@font-face{font-family:Jakarta;src:url('assets/jakarta-400.ttf') format('truetype');font-style:normal;font-weight:400;font-display:swap}
@font-face{font-family:Jakarta;src:url('assets/jakarta-500.ttf') format('truetype');font-style:normal;font-weight:500;font-display:swap}
@font-face{font-family:Jakarta;src:url('assets/jakarta-600.ttf') format('truetype');font-style:normal;font-weight:600;font-display:swap}
@font-face{font-family:Jakarta;src:url('assets/jakarta-700.ttf') format('truetype');font-style:normal;font-weight:700;font-display:swap}
:root{--ink:#0b283a;--blue:#00aeef;--blue-deep:#00739b;--body:#5b6a75;--pale:#edf5f8;--line:#d6e0e6;--pad:clamp(24px,6.25vw,120px);--ease:cubic-bezier(.22,.7,.2,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:115px}body{margin:0;font:400 15px/1.75 Jakarta,Arial,sans-serif;color:var(--ink);background:white;-webkit-font-smoothing:antialiased}body.menu-open,body.dialog-open{overflow:hidden}h1,h2,h3,p,figure,blockquote{margin:0}h1,h2,h3{font-weight:600;line-height:1.14;letter-spacing:-.045em}h1{font-size:clamp(48px,4.4vw,84px)}h2{font-size:clamp(34px,2.95vw,56px)}h2>span{color:var(--blue-deep)}h3{font-size:26px;line-height:1.25;letter-spacing:-.035em}p{color:var(--body)}p+p{margin-top:19px}button,input,select,textarea{font:inherit}button{padding:0;border:0;border-radius:0;background:none;color:inherit;cursor:pointer}button,a{touch-action:manipulation;-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}img{display:block;width:auto;max-width:100%;height:auto}ul{list-style:none;padding:0;margin:0}svg{width:24px;height:24px;flex:0 0 24px;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}::selection{background:var(--blue);color:#fff}:focus-visible{outline:3px solid var(--blue-deep);outline-offset:5px}[hidden]{display:none!important}.wrap{width:100%;max-width:1920px;margin:auto;padding-inline:var(--pad)}.section{padding-block:clamp(75px,6.25vw,120px)}.eyebrow{display:block;color:var(--blue-deep);font-size:10px;font-weight:700;line-height:1.5;letter-spacing:.11em;margin-bottom:25px}.small-tag{font-size:10px;letter-spacing:.07em;font-weight:600;line-height:1.5;color:var(--body)}.lead{font-size:22px;line-height:1.6;color:var(--ink);letter-spacing:-.02em}.sr-only{position:absolute;width:1px;height:1px;clip:rect(0,0,0,0);overflow:hidden;white-space:nowrap}.skip-link{position:fixed;top:-100px;left:20px;background:white;padding:12px 20px;z-index:1000}.skip-link:focus{top:15px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;min-height:56px;padding:16px 22px;background:var(--ink);border:1px solid var(--ink);color:white;border-radius:5px;font-size:13px;font-weight:600;line-height:1.4;transition:background .3s,border-color .3s,color .3s}.button svg{width:22px;height:22px;flex-basis:22px;transition:transform .35s var(--ease)}.button:hover{background:var(--blue);border-color:var(--blue);color:#fff}.button:hover svg{transform:translate(3px,-2px)}.button-cyan{background:var(--blue);border-color:var(--blue);color:#fff}.button-cyan:hover{background:white;border-color:white;color:var(--ink)}.button-small{min-height:48px;padding:12px 19px;font-size:12px}.text-link{display:inline-flex;align-items:center;gap:24px;font-size:13px;font-weight:600;line-height:1.5;padding-bottom:7px;border-bottom:1px solid #a6b9c2;color:var(--ink)}.text-link svg{width:21px;height:21px;flex-basis:21px;transition:transform .35s}.text-link:hover{border-color:var(--blue);color:var(--blue-deep)}.text-link:hover svg{transform:translateX(4px)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:60px;margin-bottom:52px}.section-heading>p{font-size:14px;max-width:370px;line-height:1.85;padding-bottom:4px}.section-footnote{font-size:11px;margin-top:28px}
/* Navigation */
.header{position:sticky;top:0;z-index:50;background:#fff;transition:box-shadow .3s}.header.is-scrolled{box-shadow:0 2px 20px #0b283a0e}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:35px;min-height:100px}.brand{width:245px;flex-shrink:0}.brand img{width:100%}#main-nav{display:flex;align-items:center;gap:31px;font-size:12px;font-weight:500}#main-nav>a:not(.button),.resident-nav{padding-block:12px;position:relative;white-space:nowrap}#main-nav>a:not(.button):after{content:'';position:absolute;left:0;right:0;bottom:5px;height:2px;background:var(--blue);transform:scaleX(0);transform-origin:left;transition:transform .35s}#main-nav>a:hover:after,#main-nav>a[aria-current]:after{transform:scaleX(1)}.resident-nav{color:var(--blue-deep)}.resident-nav:hover{color:var(--ink)}.menu-toggle{display:none}
/* Cinematic photographic cover */
