:root {
  --navy-950: #061b33;
  --navy-900: #0a2b50;
  --navy-800: #103b68;
  --navy-700: #185180;
  --sage-700: #647b58;
  --sage-600: #78906a;
  --sage-500: #91a681;
  --sage-200: #dbe4d5;
  --sage-100: #edf2e9;
  --stone-50: #fbfaf7;
  --stone-100: #f5f2ec;
  --stone-200: #e7e1d8;
  --stone-500: #8a8379;
  --ink: #172231;
  --gold: #b79a68;
  --white: #ffffff;
  --shadow-sm: 0 10px 30px rgba(6, 27, 51, .08);
  --shadow-lg: 0 24px 70px rgba(6, 27, 51, .16);
  --radius: 1.1rem;
  --serif: "Iowan Old Style", "Palatino Linotype", Palatino, Georgia, serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--stone-50);
  font-family: var(--sans);
  font-size: 1rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration-thickness: .08em; text-underline-offset: .18em; }
button, input, textarea, select { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
:focus-visible { outline: 3px solid #cfaa65; outline-offset: 3px; }

.skip-link {
  position: fixed;
  left: 1rem;
  top: -5rem;
  z-index: 999;
  padding: .7rem 1rem;
  border-radius: .5rem;
  background: var(--white);
  color: var(--navy-950);
}
.skip-link:focus { top: 1rem; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  min-height: 78px;
  background: rgba(251, 250, 247, .94);
  border-bottom: 1px solid rgba(10, 43, 80, .1);
  backdrop-filter: blur(18px);
}
.header-inner {
  width: min(1180px, calc(100% - 2rem));
  min-height: 78px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
}
.brand { display: inline-flex; align-items: center; text-decoration: none; }
.brand img { width: 220px; height: auto; }
.main-nav { display: flex; align-items: center; gap: 1.45rem; }
.main-nav a {
  position: relative;
  font-size: .92rem;
  font-weight: 650;
  color: var(--navy-900);
  text-decoration: none;
}
.main-nav a.button,
.main-nav a.button[aria-current="page"] { color: var(--white); }
.main-nav a:not(.button)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -.45rem;
  height: 2px;
  background: var(--sage-600);
  transition: right .2s ease;
}
.main-nav a:hover::after,
.main-nav a[aria-current="page"]::after { right: 0; }
.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  align-items: center;
  justify-content: center;
  border: 1px solid var(--stone-200);
  border-radius: 50%;
  background: var(--white);
  color: var(--navy-900);
  cursor: pointer;
}
.menu-toggle svg { width: 22px; height: 22px; }

.button {
  display: inline-flex;
  min-height: 46px;
  align-items: center;
  justify-content: center;
  gap: .55rem;
  padding: .72rem 1.15rem;
  border: 1px solid transparent;
  border-radius: 999px;
  background: var(--navy-900);
  color: var(--white);
  font-weight: 720;
  font-size: .92rem;
  line-height: 1.2;
  text-decoration: none;
  transition: transform .2s ease, background .2s ease, box-shadow .2s ease;
  box-shadow: 0 8px 22px rgba(10, 43, 80, .16);
}
.button:hover { transform: translateY(-2px); background: var(--navy-800); }
.button.light { background: var(--white); color: var(--navy-900); }
.button.light:hover { background: var(--sage-100); }
.button.outline { background: transparent; border-color: rgba(255, 255, 255, .45); box-shadow: none; }
.button.outline:hover { background: rgba(255, 255, 255, .1); }
.button.ghost { background: transparent; color: var(--navy-900); border-color: var(--stone-200); box-shadow: none; }
.button.ghost:hover { background: var(--sage-100); }
.text-link {
  display: inline-flex;
  align-items: center;
  gap: .45rem;
  color: var(--navy-800);
  font-weight: 750;
  text-decoration: none;
}
.text-link::after { content: "→"; transition: transform .2s ease; }
.text-link:hover::after { transform: translateX(.25rem); }

