weight:700; letter-spacing:.08em; text-transform:uppercase; }
.development-card-link b { font-size:16px; font-weight:400; }

/* Investors */
.investor-hero {
  padding: clamp(48px,5vw,70px) var(--side-space) clamp(46px,4.8vw,68px);
  background: var(--champagne);
  text-align: center;
  border-bottom: 1px solid var(--line);
}
.investor-hero .eyebrow { margin-bottom: 16px; color: var(--navy); }
.investor-hero h1 { margin: 0; color: var(--navy); font: 500 clamp(50px,5.4vw,74px)/.96 var(--serif); letter-spacing: -.04em; }
.investor-hero > p:last-child { max-width: 680px; margin: 20px auto 0; }
.investor-process-band { padding: clamp(48px,5vw,70px) var(--side-space) 0; background: var(--navy); color: var(--white); }
.investor-process-band-heading { display: grid; grid-template-columns: 1fr .7fr; gap: 60px; align-items: end; margin-bottom: 36px; }
.investor-process-band-heading .eyebrow { color: var(--champagne); }
.investor-process-band-heading h2 { margin: 12px 0 0; font: 500 var(--section-size)/1 var(--serif); letter-spacing: -.03em; }
.investor-process-band-heading > p { max-width: 520px; margin: 0; color: rgba(255,255,255,.94); font-size: 15px; font-weight: 500; line-height: 1.7; }
.investor-process-band ol { display: grid; grid-template-columns: repeat(4,1fr); gap: clamp(24px,3vw,42px); margin: 0; padding: 0; list-style: none; }
.investor-process-band li { min-height: 190px; padding: 28px 0 34px; border-top: 1px solid rgba(255,255,255,.38); }
.investor-process-band li > span { color: var(--champagne); font-size: 10px; font-weight: 700; letter-spacing: .12em; }
.investor-process-band h3 { margin: 24px 0 12px; color: var(--white); font: 500 clamp(24px,2vw,29px)/1.1 var(--serif); }
.investor-process-band li p { margin: 0; color: rgba(255,255,255,.9); font-size: 13px; font-weight: 500; line-height: 1.65; }
.investor-intro { display: grid; grid-template-columns: 1fr .8fr; gap: clamp(60px,10vw,150px); align-items: start; }
.investor-intro h2,.investor-opportunity h2 { margin: 14px 0 0; color: var(--navy); font: 500 var(--section-size)/1.04 var(--serif); letter-spacing: -.03em; }
.investor-intro-copy p { margin: 0; color: var(--ink); font-size: 15px; font-weight: 500; line-height: 1.7; }
.investor-intro-copy p + p { margin-top: 22px; }
.investor-opportunity { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(60px,10vw,150px); background: var(--champagne); color: var(--navy); border-top: 1px solid var(--line); }
.investor-opportunity .eyebrow { color: var(--navy); }
.investor-opportunity > div:last-child > p { max-width: 650px; margin: 0; color: var(--ink); font-size: 15px; font-weight: 500; line-height: 1.7; }
.investor-actions { display: flex; align-items: stretch; gap: 14px; margin-top: 30px; }
.investor-actions .button { justify-content: center; min-width: 240px; }
.investor-actions .is-disabled { opacity: .72; cursor: not-allowed; }

/* Investor certification and gated memorandum access */
.certification-page { background: var(--soft); }
.certification-shell { padding: clamp(48px,6vw,76px) var(--side-space); }
.certification-intro { max-width: 850px; margin: 0 auto 34px; text-align: center; }
.certification-intro .eyebrow { color: var(--navy); }
.certification-intro h1 { margin: 0; color: var(--navy); font: 500 clamp(44px,4.8vw,64px)/1 var(--serif); letter-spacing: -.035em; }
.certification-intro > p:last-child { max-width: 790px; margin: 19px auto 0; }
.certification-intro-copy span { display: block; }
.certification-card { max-width: 800px; margin: 0 auto; padding: clamp(28px,4vw,46px); background: var(--white); border: 1px solid var(--line); }
.certification-draft-note { margin: 0 0 30px; padding: 14px 16px; background: rgba(214,185,141,.24); color: var(--navy); font-size: var(--compact-copy-size); line-height: 1.55; }
.certification-form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.certification-field { display: grid; gap: 8px; }
.certification-field label,.certification-group legend { color: var(--navy); font-size: var(--label-size); font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.certification-field input,.certification-field textarea { width: 100%; padding: 0 14px; border: 1px solid var(--line); background: var(--white); color: var(--ink); font: var(--copy-size) var(--sans); }
.certification-field input { height: 50px; }
.certification-field textarea { min-height: 112px; padding-top: 12px; resize: vertical; line-height: 1.6; }
.certification-field input:focus,.certification-field textarea:focus { outline: 1px solid var(--navy); outline-offset: 1px; }
.certification-group { margin: 30px 0 0; padding: 0; border: 0; }
.certification-group legend { margin-bottom: 14px; }
.certification-choice,.certification-check { display: grid; grid-template-columns: 24px 1fr; gap: 12px; align-items: start; padding: 15px 0; border-top: 1px solid var(--line); color: var(--muted); font-size: var(--compact-copy-size); line-height: 1.6; }
.certification-choice:last-child { border-bottom: 1px solid var(--line); }
.certification-choice input,.certification-check input { width:24px; height:24px; margin:1px 0 0; accent-color: var(--navy); }
.certification-choice strong { display: block; margin-bottom: 4px; color: var(--navy); font-size: var(--copy-size); }
.certification-qualifier { display: block; margin-bottom: 8px; color: var(--ink); }
.certification-criteria { display: grid; gap: 4px; margin: 0 0 7px; }
.certification-criteria > span { position: relative; padding-left: 17px; }
.certification-criteria > span::before { position: absolute; left: 0; color: var(--navy); content: "•"; }
.certification-choice small { display: block; color: #53606d; font-size: 12px; line-height: 1.55; }
.certification-checks { margin-top: 24px; }
.certification-question { margin-top: 24px; }
.certification-question label { display: block; margin-bottom: 9px; }
.certification-question label span { color: var(--muted); font-weight: 500; }
.certification-check + .certification-check { padding-top: 8px; border-top: 0; }
.certification-submit { width: 100%; margin-top: 28px; }
.certification-privacy { margin: 14px 0 0; color: #53606d; font-size: 11px; text-align: center; }
.certification-success { text-align: center; }
.certification-success[hidden] { display: none; }
.certification-success h2 { margin: 0; color: var(--navy); font: 500 clamp(36px,4vw,52px)/1 var(--serif); }
.certification-success > p { max-width: 620px; margin: 18px auto 0; color: var(--muted); }
.certification-success .investor-actions { justify-content: center; }