.hero{position:relative;min-height:700px;height:clamp(650px,43vw,820px);overflow:hidden;background:var(--ink);color:white}.hero-slide{position:absolute;inset:0;opacity:0;visibility:hidden;transition:opacity 1s var(--ease),visibility 1s}.hero-slide.is-active{opacity:1;visibility:visible}.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:58% 50%;transition:transform 7s linear;transform:scale(1.025)}.hero-slide.is-active img{transform:scale(1)}.hero-slide:nth-child(2) img{object-position:50% 55%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#061d30eb 0%,#06253cc4 31%,#0a2b4350 65%,#08223830),linear-gradient(0deg,#092638ad,transparent 25%)}.hero-content{position:relative;z-index:2;padding-top:75px;padding-bottom:125px}.hero-content .eyebrow{color:#b4e9ff;font-size:10px;margin-bottom:28px}.hero h1{font-size:clamp(57px,4.35vw,83px);line-height:1.07;letter-spacing:-.05em;max-width:880px}.hero h1>span{color:#8cddfa}.hero-content>p{font-size:16px;line-height:1.85;color:#e0eaf0;margin-top:26px;max-width:570px}.hero-actions{display:flex;align-items:center;gap:30px;margin-top:31px}.hero-link{display:flex;align-items:center;gap:18px;color:white;font-size:13px;font-weight:500}.hero-link:hover svg{transform:translateX(4px)}.hero-link svg{width:20px;height:20px;flex-basis:20px;transition:transform .35s}.hero-bottom{position:absolute;bottom:0;left:50%;transform:translateX(-50%);z-index:3;display:flex;align-items:center;justify-content:space-between;gap:30px;padding-block:23px;border-top:1px solid #ffffff40}.hero-controls{display:flex;align-items:center;gap:17px}.hero-controls>button{width:37px;height:37px;color:white;font-size:19px;display:grid;place-items:center;border:1px solid #ffffff60;border-radius:50%}.hero-controls>button:hover{background:#ffffff20}.slide-selectors{display:flex;gap:8px;align-items:center}.slide-selectors button{width:24px;height:25px;position:relative}.slide-selectors button:before{content:'';position:absolute;height:3px;left:0;right:0;top:11px;background:#ffffff60;transition:background .3s}.slide-selectors button.is-active:before{background:var(--blue)}.hero-controls>.pause-control{width:auto;min-width:51px;border:0;border-radius:0;font-size:11px;line-height:1.5}.pause-control:disabled{opacity:.6;cursor:default}.hero-caption{font-size:11px;letter-spacing:.02em;margin-left:auto}.hero-count{font-size:11px;color:#b9cbd5;white-space:nowrap}.hero-count b{font-size:16px;color:white;font-weight:500;margin-right:4px}
/* Introduction */
.intro-layout,.overview-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:12%}.intro-layout>div:last-child,.overview-layout>div:last-child{padding-top:24px;max-width:580px}.intro-layout p,.overview-layout p{font-size:15px}.intro-layout p.lead,.overview-layout p.lead{font-size:22px}.intro-layout .text-link,.overview-layout .text-link{margin-top:28px}.intro-foot{display:grid;grid-template-columns:1fr 2.1fr;gap:10%;margin-top:55px;align-items:center;padding-top:36px;border-top:1px solid var(--line)}.founded{display:flex;align-items:center;gap:22px}.founded strong{font-size:50px;letter-spacing:-.055em;font-weight:600;color:var(--blue-deep);line-height:1}.founded>span{font-size:11px;color:var(--body);line-height:1.7}.intro-focus{display:flex;align-items:center;justify-content:space-between;gap:20px}.intro-focus>span{font-size:9px;letter-spacing:.08em;max-width:100px;color:var(--body)}.intro-focus>p{font-weight:600;font-size:14px;color:var(--ink);margin:0}
/* Service explorer */
.services-section{background:var(--ink);color:white}.services-section .eyebrow{color:#83dafa}.services-section h2 span{color:#86ddfd}.services-section .section-heading>p{color:#bdd0dc}.service-explorer{display:grid;grid-template-columns:1fr 2.08fr;gap:45px;align-items:start}.service-tabs{display:flex;flex-direction:column;gap:12px;padding-top:3px}.service-tabs>button{display:flex;align-items:center;gap:17px;text-align:left;padding:25px 20px;border:1px solid #ffffff30;border-radius:8px;transition:background .3s,color .3s,border-color .3s}.service-tabs>button>span:nth-child(2){flex:1}.service-tabs strong{display:block;font-size:15px;font-weight:600;line-height:1.6}.service-tabs small{display:block;font-size:11px;font-weight:400;color:#adc4d2;margin-top:4px;line-height:1.65}.tab-icon{display:grid;place-items:center;width:38px;height:38px;color:#80d9fa;flex:0 0 38px}.tab-icon svg{width:29px;height:29px;flex-basis:29px}.service-tabs>button>svg{width:18px;height:18px;flex-basis:18px}.service-tabs>button[aria-selected=true]{background:var(--blue);border-color:var(--blue);color:#fff}.service-tabs>button[aria-selected=true] small,.service-tabs>button[aria-selected=true] .tab-icon{color:#fff}.service-tabs>button:hover{border-color:#70d6fa}.capability-link{display:flex;align-items:center;justify-content:space-between;gap:20px;color:#b3d9e9;font-size:11px;padding:22px 