.container { width: min(1180px, calc(100% - 2rem)); margin-inline: auto; }
.narrow { width: min(780px, calc(100% - 2rem)); margin-inline: auto; }
.section { padding: clamp(4.4rem, 8vw, 7.5rem) 0; }
.section.compact { padding: clamp(3rem, 5vw, 4.5rem) 0; }
.section.sage { background: var(--sage-100); }
.section.navy { background: var(--navy-950); color: var(--white); }
.section.stone { background: var(--stone-100); }
.eyebrow {
  margin: 0 0 .75rem;
  color: var(--sage-700);
  font-size: .78rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.navy .eyebrow, .hero .eyebrow, .page-hero .eyebrow, .home-hero .eyebrow, .cta-band .eyebrow { color: #c8d7bd; }
h1, h2, h3 {
  margin: 0;
  color: var(--navy-950);
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -.025em;
}
.navy h1, .navy h2, .navy h3, .hero h1, .hero h2,
.page-hero h1, .page-hero h2, .page-hero h3,
.home-hero h1, .home-hero h2, .home-hero h3,
.cta-band h1, .cta-band h2, .cta-band h3 { color: var(--white); }
h1 { font-size: clamp(3rem, 7vw, 6.4rem); }
h2 { font-size: clamp(2.25rem, 4.8vw, 4rem); }
h3 { font-size: clamp(1.45rem, 2.4vw, 2rem); }
.lead { font-size: clamp(1.08rem, 1.7vw, 1.3rem); line-height: 1.65; }
.muted { color: #66717e; }
.navy .muted { color: #bdc8d4; }
.section-heading { max-width: 820px; margin-bottom: 2.2rem; }
.section-heading p:last-child { margin-bottom: 0; }
.leadership-intro { max-width: 940px; }
.kicker-rule { width: 4.5rem; height: 2px; margin: 1.4rem 0; background: var(--gold); }

.hero {
  position: relative;
  min-height: min(760px, calc(100vh - 78px));
  display: grid;
  align-items: end;
  overflow: hidden;
  background: var(--navy-950);
  color: var(--white);
}
.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image: linear-gradient(90deg, rgba(6, 27, 51, .97) 0%, rgba(6, 27, 51, .82) 46%, rgba(6, 27, 51, .18) 82%), var(--hero-image);
  background-position: center;
  background-size: cover;
}
.hero::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 42%;
  background: linear-gradient(transparent, rgba(6, 27, 51, .52));
  pointer-events: none;
}
.hero-content {
  position: relative;
  z-index: 2;
  width: min(1180px, calc(100% - 2rem));
  margin-inline: auto;
  padding: clamp(5rem, 10vw, 9rem) 0 clamp(4.5rem, 8vw, 7rem);
}
.hero-copy { max-width: 790px; }
.hero-copy h1 { max-width: 760px; }
.hero-copy .lead { max-width: 650px; color: #e6edf4; }
.hero-actions { display: flex; flex-wrap: wrap; gap: .85rem; margin-top: 2rem; }
.hero-note { margin-top: 2.3rem; display: flex; align-items: center; gap: .8rem; color: #d9e2ea; font-size: .92rem; }
.hero-note span:first-child { width: 2.8rem; height: 1px; background: var(--gold); }
.page-hero {
  padding: clamp(4.6rem, 9vw, 8rem) 0 clamp(3.5rem, 7vw, 6rem);
  background:
    radial-gradient(circle at 84% 22%, rgba(145, 166, 129, .2), transparent 28%),
    linear-gradient(135deg, var(--navy-950), var(--navy-800));
  color: var(--white);
}
.page-hero h1 { max-width: 880px; font-size: clamp(2.9rem, 6vw, 5.4rem); }
.page-hero .lead { max-width: 760px; color: #dbe4ed; }
.breadcrumbs { display: flex; flex-wrap: wrap; gap: .45rem; margin-bottom: 1.2rem; font-size: .85rem; color: #c7d2df; }
.breadcrumbs a { color: white; }

.stat-band { background: var(--white); border-bottom: 1px solid var(--stone-200); }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); }
.stat { padding: 1.9rem 1.6rem; border-right: 1px solid var(--stone-200); }
.stat:first-child { padding-left: 0; }
.stat:last-child { border-right: 0; }
.stat strong { display: block; color: var(--navy-900); font-family: var(--serif); font-size: 2rem; font-weight: 500; line-height: 1.1; }
.stat span { color: #68727c; font-size: .9rem; }

.grid-2 { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(1.2rem, 3vw, 2.2rem); }
.grid-3 { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1.25rem; }
.grid-4 { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1.15rem; }
.directors-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.4rem; }
.split { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(2.5rem, 7vw, 6.5rem); align-items: center; }
.split.reverse { grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); }