/* Individual project pages */
.project-detail-hero { position:relative; display:flex; align-items:flex-end; min-height:clamp(520px,68vh,760px); padding:clamp(150px,18vw,230px) var(--side-space) clamp(64px,7vw,96px); overflow:hidden; background:linear-gradient(145deg,#132238,#2d425c); color:#fff; }
.project-detail-hero::before { content:""; position:absolute; right:-7vw; bottom:-28vw; width:min(65vw,850px); aspect-ratio:1; border:1px solid rgba(216,185,141,.35); border-radius:50%; }
.project-detail-hero-inner { position:relative; z-index:1; width:100%; }
.project-detail-hero .eyebrow { color:#fff; }
.project-detail-hero h1 { max-width:1050px; margin:0; font:500 clamp(64px,7vw,96px)/.92 var(--serif); letter-spacing:-.04em; }
.project-detail-location { margin:24px 0 0; font-size:11px; font-weight:700; letter-spacing:.14em; text-transform:uppercase; }
.project-detail-image-note { position:absolute; z-index:1; right:var(--side-space); bottom:36px; font-size:10px; font-weight:600; letter-spacing:.1em; text-transform:uppercase; }
.project-detail-main { background:var(--soft); }
.project-back-row { padding:38px var(--side-space); border-bottom:1px solid var(--line); }
.project-back { display:inline-flex; align-items:center; min-height:34px; padding:6px 0; color:var(--navy); font-size:10px; font-weight:700; letter-spacing:.1em; text-transform:uppercase; }
.project-overview { display:grid; grid-template-columns:1.35fr .65fr; gap:clamp(44px,6vw,86px); }
.project-overview h2,.project-gallery-placeholder h2 { margin:0; color:var(--navy); font:500 var(--section-size)/1.06 var(--serif); letter-spacing:-.025em; }
.project-overview-copy > p { max-width:650px; margin:24px 0 0; color:var(--ink); font-size:15px; font-weight:500; line-height:1.7; }
.project-fact-grid { margin:0; border-top:1px solid var(--line); }
.project-fact-grid div { display:grid; grid-template-columns:1fr 1fr; gap:20px; padding:16px 0; border-bottom:1px solid var(--line); }
.project-fact-grid dt { color:#53606d; font-size:10px; font-weight:600; letter-spacing:.09em; text-transform:uppercase; }
.project-fact-grid dd { margin:0; color:var(--navy); font-size:13px; text-align:right; }
.project-gallery-placeholder { display:grid; grid-template-columns:.65fr 1.35fr; gap:60px; align-items:end; background:#fff; border-top:1px solid var(--line); }
.project-gallery-placeholder > div:last-child { display:flex; align-items:center; justify-content:center; min-height:360px; color:var(--navy); background:var(--soft); border:1px solid var(--line); font-size:10px; font-weight:700; letter-spacing:.12em; text-transform:uppercase; }