4px}.capability-link svg{width:18px;height:18px;flex-basis:18px}.capability-link:hover{color:white}.service-panel{overflow:hidden;border-radius:12px;background:white;color:var(--ink);animation:panel-in .6s var(--ease)}.service-panel>img{width:100%;height:355px;object-fit:cover;object-position:center 55%}.service-panel-copy{display:flex;align-items:center;gap:35px;justify-content:space-between;padding:32px 37px}.service-panel-copy h3{font-size:27px}.service-panel-copy p{font-size:13px;max-width:550px;margin-top:17px}.round-link{width:56px;height:56px;border-radius:50%;background:var(--pale);display:grid;place-items:center;flex:0 0 56px;transition:background .3s,transform .3s}.round-link:hover{background:var(--blue);transform:rotate(5deg);color:#fff}
/* Property types */
.type-grid{display:grid;grid-template-columns:1.15fr 1fr;grid-template-rows:280px 230px;gap:22px}.type-grid>article{position:relative;border-radius:12px;overflow:hidden}.type-grid img{position:absolute;width:100%;height:100%;object-fit:cover;inset:0}.type-grid>article>div{position:relative;z-index:2}.type-residential{grid-row:1/3;color:white}.type-residential:after,.type-commercial:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#06293ae8,transparent 90%)}.type-residential>div{position:absolute!important;left:35px;right:35px;bottom:32px}.type-residential .small-tag,.type-commercial .small-tag{color:#c5edf9}.type-grid h3{font-size:32px;margin-top:16px}.type-grid p{font-size:13px;color:#e1ecf2;max-width:440px;margin-top:15px}.type-commercial{color:white}.type-commercial>div{position:absolute!important;left:30px;right:30px;bottom:28px}.type-commercial h3{font-size:28px}.type-commercial p{font-size:12px;max-width:360px;margin-top:12px}.type-mixed{background:var(--pale);display:flex;align-items:center;padding:32px;gap:27px}.type-mixed .small-tag{font-size:9px;color:var(--blue-deep)}.type-mixed h3{font-size:28px;margin-top:12px}.type-mixed p{color:var(--body);font-size:12px;margin-top:12px;max-width:330px}.type-graphic{color:var(--blue-deep);flex:0 0 57px}.type-graphic svg{width:57px;height:57px;stroke-width:1.1}.type-mixed>a{position:absolute;right:22px;top:20px}.type-mixed>a svg{width:20px;height:20px}
/* Real project evidence */
.projects-section{background:#f4f7f9}.projects-grid{display:grid;grid-template-columns:1.55fr 1fr;gap:30px;align-items:start}.project-large,.project-small{background:white;border-radius:12px;overflow:hidden}.project-image{display:block;position:relative;overflow:hidden;width:100%}.project-image>img{width:100%;object-fit:cover;transition:transform 1.2s var(--ease)}.project-large .project-image>img{height:430px}.project-small .project-image>img{height:300px}.project-image:hover>img{transform:scale(1.04)}.project-location{position:absolute;top:22px;left:22px;background:white;padding:8px 12px;border-radius:3px;font-size:9px;font-weight:600;letter-spacing:.07em}.project-arrow{position:absolute;right:22px;bottom:22px;width:50px;height:50px;display:grid;place-items:center;background:var(--blue);border-radius:50%;transition:transform .3s;color:#fff}.project-image:hover .project-arrow{transform:rotate(5deg)}.project-copy{padding:30px}.project-copy h3{font-size:28px;margin-top:15px}.project-copy p{font-size:13px;line-height:1.8;margin-top:17px}.project-large>.project-copy{display:flex;justify-content:space-between;gap:35px}.project-large .project-copy>div:first-child{flex:1;max-width:450px}.project-facts{display:flex;gap:28px;align-items:center}.project-facts>span{display:flex;flex-direction:column;font-size:10px;color:var(--body);white-space:nowrap}.project-facts b{font-size:31px;font-weight:600;letter-spacing:-.05em;color:var(--blue-deep)}.project-small .text-link{margin-top:22px;font-size:12px}
/* Hospitality, reporting, audiences */
.care-layout{display:grid;grid-template-columns:1.12fr 1fr;gap:9%;align-items:center}.care-photo{position:relative;overflow:hidden;border-radius:12px;min-height:570px}.care-photo>img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;object-position:32% 50%}.image-caption{position:absolute;bottom:24px;left:24px;right:24px;width:max-content;max-width:calc(100% - 48px);padding:12px 15px;background:white;border-left:4px solid var(--blue);font-size:9px;letter-spacing:.05em;z-index:2}.care-copy>p{font-size:14px;margin-top:27px;max-width:485px}.icon-list{display:flex;flex-direction:column;gap:17px;margin-block:28px}.icon-list li{display:flex;align-items:center;gap:17px;font-size:13px}.icon-list svg{color:var(--blue-deep);width:22px;height:22px;flex-basis:22px}.care-copy .text-link{margin-top:4px}.visibility-section{background:var(--pale)}.visibility-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:12%;align-items:center}.visibility-layout>div>p{font-size:14px;max-width:530px;margin-top:27px}.visibility-layout .button{margin-top:29px}.visibility-items{display:flex;flex-direction:column;gap:18px}.visibility-items article{display:flex;align-items:center;gap:23px;background:white;border-radius:10px;padding:25px 28px}.visibility-items article>svg{width:32px;height:32px;flex-basis:32px;color:var(--blue-deep)}.visibility-items h3{font-size:21px}.visibility-items p{font-size:12px;margin-top:7px}.audience-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.audience-grid>a{display:flex;flex-direction:column;align-items:flex-start;background:#f4f7f9;border-radius:12px;border:1px solid #e0e8ec;padding:35px;transition:transform .4s var(--ease),background .4s,color .4s;min-height:330px}.audience-icon{display:grid;place-items:center;width:52px;height:52px;background:#dceff7;border-radius:8px;color:var(--blue-deep);margin-bottom:30px}.audience-icon svg{width:26px;height:26px}.audience-grid h3{font-size:24px}.audience-grid p{font-size:13px;line-height:1.8;margin-block:19px 30px;transition:color .4s}.audience-grid>a>span:last-child{font-size:12px;font-weight:600;display:flex;align-items:center;justify-content:space-between;gap:24px;width:100%;margin-top:auto}.audience-grid>a>span:last-child svg{width:20px;height:20px;flex-basis:20px}.audience-grid>a:hover{transform:translateY(-5px);background:var(--ink);color:white;border-color:var(--ink)}.audience-grid>a:hover p{color:#bed0dc}.audience-grid>a:hover .audience-icon{background:var(--blue);color:#fff}.discussion-band{background:#e8f4fa;padding-block:75px}.discussion-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:15%;align-items:center}.discussion-layout h2{font-size:clamp(36px,3.1vw,59px)}.discussion-layout .text-link{margin-top:29px}.discussion-list>p{font-size:15px;max-width:440px;color:var(--ink);margin-bottom:25px}.discussion-list ul{display:grid;grid-template-columns:1fr;gap:15px}.discussion-list li{position:relative;padding-left:24px;font-size:13px}.discussion-list li:before{content:'';position:absolute;left:0;top:9px;width:9px;height:5px;border-left:2px solid var(--blue-deep);border-bottom:2px solid var(--blue-deep);transform:rotate(-45deg)}
/* Quote and answers */
.quote-section{padding-block:85px;background:var(--blue);color:#fff}.quote-section>.wrap{max-width:1530px;position:relative;padding-left:calc(var(--pad) + 88px)}.quote-mark{position:absolute;left:var(--pad);top:-17px;font:400 135px/1 Georgia,serif;color:white}.quote-section blockquote{font-size:clamp(27px,2.8vw,50px);font-weight:500;line-height:1.4;letter-spacing:-.035em}.quote-bottom{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;margin-top:35px}.quote-bottom p{color:#fff;font-size:11px;line-height:1.8}.quote-bottom strong{display:block;font-weight:600}.quote-bottom a{display:flex;align-items:center;gap:15px;font-size:11px}.quote-bottom svg{width:17px;height:17px;flex-basis:17px}.faq-layout{display:grid;grid-template-columns:1fr 1.4fr;gap:13%}.faq-layout>div>p{margin-top:27px;font-size:14px}.faq-layout .text-link{margin-top:17px}.details-list{border-top:1px solid #bacbd4}details{border-bottom:1px solid #bacbd4}summary{display:flex;align-items:center;justify-content:space-between;gap:25px;list-style:none;font-size:16px;font-weight:500;line-height:1.6;padding:25px 0;cursor:pointer}summary::-webkit-details-marker{display:none}details[open] summary{color:var(--blue-deep)}.plus{display:block;width:23px;height:23px;position:relative;flex:0 0 23px}.plus:before,.plus:after{content:'';width:13px;height:1px;position:absolute;top:11px;left:5px;background:var(--ink);transition:transform .3s}.plus:after{transform:rotate(90deg)}details[open] .plus:after{transform:rotate(0)}.detail-body{padding:0 35px 26px 0;font-size:14px;line-height:1.85}.detail-body p{font-size:14px}.detail-body ul{list-style:disc;padding-left:20px;color:var(--body);margin-top:16px}details::details-content{interpolate-size:allow-keywords;height:0;overflow:hidden;transition:height .35s var(--ease),content-visibility .35s;transition-behavior:allow-discrete}details[open]::details-content{height:auto}
/* A useful contact form, with a clear email draft handoff. */