.home-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.4rem; }
.home-card {
  position: relative;
  min-height: 470px;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  border-radius: var(--radius);
  background: var(--navy-900);
  color: var(--white);
  box-shadow: var(--shadow-sm);
  isolation: isolate;
}
.home-card img {
  position: absolute;
  inset: 0;
  z-index: -2;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .55s ease;
}
.home-card::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background: linear-gradient(180deg, rgba(6, 27, 51, .04) 20%, rgba(6, 27, 51, .94) 92%);
}
.home-card:hover img { transform: scale(1.035); }
.home-card-content { width: 100%; padding: 1.6rem; }
.home-card h3 { color: var(--white); margin: .45rem 0 .6rem; }
.home-card p { max-width: 550px; margin: 0 0 1rem; color: #dce5ec; }
.meta-row { display: flex; flex-wrap: wrap; gap: .5rem; }
.pill {
  display: inline-flex;
  align-items: center;
  gap: .35rem;
  min-height: 29px;
  padding: .3rem .68rem;
  border-radius: 999px;
  background: rgba(255, 255, 255, .14);
  border: 1px solid rgba(255, 255, 255, .18);
  color: var(--white);
  font-size: .76rem;
  font-weight: 700;
}
.pill.good::before, .status-dot {
  content: "";
  width: .45rem;
  height: .45rem;
  flex: 0 0 auto;
  border-radius: 50%;
  background: #9ec58e;
}

.portfolio-horizon { margin-top: clamp(4rem, 8vw, 7rem); }
.portfolio-phase + .portfolio-phase { margin-top: clamp(3.2rem, 6vw, 5.2rem); }
.phase-heading { display: grid; grid-template-columns: minmax(0, 1fr) minmax(280px, .65fr); gap: 2rem; align-items: end; margin-bottom: 1.5rem; }
.phase-heading h3 { font-size: clamp(1.9rem, 3.5vw, 3rem); }
.phase-heading > p { margin: 0; color: #66717e; }
.future-home-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.4rem; }
.future-home-card {
  position: relative;
  min-height: 330px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 2.8rem;
  overflow: hidden;
  padding: clamp(1.5rem, 3.5vw, 2.4rem);
  border-radius: var(--radius);
  isolation: isolate;
}
.future-home-card::after { content: ""; position: absolute; z-index: -1; width: 240px; height: 240px; right: -95px; top: -110px; border-radius: 50%; }
.future-home-card.imminent { background: linear-gradient(145deg, var(--navy-950), var(--navy-700)); color: #dce6ee; box-shadow: var(--shadow-lg); }
.future-home-card.imminent::after { background: rgba(145,166,129,.18); }
.future-home-card.development { border: 1px solid var(--stone-200); background: linear-gradient(145deg, var(--white), var(--sage-100)); color: #53605a; box-shadow: var(--shadow-sm); }
.future-home-card.development::after { background: rgba(10,43,80,.06); }
.future-card-top { display: flex; align-items: center; justify-content: space-between; gap: 1rem; }
.future-home-mark { width: 62px; height: 62px; display: grid; place-items: center; border-radius: 50%; font-family: var(--serif); font-size: 1.3rem; }
.imminent .future-home-mark { border: 1px solid rgba(255,255,255,.3); background: rgba(255,255,255,.08); color: white; }
.development .future-home-mark { border: 1px solid rgba(10,43,80,.14); background: rgba(255,255,255,.65); color: var(--navy-900); }
.future-status { display: inline-flex; align-items: center; min-height: 30px; padding: .35rem .72rem; border-radius: 999px; font-size: .74rem; font-weight: 800; letter-spacing: .05em; text-transform: uppercase; }
.imminent .future-status { border: 1px solid rgba(255,255,255,.25); background: rgba(255,255,255,.1); color: white; }
.development .future-status { background: var(--navy-900); color: white; }
.future-label { margin: 0 0 .55rem; font-size: .74rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.imminent .future-label { color: #c8d7bd; }
.development .future-label { color: var(--sage-700); }
.future-home-card h3 { margin-bottom: .8rem; font-size: clamp(2rem, 4vw, 3.2rem); }
.future-home-card.imminent h3 { color: white; }
.future-home-card p:last-child { max-width: 560px; margin-bottom: 0; }
.development-phase { padding-top: clamp(2rem, 4vw, 3rem); border-top: 1px solid var(--stone-200); }
.portfolio-note { margin: 1.4rem 0 0; color: #707a75; font-size: .82rem; }