/* Hamstead Road project detail */
.development-card-visual.has-project-image { padding:0; background:var(--navy); }
.development-card-visual.has-project-image::before { display:none; }
.development-card-visual.has-project-image > img { width:100%; height:100%; object-fit:cover; object-position:center; transition:transform .45s ease; }
.development-card-visual.has-project-image.project-presentation-card > img { object-fit:contain; background:var(--navy); }
.development-card:hover .development-card-visual.has-project-image > img { transform:scale(1.025); }
.development-card-visual.has-project-image .development-card-index { position:absolute; left:20px; bottom:19px; color:#fff; text-shadow:0 2px 14px rgba(6,17,38,.45); }
.project-title-band { padding:clamp(48px,5vw,70px) var(--side-space) clamp(46px,4.8vw,68px); background:var(--champagne); color:var(--navy); text-align:center; border-bottom:1px solid var(--line); }
.project-title-band .eyebrow { margin-bottom:14px; color:var(--navy); }
.project-title-band h1 { margin:0; font:500 clamp(52px,5.6vw,78px)/.98 var(--serif); letter-spacing:-.035em; }
.project-title-band > p:last-child { margin:18px 0 0; color:var(--navy); font-size:11px; font-weight:700; letter-spacing:.14em; text-transform:uppercase; }
.project-hero-image { position:relative; margin:0; background:var(--white); }
.project-hero-image > img { display:block; width:100%; max-height:820px; object-fit:cover; object-position:center; }
.project-presentation-hero { background:var(--navy); }
.project-presentation-hero > img { max-height:none; object-fit:contain; }
.project-hero-image figcaption { padding:12px var(--side-space) 14px; color:#53606d; border-bottom:1px solid var(--line); font-size:11px; font-style:italic; text-align:right; }
.project-image-brand { position:absolute; z-index:3; right:clamp(18px,2.5vw,38px); bottom:clamp(18px,2.5vw,38px); display:grid; place-items:center; width:clamp(46px,4.5vw,62px); aspect-ratio:1; }
.project-image-brand img,.development-card-visual.has-project-image .project-image-brand img { width:100%; height:100%; object-fit:contain; filter:none; opacity:.78; }
.development-card-visual.has-project-image .project-image-brand { right:16px; bottom:16px; width:44px; }
.hamstead-project .project-overview h2,.project-plans h2,.project-enquiry h2 { margin:0; color:var(--navy); font:500 var(--section-size)/1.06 var(--serif); letter-spacing:-.025em; }
.hamstead-project .project-overview { display:block; max-width:1320px; margin-inline:auto; padding-top:clamp(32px,3.5vw,50px); padding-bottom:clamp(52px,5.5vw,78px); }
.hamstead-project .project-overview > .project-back { display:inline-block; margin-bottom:clamp(36px,4vw,54px); }
.bilston-project .project-overview > .project-back { margin-bottom:clamp(24px,2.5vw,34px); }
.hamstead-project .project-overview-copy { max-width:940px; }
.hamstead-project .project-overview .eyebrow { margin-bottom:15px; }
.hamstead-project .project-overview-copy h2 { max-width:820px; }
.hamstead-project .project-overview-copy > p:not(.eyebrow) { max-width:920px; margin-top:22px; }
.hamstead-project .project-overview-copy > p + p { margin-top:17px; }
.hamstead-project .project-facts-panel { margin-top:clamp(40px,4.5vw,62px); }
.hamstead-project .project-fact-grid { display:grid; grid-template-columns:repeat(4,minmax(0,1fr)); border-top:1px solid var(--line); border-left:1px solid var(--line); }
.hamstead-project .project-fact-grid div { display:block; min-width:0; padding:18px 20px 20px; border-right:1px solid var(--line); border-bottom:1px solid var(--line); }
.hamstead-project .project-fact-grid dt { margin-bottom:7px; }
.hamstead-project .project-fact-grid dd { font-size:13px; line-height:1.4; text-align:left; }
.project-plans { background:var(--white); border-top:1px solid var(--line); }
.project-section-heading { max-width:760px; margin:0 auto clamp(42px,5vw,66px); text-align:center; }
.project-section-heading .eyebrow { margin-bottom:16px; color:var(--navy); }
.project-section-heading > p:last-child { margin:20px auto 0; }
.project-plans figure { margin:0; }
.plan-image-frame { overflow:hidden; background:#fff; border:1px solid rgba(19,34,56,.18); }
.plan-image-frame img { display:block; width:100%; height:auto; }
.project-plans figcaption { margin-top:14px; color:var(--navy); font:500 clamp(22px,2vw,28px)/1.2 var(--serif); }
.site-plan-figure { max-width:980px; margin-inline:auto !important; }
.floor-plan-grid { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:clamp(22px,3vw,40px); margin-top:clamp(46px,6vw,78px); }
.project-plan-note { max-width:820px; margin:40px auto 0; color:#53606d; font-size:12px; font-style:italic; line-height:1.65; text-align:center; }
.construction-gallery-note { display:grid; grid-template-columns:.55fr 1.45fr; gap:34px; margin-top:clamp(52px,6vw,80px); padding:28px 0; border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
.construction-gallery-note p { margin:0; }
.construction-gallery-note > p:last-child { color:var(--ink); }
.project-enquiry { background:var(--champagne); border-top:1px solid var(--line); text-align:center; }
.project-enquiry .section-shell { max-width:920px; }
.project-enquiry .eyebrow { margin-bottom:16px; color:var(--navy); }
.project-enquiry p:not(.eyebrow) { max-width:650px; margin:22px auto 30px; }
.project-enquiry .button { gap:26px; }
.project-enquiry-compact .button { margin-top:28px; }

.partner-band, .navy-statement, .quiet-cta { background: var(--white); border-block: 1px solid var(--line); }
.partner-inner { max-width: 1120px; }
.partner-inner h2 { max-width: 930px; }
.partner-inner p, .quiet-cta p, .navy-statement p { max-width: 660px; margin: 22px 0 32px; }
.partner-page .partner-inner { margin: 0; }
.land-opportunity-list { max-width: 660px; margin: 8px 0 28px; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.land-opportunity-list li { padding: 14px 0; color: var(--navy); border-bottom: 1px solid var(--line); font: 500 clamp(20px,2vw,27px)/1.2 var(--serif); }
.partner-inner .land-intro-note { margin-top: 0; margin-bottom: 0; }
.land-page .page-hero { display: block; padding: clamp(48px,5vw,70px) var(--side-space) clamp(46px,4.8vw,68px); background: var(--champagne); text-align: center; }
.land-page .page-hero h1 { font-size: clamp(50px,5.4vw,74px); line-height: .96; }
.land-page .page-hero > p { max-width: 700px; margin: 18px auto 0; color: var(--deep); font-size: 15px; font-weight: 500; line-height: 1.7; }
.land-page .partner-band { background: var(--white); }
.land-page .partner-inner { max-width: 900px; margin-inline: auto; text-align: center; }
.land-page .partner-inner.section-shell { padding-top:clamp(48px,5vw,70px); padding-bottom:clamp(48px,5vw,70px); }
.land-page .partner-inner h2 { max-width: 900px; }
.land-page .partner-inner .eyebrow { color: var(--deep); font-weight: 700; }
.land-page .partner-inner > p { margin-right: auto; margin-left: auto; color: var(--ink); font-size: 15px; font-weight: 500; }
.land-page .land-opportunity-list { margin-right: auto; margin-left: auto; text-align: left; }
.land-page .partner-inner .land-intro-note { color: var(--ink); font-size: var(--copy-size); font-weight: 500; }
.land-page .quiet-cta { background: var(--champagne); text-align: center; }
.land-page .quiet-cta .eyebrow { color: var(--deep); font-weight: 700; }
.land-page .quiet-cta h2 { color: var(--deep); }
.land-page .quiet-cta p { margin-right: auto; margin-left: auto; color: var(--ink); font-size: 15px; font-weight: 500; }
.land-page .partner-inner > .eyebrow,
.land-page .quiet-cta .eyebrow,
.project-overview-copy > .eyebrow {
  margin-bottom:20px;
  font-family:var(--sans);
  font-size:var(--label-size);
  font-weight:700;
  line-height:1.4;
  letter-spacing:.2em;
  text-transform:uppercase;
}
.land-page .reveal { opacity: 1; transform: none; }