.contact-section{background:var(--ink);color:white}.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:12%;align-items:start}.contact-section .eyebrow{color:#83dafa}.contact-section h2 span{color:#89ddfa}.contact-grid>div>p{color:#becfda;font-size:14px;max-width:360px;margin-top:27px}.contact-email{display:flex;align-items:center;gap:20px;width:max-content;max-width:100%;font-size:17px;font-weight:500;margin-top:35px}.contact-email:hover{color:#8ddffa}.contact-location{display:flex;align-items:center;gap:17px;margin-top:37px;font-size:12px;line-height:1.85;color:#d3e2ea}.contact-location>svg{color:#70d5fc;width:28px;height:28px;flex-basis:28px}.contact-location small{font-size:10px;color:#96b4c5}form{background:white;color:var(--ink);border-radius:12px;padding:38px 40px}form h3{font-size:26px}form .form-intro{font-size:12px;margin-top:10px;margin-bottom:29px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}form label{display:block;font-size:11px;font-weight:600;line-height:1.5;margin-bottom:23px}form label>span{color:var(--blue-deep)}input,select,textarea{display:block;width:100%;border:1px solid #d6e0e6;background:#fbfcfd;border-radius:5px;color:var(--ink);font-size:13px;font-weight:400;line-height:1.5;padding:12px 13px;margin-top:8px}input,select{min-height:47px}input::placeholder,textarea::placeholder{color:#72838e;opacity:1}select{padding-right:30px;appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='18' height='18' fill='none' stroke='%230b283a' stroke-width='1.5' viewBox='0 0 24 24'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 10px center}textarea{resize:vertical;min-height:101px}form .button{width:100%;min-height:52px;margin-top:2px}.form-note{font-size:10px;line-height:1.7;margin-top:16px}.footer{padding:60px 0 25px}.footer-top{display:grid;grid-template-columns:1.2fr 1fr .7fr 1fr;gap:7%;padding-bottom:50px}.footer-logo{max-width:235px;display:block}.footer-top>p{font-size:19px;font-weight:600;line-height:1.5;letter-spacing:-.025em;color:var(--ink)}.footer-top>p>span{color:var(--blue-deep)}.footer-top>div{display:flex;flex-direction:column;align-items:flex-start;gap:14px;font-size:11px}.footer-top>div>a,.footer-top>div>button{display:flex;align-items:center;gap:10px}.footer-top>div a:hover,.footer-top>div button:hover{color:var(--blue-deep)}.footer-top svg{width:14px;height:14px;flex-basis:14px}.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding-top:25px;font-size:9px;color:var(--body)}.footer-bottom>span:nth-child(2){font-size:8px;letter-spacing:.1em}
/* Building-management service page */
.service-hero{background:var(--pale);padding-bottom:60px}.breadcrumbs{display:flex;align-items:center;gap:12px;font-size:10px;color:var(--body);padding-top:26px;margin-bottom:39px}.breadcrumbs>span:last-child{color:var(--ink)}.breadcrumbs a:hover{color:var(--blue-deep)}.service-hero-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:9%;align-items:center}.service-hero-layout>div{padding-block:20px 30px}.service-hero h1{font-size:clamp(48px,4.15vw,80px);line-height:1.08;letter-spacing:-.05em}.service-hero h1 span{color:var(--blue-deep)}.service-hero-layout>div>p{font-size:15px;max-width:470px;margin-top:26px}.service-hero .button{margin-top:29px}.service-hero-photo{height:550px;position:relative;border-radius:12px;overflow:hidden}.service-hero-photo>img{width:100%;height:100%;object-fit:cover;object-position:67% 50%}.service-hero-photo figcaption{position:absolute;bottom:0;left:0;right:0;padding:23px 28px;background:var(--blue);display:flex;justify-content:space-between;align-items:center;gap:20px;font-size:10px;font-weight:600;letter-spacing:.08em;z-index:2;color:#fff}.page-nav{border-bottom:1px solid var(--line);background:white}.page-nav>.wrap{min-height:78px;display:flex;justify-content:space-between;align-items:center;gap:30px;white-space:nowrap;font-size:12px}.page-nav span{font-size:9px;font-weight:600;color:var(--body);letter-spacing:.07em}.page-nav a{padding-block:20px}.page-nav a:hover{color:var(--blue-deep)}.scope-section{background:#f4f7f9}.scope-layout{display:grid;grid-template-columns:1fr 1.35fr;gap:13%;align-items:start}.scope-layout>div>p{font-size:14px;max-width:360px;margin-top:25px}.scope-note{display:flex;align-items:center;gap:15px;margin-top:27px}.scope-note svg{color:var(--blue-deep);width:27px;height:27px;flex-basis:27px}.scope-note p{font-size:11px;line-height:1.75;color:var(--ink)}.scope-photo{width:100%;max-width:370px;height:220px;object-fit:cover;border-radius:8px;margin-top:33px}.scope-section summary{font-size:17px;padding-block:25px}.resident-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.resident-grid>article{padding:30px 26px 30px;background:var(--pale);border-radius:10px}.resident-grid>article>svg{width:36px;height:36px;flex-basis:36px;color:var(--blue-deep);margin-bottom:28px}.resident-grid h3{font-size:22px;line-height:1.3}.resident-grid p{font-size:13px;line-height:1.85;margin-top:18px}.coordination-section{padding-top:20px}.coordination-layout{display:grid;grid-template-columns:1fr 