.card {
  padding: 1.55rem;
  border: 1px solid var(--stone-200);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--shadow-sm);
}
.card h3 { margin-bottom: .7rem; }
.card p:last-child { margin-bottom: 0; }
.icon-mark {
  width: 42px;
  height: 42px;
  display: inline-grid;
  place-items: center;
  margin-bottom: 1.15rem;
  border-radius: 50%;
  background: var(--sage-100);
  color: var(--navy-800);
  font-family: var(--serif);
  font-size: 1.3rem;
}
.value-card { min-height: 235px; }
.value-card h3 { font-size: 1.45rem; }
.team-card { padding: 0; overflow: hidden; }
.team-card-top {
  min-height: 160px;
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  padding: 1.2rem;
  background: linear-gradient(145deg, var(--navy-900), var(--navy-700));
  color: var(--white);
}
.head-office-leads { align-items: stretch; }
.head-office-leads .team-card { height: 100%; }
.developing-role .team-card-top { background: linear-gradient(145deg, var(--sage-700), var(--navy-800)); }
.team-card-initials {
  width: 74px;
  height: 74px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(255,255,255,.32);
  border-radius: 50%;
  background: rgba(255,255,255,.08);
  font-family: var(--serif);
  font-size: 1.65rem;
}
.team-card-body { padding: 1.35rem; }
.team-card-body h3 { font-size: 1.35rem; }
.team-role { margin: .25rem 0 .7rem; color: var(--sage-700); font-weight: 750; font-size: .85rem; }
.role-status {
  display: inline-flex;
  align-items: center;
  min-height: 2rem;
  padding: .35rem .7rem;
  border: 1px solid rgba(255,255,255,.28);
  border-radius: 999px;
  background: rgba(255,255,255,.1);
  font-size: .75rem;
  font-weight: 750;
  letter-spacing: .04em;
  text-transform: uppercase;
}
.support-heading { margin-top: 3.5rem; }
.support-card { min-height: 230px; }
.support-card .icon-mark { margin-bottom: 1.2rem; }

.quote-panel {
  position: relative;
  padding: clamp(2.2rem, 5vw, 4rem);
  border-radius: var(--radius);
  background: var(--navy-900);
  color: var(--white);
  overflow: hidden;
}
.quote-panel::after {
  content: "“";
  position: absolute;
  right: 1.5rem;
  top: -2rem;
  color: rgba(255,255,255,.07);
  font-family: var(--serif);
  font-size: 14rem;
  line-height: 1;
}
.quote-panel blockquote { position: relative; z-index: 1; margin: 0; max-width: 850px; font-family: var(--serif); font-size: clamp(1.6rem, 3vw, 2.55rem); line-height: 1.3; }
.quote-panel cite { display: block; margin-top: 1.2rem; color: #c9d5df; font-family: var(--sans); font-size: .9rem; font-style: normal; }

.feature-list { display: grid; gap: .95rem; margin: 1.5rem 0 0; padding: 0; list-style: none; }
.feature-list li { display: grid; grid-template-columns: 32px 1fr; gap: .75rem; align-items: start; }
.feature-list li::before {
  content: "✓";
  width: 26px;
  height: 26px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--sage-100);
  color: var(--sage-700);
  font-weight: 900;
  font-size: .78rem;
}
.feature-list strong { display: block; color: var(--navy-900); }

.image-frame { position: relative; min-height: 520px; overflow: hidden; border-radius: var(--radius); box-shadow: var(--shadow-lg); }
.image-frame img { width: 100%; height: 100%; min-height: inherit; object-fit: cover; }
.image-frame::after { content: ""; position: absolute; inset: 0; border: 1px solid rgba(255,255,255,.25); border-radius: inherit; pointer-events: none; }
.image-caption { position: absolute; left: 1rem; bottom: 1rem; max-width: calc(100% - 2rem); padding: .75rem 1rem; border-radius: .7rem; background: rgba(6,27,51,.86); color: white; font-size: .82rem; backdrop-filter: blur(10px); }