/* Shared system for Developments, Investors and Land & Partnerships */
.portfolio-hero,
.investor-hero,
.land-page .page-hero {
  min-height: 0;
  padding: clamp(48px,5vw,70px) var(--side-space) clamp(46px,4.8vw,68px);
  background: var(--champagne);
  text-align: center;
  border-bottom: 1px solid var(--line);
}
.portfolio-hero .eyebrow,
.investor-hero .eyebrow,
.land-page .page-hero .eyebrow {
  margin: 0 0 16px;
  color: var(--navy);
  font-weight: 700;
}
.portfolio-hero h1,
.investor-hero h1,
.land-page .page-hero h1 {
  margin: 0;
  color: var(--navy);
  font: 500 clamp(50px,5.4vw,74px)/.96 var(--serif);
  letter-spacing: -.035em;
}
.portfolio-hero > p:last-child,
.investor-hero > p:last-child,
.land-page .page-hero > p {
  max-width: 680px;
  margin: 20px auto 0;
  color: var(--navy);
  font: 600 var(--lead-size)/1.42 var(--serif);
  letter-spacing: -.012em;
}

/* Interior pages */
.page-hero {
  display: grid;
  grid-template-columns: 1.3fr .55fr;
  gap: 70px;
  align-items: end;
  min-height: 400px;
  padding: clamp(102px,11vw,145px) var(--side-space) clamp(64px,7vw,90px);
  background: var(--white);
  border-bottom: 1px solid var(--line);
}
.page-hero h1, .contact-hero h1 { color: var(--navy); font-size: var(--page-size); line-height: 1; }
.page-hero > p { max-width: 450px; margin: 0 0 8px; color: var(--muted); font-size: 14px; }
.page-hero-wide { grid-template-columns: 1.55fr .45fr; }

.city-feature { position: relative; min-height: clamp(390px,53vw,690px); margin: 0; overflow: hidden; background: var(--navy); }
.city-feature::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg,transparent 48%,rgba(5,14,26,.72)); }
.city-feature img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 53%; }
.city-feature figcaption { position: absolute; z-index: 1; right: var(--side-space); bottom: clamp(28px,5vw,66px); left: var(--side-space); display: flex; align-items: end; justify-content: space-between; gap: 30px; color: var(--white); }
.city-feature figcaption span { font-size: 10px; font-weight: 650; letter-spacing: .18em; text-transform: uppercase; }
.city-feature figcaption p { max-width: 470px; margin: 0; font: 500 clamp(22px,2vw,32px)/1.15 var(--serif); text-align: right; }

.development-detail, .assessment, .steps, .values-section, .company-panel, .disclaimer { background: var(--white); }
.development-heading { display: grid; grid-template-columns: 60px 1fr auto; gap: 26px; align-items: end; margin-bottom: 44px; }
.development-heading > span { color: var(--navy); font-size: 10px; }
.development-heading .eyebrow { margin-bottom: 12px; }
.development-heading h2 { margin: 0; color: var(--navy); font: 500 var(--page-size)/1 var(--serif); letter-spacing: -.035em; }
.status-pill { padding: 10px 14px; background: var(--soft); color: var(--navy); font-size: 10px; letter-spacing: .08em; text-transform: uppercase; }
.development-image img { width: 100%; max-height: 720px; object-fit: contain; }
.development-facts { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(56px,9vw,140px); padding-top: 64px; }
.development-facts h3 { margin-top: 0; }
.development-facts p { margin: 0; color: var(--muted); }
.development-facts dl { margin: 0; border-top: 1px solid var(--line); }
.development-facts dl div { display: grid; grid-template-columns: 170px 1fr; gap: 22px; padding: 17px 0; border-bottom: 1px solid var(--line); }
.development-facts dt, .company-card dt { color: var(--muted); font-size: 10px; letter-spacing: .09em; text-transform: uppercase; }
.development-facts dd, .company-card dd { margin: 0; color: var(--navy); font-size: 13px; }

.assessment-grid { display: grid; grid-template-columns: repeat(2,1fr); border-top: 1px solid var(--line); }
.assessment article { min-height: 220px; padding: 34px 42px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.assessment article:nth-child(odd) { border-left: 1px solid var(--line); }
.assessment article > span { color: var(--navy); font-size: 10px; }
.disclaimer { display: flex; align-items: center; justify-content: space-between; gap: 60px; border-top: 1px solid var(--line); }
.disclaimer p { max-width: 800px; margin: 0; color: var(--muted); font-size: 12px; }
.disclaimer strong { color: var(--navy); }
.steps ol { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--line); }
.steps li { display: grid; grid-template-columns: 90px 1fr; gap: 28px; padding: 34px 0; border-bottom: 1px solid var(--line); }
.steps li > span { color: var(--navy); font-size: 10px; }
.steps li h3 { margin-top: -6px; }
.steps li p { max-width: 690px; }