1.2fr;gap:12%;align-items:center}.coordination-layout>div>p{font-size:14px;max-width:465px;margin-top:27px}.coordination-layout .text-link{font-size:12px;margin-top:27px}.scope-table{border:1px solid var(--line);border-radius:10px;overflow:hidden}.scope-table>div{display:grid;grid-template-columns:1fr 1.6fr;gap:25px;padding:21px 24px;align-items:center}.scope-table>div+div{border-top:1px solid var(--line)}.scope-table .table-heading{background:var(--ink);color:white;font-size:9px;font-weight:600;letter-spacing:.08em;padding-block:18px}.scope-table strong{font-size:12px;font-weight:600}.scope-table p{font-size:12px;line-height:1.8}.integrated-section{background:var(--pale)}.integrated-flow{display:grid;grid-template-columns:repeat(3,1fr);gap:23px}.integrated-flow article{background:white;padding:35px;border-radius:12px;position:relative;display:flex;flex-direction:column;align-items:flex-start}.integrated-flow .active-service{background:var(--ink);color:white}.service-symbol{position:absolute;right:30px;top:31px;color:var(--blue-deep)}.service-symbol>svg{width:29px;height:29px}.active-service .service-symbol{color:#8bdefb}.integrated-flow .small-tag{font-size:9px;letter-spacing:.06em;margin:40px 0 23px}.active-service .small-tag{color:#8bdefb}.integrated-flow h3{font-size:31px}.integrated-flow p{font-size:13px;line-height:1.8;margin-block:23px 28px;max-width:310px}.active-service p{color:#c1d2dd}.current-label{font-size:9px;letter-spacing:.08em;background:var(--blue);color:#fff;padding:8px 12px;border-radius:4px;margin-top:auto;font-weight:600}.integrated-flow .text-link{font-size:12px;margin-top:auto}.safety-section{display:grid;grid-template-columns:1.05fr 1fr;background:var(--ink);color:white}.safety-image{min-height:600px;position:relative;overflow:hidden}.safety-image img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 50%}.safety-copy{padding:80px var(--pad) 80px 12%}.safety-copy .eyebrow{color:#8bdefb}.safety-copy h2 span{color:#8bdefb}.safety-copy>p{font-size:14px;color:#bfd1dd;max-width:450px;margin-top:27px}.check-list{margin-top:28px}.check-list li{position:relative;padding-left:25px;font-size:13px;margin-top:13px;color:#dbe7ee}.check-list li:before{content:'';position:absolute;width:8px;height:5px;left:0;top:8px;border-left:1px solid var(--blue);border-bottom:1px solid var(--blue);transform:rotate(-45deg)}.light-link{color:#8bdefb;border-color:#4c8198;margin-top:30px;font-size:12px}.light-link:hover{color:white}.reporting-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:12%;align-items:center}.reporting-layout>div>p{font-size:14px;max-width:480px;margin-top:26px}.reporting-layout>div>p+p{margin-top:18px}.reporting-layout .text-link{margin-top:27px;font-size:12px}.reporting-stack{display:flex;flex-direction:column;gap:19px}.reporting-stack article{display:flex;align-items:center;gap:23px;padding:25px 27px;border:1px solid var(--line);border-radius:10px}.reporting-stack article>span{display:grid;place-items:center;background:var(--pale);color:var(--blue-deep);width:53px;height:53px;flex:0 0 53px;border-radius:8px}.reporting-stack h3{font-size:21px}.reporting-stack p{font-size:12px;margin-top:8px}.case-section{background:#f4f7f9}.case-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:50px;margin-bottom:45px}.case-heading>p{font-size:14px;line-height:1.85}.case-panel{display:grid;grid-template-columns:1.1fr 1fr;background:white;border-radius:12px;overflow:hidden}.case-panel>img{width:100%;height:100%;min-height:500px;object-fit:cover;object-position:42% 50%}.case-panel>div{padding:48px}.case-panel h3{font-size:32px;margin-top:22px}.case-panel p{font-size:14px;line-height:1.9;margin-top:22px}.case-facts{display:flex;gap:32px;margin-block:28px 30px}.case-facts>span{font-size:9px;color:var(--body);display:flex;flex-direction:column;max-width:105px;line-height:1.6}.case-facts strong{font-size:32px;font-weight:600;color:var(--blue-deep);letter-spacing:-.05em;line-height:1.3;margin-bottom:6px}.case-panel .text-link{font-size:12px}.planning-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:13%;align-items:center}.planning-layout>div>p{font-size:14px;max-width:450px;margin-top:27px}.planning-layout .button{margin-top:30px}.planning-checklist{background:var(--pale);padding:35px 40px;border-radius:12px}.planning-checklist li{padding:17px 0 17px 28px;position:relative;font-size:14px;line-height:1.7}.planning-checklist li+li{border-top:1px solid #c9dce6}.planning-checklist li:before{content:'';position:absolute;left:0;top:26px;width:10px;height:6px;border-left:2px solid var(--blue-deep);border-bottom:2px solid var(--blue-deep);transform:rotate(-45deg)}