.home-hero {
  position: relative;
  min-height: 610px;
  display: grid;
  align-items: end;
  color: var(--white);
  overflow: hidden;
  background: var(--navy-950);
}
.home-hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.home-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,27,51,.95) 0%, rgba(6,27,51,.72) 52%, rgba(6,27,51,.12) 100%), linear-gradient(0deg, rgba(6,27,51,.52), transparent 48%); }
.home-hero-content { position: relative; z-index: 1; padding: clamp(4rem, 8vw, 7rem) 0 4rem; }
.home-hero h1 { max-width: 820px; font-size: clamp(3rem, 6vw, 5.7rem); }
.home-hero .lead { max-width: 680px; color: #e0e8ef; }
.home-facts { margin-top: -1.4rem; position: relative; z-index: 4; }
.fact-panel { display: grid; grid-template-columns: repeat(4, 1fr); overflow: hidden; border-radius: var(--radius); background: var(--white); box-shadow: var(--shadow-lg); }
.fact { padding: 1.4rem 1.25rem; border-right: 1px solid var(--stone-200); }
.fact:last-child { border-right: 0; }
.fact-label { display: block; margin-bottom: .35rem; color: var(--stone-500); font-size: .73rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.fact strong { color: var(--navy-900); font-size: .98rem; }

.manager-panel { display: grid; grid-template-columns: 120px 1fr; gap: 1.4rem; align-items: center; padding: 1.8rem; border-radius: var(--radius); background: var(--sage-100); }
.manager-avatar { width: 112px; height: 112px; display: grid; place-items: center; border-radius: 50%; background: var(--navy-900); color: white; font-family: var(--serif); font-size: 2rem; }
.manager-panel h3 { margin-bottom: .25rem; }
.manager-panel p { margin: .35rem 0 0; }

.home-life-band {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(260px, .75fr);
  gap: clamp(2rem, 6vw, 5rem);
  align-items: center;
}
.home-life-actions { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: .75rem; }
.life-cover { min-height: 460px; }

.gallery-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  grid-auto-rows: minmax(205px, auto);
  gap: 1rem;
}
.gallery-item, .gallery-placeholder {
  position: relative;
  min-height: 205px;
  overflow: hidden;
  border-radius: var(--radius);
}
.gallery-item { margin: 0; background: var(--navy-900); box-shadow: var(--shadow-sm); }
.gallery-item img { width: 100%; height: 100%; object-fit: cover; }
.gallery-item figcaption { position: absolute; inset: auto 0 0; padding: 2.4rem 1rem 1rem; background: linear-gradient(transparent, rgba(6,27,51,.88)); color: white; font-size: .9rem; font-weight: 700; }
.gallery-featured { grid-column: span 2; grid-row: span 2; min-height: 430px; }
.gallery-placeholder {
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 1.25rem;
  border: 1px dashed rgba(10,43,80,.24);
  background: linear-gradient(145deg, rgba(255,255,255,.75), rgba(221,231,214,.82));
  color: var(--navy-900);
}
.gallery-placeholder span { position: absolute; top: 1rem; right: 1rem; font-family: var(--serif); font-size: 2rem; color: var(--sage-700); }
.gallery-placeholder strong { font-family: var(--serif); font-size: 1.25rem; font-weight: 500; }
.gallery-placeholder small { margin-top: .3rem; color: #65716c; font-size: .78rem; }
.gallery-note { margin: 1.2rem 0 0; color: #55625b; font-size: .86rem; }

.newsletter-grid { display: grid; grid-template-columns: minmax(280px, .8fr) minmax(0, 1.2fr); gap: 1.3rem; align-items: stretch; }
.newsletter-feature, .newsletter-archive { min-height: 330px; }
.newsletter-icon { width: 54px; height: 54px; display: grid; place-items: center; margin-bottom: 1.2rem; border-radius: 50%; background: var(--navy-900); color: white; font-family: var(--serif); font-size: 1.4rem; }
.newsletter-row { display: flex; justify-content: space-between; gap: 1rem; padding: 1rem 0; border-top: 1px solid var(--stone-200); color: var(--navy-900); text-decoration: none; }
.newsletter-row:first-of-type { margin-top: 1rem; }
.newsletter-row small { display: block; color: var(--stone-500); }
.empty-state { display: grid; grid-template-columns: 58px 1fr; gap: 1rem; align-items: start; margin-top: 1.2rem; padding-top: 1.2rem; border-top: 1px solid var(--stone-200); }
.empty-state .newsletter-icon { margin: 0; }
.empty-state p { margin: .35rem 0 0; color: #66717e; }
.social-panel { display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding: clamp(1.7rem, 4vw, 2.8rem); border-radius: var(--radius); background: var(--white); border: 1px solid var(--stone-200); box-shadow: var(--shadow-sm); }
.social-panel h3 { margin-bottom: .5rem; }
.social-panel p:last-child { margin-bottom: 0; }
.status-label { display: inline-flex; flex: 0 0 auto; padding: .55rem .85rem; border-radius: 999px; background: var(--sage-100); color: var(--navy-900); font-size: .8rem; font-weight: 800; }