.values-intro { display: grid; grid-template-columns: 1.05fr .7fr; gap: clamp(48px,8vw,120px); align-items: end; margin-bottom: 54px; }
.purpose-grid { display: grid; grid-template-columns: repeat(2,1fr); gap: 1px; margin-bottom: 80px; background: var(--line); border: 1px solid var(--line); }
.purpose-card { min-height: 270px; padding: clamp(34px,4vw,56px); background: var(--white); }
.purpose-card > span, .value-card > span { color: var(--navy); font-size: 10px; font-weight: 650; letter-spacing: .14em; text-transform: uppercase; }
.purpose-card h3 { margin: 48px 0 18px; color: var(--navy); font: 500 clamp(28px,2.8vw,38px)/1.12 var(--serif); letter-spacing: -.02em; }
.purpose-card p, .value-card p { max-width: 500px; margin: 0; color: var(--muted); font-size: 14px; }
.values-heading { display: flex; align-items: end; justify-content: space-between; gap: 40px; margin-bottom: 30px; }
.values-heading h3 { max-width: 660px; text-align: right; }
.values-grid { display: grid; grid-template-columns: repeat(2,1fr); border-top: 1px solid var(--line); }
.value-card { min-height: 170px; padding: 30px 34px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.value-card:nth-child(odd) { border-left: 1px solid var(--line); }
.value-card h3 { margin-top: 28px; }

.company-panel { border-top: 1px solid var(--line); }
.company-card { display: grid; grid-template-columns: .75fr 1.25fr; background: var(--white); border: 1px solid var(--line); }
.company-card > div { display: flex; flex-direction: column; justify-content: space-between; min-height: 360px; padding: 42px; border-right: 1px solid var(--line); }
.company-card img { width: 260px; height: auto; object-fit: contain; object-position: left center; }
.company-card > div p { margin: 0; color: var(--navy); font: 500 20px/1.3 var(--serif); }
.company-card dl { margin: 0; padding: 42px; }
.company-card dl div { display: grid; grid-template-columns: 145px 1fr; gap: 28px; padding: 16px 0; border-bottom: 1px solid var(--line); }

/* About */
.about-hero { position: relative; display: grid; min-height: clamp(500px,68vh,720px); place-items: center; overflow: hidden; background: var(--navy); }
.about-hero::after { content:""; position:absolute; inset:0; background: linear-gradient(180deg,rgba(5,14,26,.32),rgba(5,14,26,.68)); }
.about-hero img { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; object-position:center 52%; }
.about-hero-content { position:relative; z-index:1; padding:70px 24px; color:var(--white); text-align:center; }
.about-hero .eyebrow { margin-bottom:18px; color:var(--champagne); font-weight:700; }
.about-hero h1 { margin:0 auto; color:var(--white); font:500 clamp(64px,7vw,92px)/.94 var(--serif); letter-spacing:.02em; }
.about-hero .about-tagline { margin:24px auto 0; color:var(--white); font:500 clamp(27px,2.95vw,39px)/1.35 var(--serif); white-space:nowrap; }
.about-content { max-width:1120px; margin-inline:auto; padding-bottom:0; background:var(--white); }
.about-intro { max-width:780px; margin:0 auto 72px; text-align:center; }
.about-intro .eyebrow,.about-values-heading .eyebrow,.about-principles .eyebrow { color:var(--navy); font-weight:700; }
.about-intro h2,.about-values-heading h2 { margin:0; color:var(--navy); font:500 var(--section-size)/1.04 var(--serif); letter-spacing:-.03em; }
.about-intro > p:last-child { max-width:680px; margin:24px auto 0; }
.about-principles { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:clamp(44px,8vw,110px); margin-bottom:84px; }
.about-principles article { padding-top:24px; border-top:1px solid rgba(19,34,56,.25); }
.about-principles h3 { margin:18px 0 0; color:var(--navy); font:500 clamp(24px,2.15vw,31px)/1.23 var(--serif); letter-spacing:-.012em; }
.about-values-heading { max-width:700px; margin:0 auto 46px; text-align:center; }
.about-values-band { padding:clamp(64px,7vw,92px) 0 clamp(48px,6vw,72px); background:var(--champagne); box-shadow:0 0 0 100vmax var(--champagne); clip-path:inset(0 -100vmax); }
.about-values-grid { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); column-gap:clamp(44px,8vw,110px); }
.about-values-grid article { padding:27px 0 32px; border-top:1px solid rgba(19,34,56,.38); }
.about-values-grid h3 { margin:0; color:var(--navy); font:500 clamp(22px,2vw,28px)/1.2 var(--serif); letter-spacing:-.01em; }