/* Dialogs */
dialog{border:0;padding:0;background:white;color:var(--ink);max-width:calc(100% - 36px);max-height:90svh;overflow:auto;border-radius:12px;box-shadow:0 20px 100px #081e3966}dialog::backdrop{background:#071d2bd6;backdrop-filter:blur(5px)}dialog[open]{animation:dialog-in .35s var(--ease)}.dialog-close{position:absolute;right:16px;top:16px;width:42px;height:42px;display:grid;place-items:center;z-index:5;border:1px solid var(--line);border-radius:50%;background:white;font:400 27px/1 Arial,sans-serif}.dialog-close:hover{background:var(--blue);color:#fff}.project-dialog{width:920px}.project-dialog-image{width:100%;height:340px;object-fit:cover}.project-dialog-copy{padding:40px 48px}.project-dialog-copy h2{font-size:40px;margin-bottom:25px}.project-dialog-copy .eyebrow{font-size:10px;margin-bottom:20px}.project-dialog-copy>p:not(.eyebrow){font-size:14px}.project-dialog-stats{display:flex;gap:35px;padding:23px 0;margin:0 0 25px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.project-dialog-stats div{display:flex;flex-direction:column;gap:7px}.project-dialog-stats dt{font-size:11px;color:var(--body)}.project-dialog-stats dd{font-size:28px;color:var(--blue-deep);font-weight:600;letter-spacing:-.04em;margin:0}.project-dialog-copy>.text-link{margin-top:27px}.resident-dialog,.enquiry-dialog{width:690px;padding:55px}.resident-dialog h2,.enquiry-dialog h2{font-size:40px;margin-bottom:25px}.resident-dialog>p,.enquiry-dialog>p{font-size:14px}.resident-options{margin-top:30px}.resident-options section{display:flex;flex-direction:column;align-items:flex-start;gap:11px;padding:24px 0;border-top:1px solid var(--line)}.resident-options h3{font-size:24px;margin-bottom:8px}.resident-options a{font-size:13px;display:inline-flex;align-items:center;gap:18px}.resident-options a:hover{color:var(--blue-deep)}.resident-options svg{width:17px;height:17px;flex-basis:17px}.enquiry-dialog pre{font:12px/1.8 Jakarta,Arial,sans-serif;white-space:pre-wrap;overflow-wrap:anywhere;background:var(--pale);padding:23px;margin:24px 0;border-radius:7px}.enquiry-dialog .form-note{font-size:10px}
/* Motion accents only: reading copy is always visible. */
body.media-motion [data-media-reveal]>img{opacity:.5;clip-path:inset(0 0 100%);transition:clip-path 1.05s var(--ease),opacity .8s}body.media-motion [data-media-reveal].is-visible>img{opacity:1;clip-path:inset(0)}@keyframes panel-in{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}@keyframes dialog-in{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:none}}@view-transition{navigation:auto}::view-transition-old(root){animation-duration:.25s}::view-transition-new(root){animation-duration:.35s}
/* Responsive layouts maintain full-width backgrounds and natural reading sizes. */
@media(max-width:1300px){:root{--pad:5.5vw}.header-inner{min-height:92px;gap:25px}.brand{width:220px}#main-nav{gap:22px;font-size:11px}.button-small{font-size:11px;padding:11px 16px}.hero{min-height:640px;height:660px}.hero-content{padding-top:65px}.hero h1{font-size:65px}.hero-content>p{font-size:14px}.hero-actions{margin-top:28px}.intro-layout,.overview-layout{gap:9%}.intro-foot{gap:7%}.intro-focus{gap:17px}.intro-focus>p{font-size:12px}.founded strong{font-size:43px}.founded>span{font-size:10px}.founded{gap:17px}.service-explorer{grid-template-columns:1fr 1.9fr;gap:30px}.service-tabs>button{padding:23px 17px;gap:12px}.service-tabs strong{font-size:13px}.service-tabs small{font-size:10px}.tab-icon{width:31px;flex-basis:31px}.tab-icon svg{width:25px;height:25px}.service-panel>img{height:310px}.service-panel-copy{padding:27px 30px;gap:25px}.service-panel-copy h3{font-size:24px}.service-panel-copy p{font-size:12px}.type-grid{grid-template-rows:260px 220px}.type-mixed{padding:27px;gap:20px}.type-mixed h3{font-size:24px}.type-graphic{flex-basis:43px}.type-graphic svg{width:43px;height:43px}.project-large .project-image>img{height:340px}.project-small .project-image>img{height:260px}.project-copy{padding:26px}.project-copy h3{font-size:24px}.project-copy p{font-size:12px}.project-large>.project-copy{gap:23px}.project-facts{gap:20px}.project-facts b{font-size:28px}.project-facts>span{font-size:9px}.care-layout{gap:8%}.care-photo{min-height:520px}.visibility-layout{gap:9%}.visibility-items article{padding:23px;gap:20px}.visibility-items h3{font-size:19px}.audience-grid{gap:20px}.audience-grid>a{padding:29px}.audience-grid h3{font-size:22px}.audience-grid p{font-size:12px}.discussion-layout{gap:11%}.quote-section blockquote{font-size:38px}.contact-grid{gap:9%}.contact-email{font-size:15px}form{padding:32px}form