.regulation-grid { display: grid; grid-template-columns: minmax(280px, .8fr) minmax(0, 1.2fr); gap: 1.4rem; align-items: stretch; }
.cqc-panel { min-height: 320px; padding: 1.4rem; border-radius: var(--radius); background: var(--white); border: 1px solid var(--stone-200); }
.cqc-panel h3 { margin-bottom: 1rem; }
.cqc-widget-frame { width: 100%; min-height: 205px; border: 0; overflow: hidden; background: #fff; }
.rating-fallback { display: flex; align-items: center; justify-content: space-between; gap: 1rem; margin-top: .75rem; padding-top: .85rem; border-top: 1px solid var(--stone-200); }
.rating-fallback strong { color: var(--navy-900); }
.map-panel { min-height: 320px; overflow: hidden; border-radius: var(--radius); background: var(--stone-200); box-shadow: var(--shadow-sm); }
.map-panel iframe { width: 100%; height: 100%; min-height: 320px; display: block; border: 0; }

.enquiry-card { display: flex; min-height: 300px; flex-direction: column; justify-content: space-between; }
.enquiry-card .contact-lines { display: grid; gap: .5rem; margin: 1.2rem 0; }
.contact-line { color: #4d5864; word-break: break-word; }
.contact-line strong { color: var(--navy-900); }
.email-link { color: var(--navy-800); font-weight: 750; }

.cta-band { padding: clamp(2rem, 5vw, 3.3rem); display: flex; align-items: center; justify-content: space-between; gap: 2rem; border-radius: var(--radius); background: linear-gradient(130deg, var(--navy-900), var(--navy-700)); color: white; }
.cta-band h2 { max-width: 640px; font-size: clamp(2rem, 4vw, 3.2rem); }
.cta-actions { display: flex; flex-wrap: wrap; gap: .7rem; flex: 0 0 auto; }

.steps { counter-reset: step; display: grid; gap: 1rem; }
.step { counter-increment: step; display: grid; grid-template-columns: 56px 1fr; gap: 1rem; align-items: start; padding: 1.2rem 0; border-bottom: 1px solid var(--stone-200); }
.step::before { content: counter(step, decimal-leading-zero); width: 48px; height: 48px; display: grid; place-items: center; border-radius: 50%; background: var(--navy-900); color: white; font-family: var(--serif); }
.step h3 { margin-bottom: .35rem; font-size: 1.3rem; }
.step p { margin: 0; }

.notice { padding: 1rem 1.1rem; border-left: 4px solid var(--sage-600); background: var(--sage-100); color: #334238; }
.legal-copy h2 { margin-top: 2.4rem; font-size: 2rem; }
.legal-copy h3 { margin-top: 1.7rem; font-size: 1.35rem; }
.legal-copy ul { padding-left: 1.2rem; }
.provider-box { margin-top: 1.5rem; padding: 1.1rem 1.2rem; border: 1px solid var(--stone-200); border-radius: .8rem; background: var(--stone-50); font-size: .9rem; }

.site-footer { background: #041528; color: #dbe4ec; }
.footer-main { padding: 4rem 0 2.7rem; display: grid; grid-template-columns: 1.5fr repeat(3, 1fr); gap: 2.2rem; }
.footer-brand img { width: 225px; filter: brightness(0) invert(1); opacity: .95; }
.footer-brand p { max-width: 360px; color: #aebdcc; }
.footer-col h3 { margin-bottom: .9rem; color: white; font-family: var(--sans); font-size: .82rem; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.footer-links { display: grid; gap: .55rem; }
.footer-links a { color: #c8d4df; text-decoration: none; font-size: .9rem; }
.footer-links a:hover { color: white; text-decoration: underline; }
.footer-bottom { padding: 1.15rem 0 1.5rem; border-top: 1px solid rgba(255,255,255,.1); display: flex; justify-content: space-between; gap: 1rem; color: #93a6b8; font-size: .78rem; }
.footer-bottom p { margin: 0; max-width: 850px; }