.contact-page { background: var(--white); }
.contact-intro { padding:clamp(68px,7vw,104px) var(--side-space); background:var(--champagne); color:var(--navy); text-align:center; border-bottom:1px solid var(--line); }
.contact-intro .eyebrow { margin-bottom:18px; }
.contact-intro h1 { max-width:900px; margin:0 auto; font:500 clamp(52px,5.4vw,74px)/.98 var(--serif); letter-spacing:-.035em; }
.contact-intro > p:last-of-type { max-width:740px; margin:24px auto 0; }
.contact-methods { display:flex; flex-wrap:wrap; justify-content:center; gap:18px 30px; margin-top:28px; }
.contact-method { display:inline-flex; align-items:center; gap:10px; padding:0 0 5px; color:var(--navy); border-bottom:1px solid rgba(19,34,56,.55); font-size:14px; font-weight:700; }
.contact-method svg { width:18px; height:18px; fill:none; stroke:currentColor; stroke-width:1.5; stroke-linecap:round; stroke-linejoin:round; }
.contact-simple { max-width:860px; margin-inline:auto; }
.contact-choice-layout { display:grid; grid-template-columns:minmax(0,1.25fr) minmax(240px,.75fr); gap:clamp(64px,10vw,150px); align-items:start; }
.contact-chooser h2,.contact-form-panel h2 { margin:0 0 34px; color:var(--navy); font:500 var(--section-size)/1.04 var(--serif); letter-spacing:-.03em; }
.contact-enquiry-options { border-top:1px solid var(--line); }
.contact-enquiry-options button { display:flex; align-items:center; justify-content:space-between; gap:24px; width:100%; padding:20px 0; color:var(--navy); background:none; border:0; border-bottom:1px solid var(--line); cursor:pointer; font:500 clamp(20px,2vw,27px)/1.2 var(--serif); text-align:left; }
.contact-enquiry-options button span:last-child { font:500 14px/1 var(--sans); }
.contact-enquiry-options button:hover,.contact-enquiry-options button:focus-visible { color:var(--deep); padding-left:8px; }
.contact-form-panel { background:var(--soft); border-top:1px solid var(--line); }
.contact-form-panel[hidden] { display:none; }
.contact-form-panel .section-shell { max-width:1120px; margin-inline:auto; }
.contact-form-panel h2 { max-width:760px; }
.contact-form { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:30px 34px; }
.contact-form label { display:block; min-width:0; }
.contact-form .contact-type-field,.contact-form .contact-message-field { grid-column:1 / -1; }
.contact-form label > span { display:flex; justify-content:space-between; gap:16px; margin-bottom:10px; color:var(--navy); font-size:10px; font-weight:700; letter-spacing:.12em; text-transform:uppercase; }
.contact-form label small { color:#68727c; font-size:10px; font-weight:500; letter-spacing:.08em; }
.contact-form input,.contact-form select,.contact-form textarea { width:100%; padding:12px 0; color:var(--ink); background:transparent; border:0; border-bottom:1px solid rgba(19,34,56,.28); border-radius:0; outline:0; font:500 15px/1.5 var(--sans); }
.contact-form select { appearance:none; background-image:linear-gradient(45deg,transparent 50%,var(--navy) 50%),linear-gradient(135deg,var(--navy) 50%,transparent 50%); background-position:calc(100% - 10px) 50%,calc(100% - 5px) 50%; background-size:5px 5px,5px 5px; background-repeat:no-repeat; }
.contact-form textarea { min-height:130px; resize:vertical; }
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus { border-bottom-color:var(--navy); }
.contact-form .button { grid-column:1 / -1; justify-self:start; min-width:190px; border:0; cursor:pointer; }
.contact-details { min-width:0; padding-top:2px; }
.contact-details > a { display:inline-block; max-width:100%; margin:8px 0 48px; color:var(--navy); font:600 16px/1.5 var(--sans); overflow-wrap:anywhere; }
.contact-address-label { margin:0 0 14px; color:var(--navy); font-size:10px; font-weight:700; letter-spacing:.14em; text-transform:uppercase; }
.contact-details address { color: #53606d; font-style: normal; font-size: 14px; }

/* Narrative copy: one consistent editorial voice across the site */
.editorial-copy p,
.section-heading > p,
.capability p,
.project-copy > p:not(.location),
.partner-inner > p:not(.eyebrow),
.quiet-cta .section-shell > p:not(.eyebrow),
.navy-statement p,
.assessment article p,
.steps li p,
.values-intro > p,
.development-card-content > p:not(.development-card-location),
.project-overview-copy > p:not(.eyebrow),
.city-feature figcaption p,
.investor-intro-copy p,
.investor-process-band-heading > p,
.investor-process-band li p,
.investor-opportunity > div:last-child > p,
.land-page .partner-inner > p:not(.eyebrow),
.land-page .quiet-cta p:not(.eyebrow) {
  font: 600 var(--narrative-size)/1.48 var(--serif);
  letter-spacing: -.005em;
}

/* Footer */
.site-footer { padding: 34px var(--side-space) 22px; background: var(--deep); color: var(--white); }
.footer-top { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 28px; padding-bottom: 20px; border-bottom: 1px solid rgba(255,255,255,.14); }
.footer-top img { width: 152px; height: auto; max-height: 62px; object-fit: contain; object-position: left center; }
.footer-top p { grid-column: 2; margin: 0; color: var(--white); font: 500 17px/1.25 var(--serif); text-align: center; }
.footer-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 34px; padding: 26px 0; }
.footer-grid h3 { margin: 0 0 11px; color: var(--white); font-size: 10px; font-weight:700; letter-spacing: .14em; text-transform: uppercase; }
.footer-grid a, .footer-grid p { display: block; margin: 0 0 5px; color: rgba(255,255,255,.78); font-size: 12px; line-height: 1.6; }
.footer-grid a { display:flex; align-items:center; width:fit-content; min-height:28px; margin-bottom:0; padding:3px 0; }
.footer-bottom { display: flex; justify-content: space-between; gap: 24px; padding-top: 16px; border-top: 1px solid rgba(255,255,255,.18); color: rgba(255,255,255,.62); font-size: 10px; }
.footer-bottom p { margin: 0; }
.site-footer.compact { padding-top: 32px; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .6s ease, transform .6s ease; }
.reveal.visible { opacity: 1; transform: none; }