h3{font-size:24px}.footer-top{gap:5%}.footer-top>p{font-size:17px}.service-hero-photo{height:480px}.service-hero h1{font-size:56px}.service-hero-layout{gap:7%}.scope-layout{gap:9%}.resident-grid{gap:20px}.resident-grid>article{padding:27px 22px}.resident-grid h3{font-size:20px}.resident-grid p{font-size:12px}.coordination-layout{gap:9%}.integrated-flow article{padding:29px}.integrated-flow h3{font-size:28px}.safety-copy{padding-block:65px;padding-left:10%}.safety-image{min-height:560px}.reporting-layout{gap:9%}.reporting-stack article{padding:23px;gap:20px}.reporting-stack h3{font-size:19px}.case-panel>div{padding:35px}.case-panel h3{font-size:28px}.case-panel p{font-size:13px}.case-facts{gap:23px}.case-facts strong{font-size:29px}.planning-layout{gap:10%}}
@media(max-width:1050px){:root{--pad:36px}.header-inner{min-height:85px}.brand{width:220px}#main-nav{gap:18px;font-size:10px}.resident-nav{display:none}.hero{height:650px;min-height:620px}.hero h1{font-size:62px}.hero-content{padding-top:62px}.hero-content .eyebrow{font-size:9px}.hero-caption{font-size:10px}.hero-controls{gap:13px}.intro-layout h2,.overview-layout h2{font-size:37px}.intro-layout p.lead,.overview-layout p.lead{font-size:20px}.intro-layout p,.overview-layout p{font-size:14px}.intro-foot{grid-template-columns:1fr 1.6fr;gap:8%}.intro-focus{display:grid;grid-template-columns:1fr 1fr;gap:12px 20px}.intro-focus>span{max-width:none;font-size:8px;grid-column:1/-1}.intro-focus>p{font-size:11px}.intro-focus>p:last-child{grid-column:1/-1}.section-heading>p{font-size:13px;max-width:290px}.service-explorer{grid-template-columns:1fr 1.7fr;gap:23px}.service-tabs>button{padding:21px 15px;gap:10px}.service-tabs strong{font-size:12px}.service-tabs small{font-size:9px}.service-tabs>button>svg{width:16px;height:16px;flex-basis:16px}.tab-icon{width:25px;flex-basis:25px}.tab-icon svg{width:23px;height:23px}.service-panel>img{height:290px}.service-panel-copy{padding:25px;gap:20px}.service-panel-copy h3{font-size:23px}.service-panel-copy p{font-size:12px}.round-link{width:46px;height:46px;flex-basis:46px}.capability-link{font-size:10px}.type-grid{grid-template-rows:245px 205px;gap:20px}.type-residential>div{left:27px;right:27px;bottom:27px}.type-grid h3{font-size:28px}.type-commercial h3,.type-mixed h3{font-size:24px}.type-commercial p,.type-mixed p{font-size:11px}.type-mixed{padding:25px;gap:18px}.type-graphic{display:none}.projects-grid{grid-template-columns:1.3fr 1fr;gap:22px}.project-large>.project-copy{display:block}.project-facts{margin-top:23px;gap:30px}.project-large .project-image>img{height:330px}.project-small .project-image>img{height:260px}.project-copy h3{font-size:23px}.project-copy .small-tag{font-size:9px}.care-layout{gap:7%;grid-template-columns:1fr 1fr}.care-photo{min-height:510px}.care-copy h2{font-size:36px}.care-copy>p{font-size:13px}.icon-list li{font-size:12px;gap:13px}.care-copy .text-link{font-size:12px}.visibility-layout{gap:7%;grid-template-columns:1fr 1fr}.visibility-layout h2{font-size:35px}.visibility-layout>div>p{font-size:13px}.visibility-layout .button{font-size:12px;gap:20px;padding-inline:18px}.visibility-items article{gap:16px;padding:22px 20px}.visibility-items h3{font-size:18px}.visibility-items p{font-size:11px}.visibility-items article>svg{width:28px;height:28px;flex-basis:28px}.audience-grid>a{padding:25px}.audience-grid h3{font-size:20px}.audience-grid p{font-size:12px}.audience-grid>a>span:last-child{font-size:11px;gap:15px}.audience-icon{width:46px;height:46px;margin-bottom:24px}.discussion-layout{gap:8%;grid-template-columns:1fr 1fr}.discussion-list>p{font-size:14px}.discussion-list li{font-size:12px}.quote-section>.wrap{padding-left:calc(var(--pad) + 60px)}.quote-mark{font-size:105px}.quote-section blockquote{font-size:34px}.quote-bottom a{font-size:10px}.faq-layout{gap:9%}.faq-layout h2{font-size:37px}summary{font-size:15px;padding-block:22px}.detail-body,.detail-body p{font-size:13px}.contact-grid{gap:7%;grid-template-columns:1fr 1.2fr}.contact-grid h2{font-size:37px}.contact-grid>div>p{font-size:13px}.contact-email{font-size:14px;gap:12px}.contact-email svg{width:19px;height:19px;flex-basis:19px}form{padding:28px}.form-row{gap:18px}input,select,textarea{font-size:12px;padding-inline:11px}.footer-top{grid-template-columns:1fr 1fr;gap:33px}.footer-logo{max-width:220px}.footer-top>p{font-size:19px}.footer-top>div{font-size:12px}.service-hero h1{font-size:49px}.service-hero-photo{height:450px}.service-hero-layout>div>p{font-size:14px}.service-hero-layout{grid-template-columns:1.1fr 1fr;gap:7%}.page-nav>.wrap{font-size:11px;gap:22px;min-height:70px}.page-nav 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