@media (max-width: 980px) {
  .menu-toggle { display: inline-flex; }
  .main-nav {
    position: fixed;
    inset: 78px 0 auto;
    max-height: calc(100vh - 78px);
    overflow: auto;
    display: none;
    align-items: stretch;
    flex-direction: column;
    gap: 0;
    padding: 1.2rem 1rem 2rem;
    background: var(--stone-50);
    border-bottom: 1px solid var(--stone-200);
    box-shadow: var(--shadow-lg);
  }
  .main-nav.open { display: flex; }
  .main-nav a { padding: .9rem .35rem; border-bottom: 1px solid var(--stone-200); }
  .main-nav a.button { margin-top: 1rem; border-bottom: 0; }
  .main-nav a:not(.button)::after { display: none; }
  .grid-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .grid-3 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .split, .split.reverse { grid-template-columns: 1fr; }
  .phase-heading { grid-template-columns: 1fr; gap: .7rem; }
  .home-life-band, .newsletter-grid { grid-template-columns: 1fr; }
  .home-life-actions { justify-content: flex-start; }
  .footer-main { grid-template-columns: 1.5fr 1fr 1fr; }
  .footer-main .footer-col:last-child { grid-column: 2 / 4; }
  .cta-band { align-items: flex-start; flex-direction: column; }
}

@media (max-width: 760px) {
  .brand img { width: 175px; }
  .hero { min-height: 690px; }
  .hero::before { background-image: linear-gradient(180deg, rgba(6,27,51,.42), rgba(6,27,51,.96) 73%), var(--hero-image); background-position: 62% center; }
  .hero-content { padding-bottom: 3rem; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .stat { border-bottom: 1px solid var(--stone-200); }
  .stat:nth-child(2) { border-right: 0; }
  .stat:nth-child(3), .stat:nth-child(4) { border-bottom: 0; }
  .stat:nth-child(3) { padding-left: 0; }
  .home-grid, .grid-2, .grid-3, .future-home-grid { grid-template-columns: 1fr; }
  .gallery-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .gallery-featured { grid-column: 1 / -1; grid-row: auto; min-height: 360px; }
  .social-panel { align-items: flex-start; flex-direction: column; }
  .home-card { min-height: 420px; }
  .fact-panel { grid-template-columns: repeat(2, 1fr); }
  .fact:nth-child(2) { border-right: 0; }
  .fact:nth-child(-n+2) { border-bottom: 1px solid var(--stone-200); }
  .regulation-grid { grid-template-columns: 1fr; }
  .footer-main { grid-template-columns: 1fr 1fr; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-main .footer-col:last-child { grid-column: auto; }
  .footer-bottom { flex-direction: column; }
}

@media (max-width: 520px) {
  h1 { font-size: clamp(2.7rem, 14vw, 4rem); }
  .header-inner, .container, .narrow, .hero-content { width: min(100% - 1.25rem, 1180px); }
  .hero-actions, .cta-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button, .cta-actions .button { width: 100%; }
  .grid-4 { grid-template-columns: 1fr; }
  .stats { grid-template-columns: 1fr; }
  .stat { padding-left: 0; border-right: 0; border-bottom: 1px solid var(--stone-200) !important; }
  .stat:last-child { border-bottom: 0 !important; }
  .fact-panel { grid-template-columns: 1fr; }
  .fact { border-right: 0; border-bottom: 1px solid var(--stone-200) !important; }
  .fact:last-child { border-bottom: 0 !important; }
  .manager-panel { grid-template-columns: 1fr; }
  .gallery-grid { grid-template-columns: 1fr; }
  .gallery-featured { min-height: 300px; }
  .manager-avatar { width: 84px; height: 84px; }
  .footer-main { grid-template-columns: 1fr; }
  .footer-brand, .footer-main .footer-col:last-child { grid-column: auto; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .001ms !important; animation-duration: .001ms !important; animation-iteration-count: 1 !important; }
}