@media (max-width: 1120px) {
  .site-header { height: 76px; }
  .brand img { width: 176px; height: 68px; }
  .menu-toggle { display: grid; gap: 7px; padding: 12px; }
  .menu-toggle span:not(.sr-only) { display: block; width: 27px; height: 1px; background: currentColor; }
  .site-nav { position: fixed; inset: 76px 0 0; display: none; flex-direction: column; align-items: stretch; gap: 0; min-height: 0; padding: 24px 24px 34px; overflow-y: auto; background: var(--champagne); color: var(--navy); box-shadow: 0 18px 40px rgba(6,17,38,.18); overscroll-behavior: contain; }
  .site-nav.open { display: flex; }
  .site-nav a,
  .site-header.is-overlay .site-nav a { color: var(--navy) !important; text-shadow: none; }
  .site-nav > a:not(.nav-cta) { padding: 14px 0; border-bottom: 1px solid rgba(19,34,56,.22); }
  .site-nav > a.active:not(.nav-cta) { color: var(--deep) !important; border-bottom-color: var(--navy); }
  .site-nav .nav-cta { margin-top: 18px; background: var(--navy); color: var(--white) !important; border-color: var(--navy); text-align: center; }
  .site-header.is-overlay .site-nav .nav-cta { color: var(--white) !important; }
  .nav-cta:hover,.nav-cta.active,
  .site-header.is-overlay .nav-cta:hover,
  .site-header.is-overlay .nav-cta.active { background: var(--deep); color: var(--white) !important; }
  .editorial-grid, .section-heading, .featured-project, .page-hero, .development-facts, .contact-choice-layout { grid-template-columns: 1fr; }
  #introduction .editorial-grid { grid-template-columns:1fr; }
  .page-hero { gap: 34px; min-height: 0; }
  .page-hero > p { max-width: 620px; }
  .featured-project, .development-facts { gap: 54px; }
  .home-pathways .capability-grid { grid-template-columns: repeat(2,minmax(0,1fr)); }
  .home-pathways .capability,.home-pathways .capability:nth-child(4),.home-pathways .capability:nth-child(5) { grid-column: auto; }
  .home-pathways .capability:last-child { grid-column: 1 / -1; }
  .home-developments-heading { align-items:flex-start; flex-direction:column; gap:20px; }
  .development-card-grid { grid-template-columns:repeat(2,minmax(0,1fr)); }
  .project-overview,.project-gallery-placeholder { grid-template-columns:1fr; gap:44px; }
  .investor-process-band-heading,.investor-intro,.investor-opportunity { grid-template-columns:1fr; gap:36px; }
  .investor-process-band ol { grid-template-columns:repeat(2,1fr); }
}

@media (max-width: 760px) {
  :root {
    --hero-size: 54px;
    --page-size: 48px;
    --section-size: 36px;
    --card-size: 25px;
    --section-space: 60px;
    --side-space: 20px;
  }
  .site-header { padding-inline: 20px; }
  .brand img { width: 170px; height: 66px; }
  .hero { min-height: 720px; }
  .hero-image { object-position: 62% center; }
  .hero-content { min-height: 720px; padding: 118px 20px 70px; }
  .hero h1 { width: min(100%, 330px); line-height: .95; }
  .hero-title-line:first-child,
  .hero-title-line:last-child { font-size: clamp(41px, 11.5vw, 45px); }
  .hero-title-line + .hero-title-line { margin-top: 7px; }
  .hero-intro { width: min(100%, 330px); margin: 24px auto 28px; font-size: 10px; letter-spacing: .07em; }
  .hero-actions { flex-direction: column; width: 100%; max-width: 310px; }
  .hero-actions .button { flex: none; width: 100%; }
  .section-heading { gap: 26px; margin-bottom: 34px; }
  .editorial-grid { gap: 30px; }
  #introduction .editorial-copy p { font-size:17px; line-height:1.62; }
  .capability-grid, .assessment-grid, .values-grid, .purpose-grid, .footer-grid { grid-template-columns: 1fr; }
  .home-pathways .capability-grid { grid-template-columns: 1fr; }
  .home-pathways .capability,.home-pathways .capability:last-child { grid-column: auto; min-height: 150px; padding: 26px 32px; }
  .home-pathways .capability p { max-width: 270px; line-height: 1.45; }
  .home-pathways .capability i { right: 26px; bottom: 22px; }
  .home-developments { padding:var(--section-space) 0; }
  .home-developments-heading { margin-bottom:26px; }
  .home-developments-heading h2 { font-size:36px; }
  .capability { min-height: 205px; border-left: 1px solid var(--line); }
  .project-visual img { min-height: 280px; }
  .page-hero { gap: 26px; padding-top: 96px; padding-bottom: 58px; }
  .city-feature { min-height: 440px; }
  .city-feature img { object-position: 45% center; }
  .city-feature figcaption { display: block; }
  .city-feature figcaption p { max-width: 330px; margin-top: 13px; text-align: left; }
  .development-heading { grid-template-columns: 34px 1fr; gap: 16px; }
  .status-pill { grid-column: 2; }
  .development-facts dl div { grid-template-columns: 1fr; gap: 6px; }
  .assessment article, .assessment article:nth-child(odd) { min-height: 0; padding: 30px 26px; border-left: 1px solid var(--line); }
  .disclaimer { align-items: flex-start; flex-direction: column; gap: 26px; }
  .steps li { grid-template-columns: 38px 1fr; gap: 14px; }
  .values-intro { grid-template-columns: 1fr; gap: 30px; margin-bottom: 44px; }
  .purpose-grid { margin-bottom: 62px; }
  .purpose-card { min-height: 0; padding: 34px 26px; }
  .purpose-card h3 { margin-top: 38px; }
  .values-heading { display: block; }
  .values-heading h3 { margin-top: 16px; text-align: left; }
  .value-card, .value-card:nth-child(odd) { min-height: 135px; padding: 26px; border-left: 1px solid var(--line); }
  .company-card { grid-template-columns: 1fr; }
  .company-card > div { min-height: 270px; padding: 32px 26px; border-right: 0; border-bottom: 1px solid var(--line); }
  .company-card img { width: 220px; }
  .company-card dl { padding: 24px 26px 36px; }
  .company-card dl div { grid-template-columns: 1fr; gap: 6px; }
  .about-principles { grid-template-columns:1fr; gap:34px; }
  .about-values-grid { grid-template-columns: 1fr; }
  .contact-intro { padding:54px 20px 58px; }
  .contact-intro h1 { font-size:46px; }
  .contact-choice-layout { gap:56px; }
  .contact-form { grid-template-columns:1fr; gap:26px; }
  .contact-form .contact-message-field,.contact-form .button { grid-column:1; }
  .contact-details > a { display:block; width:100%; }
  .footer-top { grid-template-columns: 1fr; align-items: flex-start; gap: 14px; }
  .footer-top img { width: 145px; max-height: 60px; }
  .footer-top p { grid-column: 1; justify-self: center; }
  .footer-grid { gap: 18px; padding: 22px 0; }
  .footer-bottom { flex-direction: column; }
  .portfolio-hero { padding:48px 20px 46px; }
  .portfolio-hero h1 { font-size:48px; }
  .portfolio-hero > p:last-child { margin-top:16px; }
  .project-listing { padding-top:24px; padding-bottom:64px; }
  .project-listing-head { margin-bottom:22px; }
  .development-card-grid { grid-template-columns:1fr; gap:18px; }
  .development-card-visual { aspect-ratio:1.55/1; }
  .development-card-content { padding:25px; }
  .development-card-content > p:not(.development-card-location) { min-height:0; }
  .project-detail-hero { min-height:560px; padding-top:140px; }
  .project-detail-hero h1 { font-size:64px; }
  .project-detail-image-note { right:20px; bottom:24px; }
  .project-overview { gap:36px; }
  .hamstead-project .project-overview { padding-top:22px; padding-bottom:40px; }
  .hamstead-project .project-overview > .project-back { margin-bottom:26px; }
  .bilston-project .project-overview > .project-back { margin-bottom:20px; }
  .hamstead-project .project-overview h2 { font-size:34px; line-height:1.02; }
  .hamstead-project .project-overview-copy > p:not(.eyebrow) { margin-top:18px; font-size:16px; line-height:1.5; }
  .hamstead-project .project-facts-panel { margin-top:30px; }
  .hamstead-project .project-fact-grid { grid-template-columns:repeat(2,minmax(0,1fr)); }
  .hamstead-project .project-fact-grid div { padding:15px 14px 17px; }
  .hamstead-project .project-fact-grid dd { font-size:12px; }
  .project-gallery-placeholder > div:last-child { min-height:230px; }
  .project-title-band { padding:34px 20px 32px; }
  .project-title-band h1 { font-size:48px; }
  .project-title-band > p:last-child { margin-top:14px; }
  .project-hero-image > img { min-height:260px; object-position:center; }
  .project-hero-image figcaption { padding:10px 20px 12px; text-align:left; }
  .floor-plan-grid { grid-template-columns:1fr; gap:42px; }
  .construction-gallery-note { grid-template-columns:1fr; gap:12px; }
  .project-enquiry .button { width:100%; padding-inline:14px; }
  .project-enquiry .section-shell { padding-top:46px; padding-bottom:46px; }
  .investor-hero { padding:44px 20px 42px; }
  .investor-hero h1 { font-size:43px; }
  .land-page .page-hero { padding:44px 20px 42px; }
  .land-page .partner-inner.section-shell { padding-top:44px; padding-bottom:44px; }
  .land-page .page-hero h1 { font-size:43px; }
  .portfolio-hero,.investor-hero,.land-page .page-hero { padding:44px 20px 42px; }
  .portfolio-hero h1,.investor-hero h1,.land-page .page-hero h1 { font-size:46px; }
  .portfolio-hero > p:last-child,.investor-hero > p:last-child,.land-page .page-hero > p { margin-top:16px; font-size:18px; line-height:1.42; }
  .about-hero { min-height:540px; }
  .about-hero h1 { font-size:58px; }
  .about-hero .about-tagline { font-size:24.5px; }
  .about-intro { margin-bottom:58px; }
  .about-principles { margin-bottom:64px; }
  .investor-process-band { padding:42px 20px 0; }
  .investor-process-band-heading { margin-bottom:28px; }
  .investor-process-band ol { grid-template-columns:1fr; }
  .investor-process-band li,.investor-process-band li:first-child { min-height:0; padding:24px 0; border:0; border-top:1px solid rgba(255,255,255,.38); }
  .investor-process-band li:last-child { padding-bottom:30px; }
  .investor-process-band h3 { margin-top:12px; }
  .investor-actions { align-items:stretch; flex-direction:column; gap:22px; }
  .investor-actions .button { width:100%; text-align:center; }
  .certification-form-grid { grid-template-columns: 1fr; }
  .certification-card { padding: 26px 20px; }
  .certification-intro-copy span { display: inline; }
  .certification-intro-copy span + span::before { content: " "; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}