@font-face{font-family:Instrument;src:url('assets/instrument-serif.ttf') format('truetype');font-display:swap}@font-face{font-family:Manrope;src:url('assets/manrope.ttf') format('truetype');font-display:swap}:root{--ink:#252823;--paper:#eeece5;--muted:#666960;--line:#272d252e;--accent:#86765b;--serif:Instrument,Georgia,serif;--sans:Manrope,Arial,sans-serif;--gutter:clamp(24px,6vw,110px)}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 var(--sans)}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid 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80%)}.hero-topline{position:absolute;top:143px;left:var(--gutter);right:var(--gutter);display:flex;justify-content:space-between;font-size:11px;letter-spacing:1.8px;color:#f1eee1d4}.hero-copy{position:absolute;left:var(--gutter);top:32%;max-width:900px}.eyebrow{font-size:12px;letter-spacing:1.6px;font-weight:400;line-height:1.6;margin:0 0 25px}.hero-copy .eyebrow{font-size:11px;letter-spacing:2px}.hero h1{font:clamp(64px,7.7vw,122px)/.95 var(--serif);font-weight:400;letter-spacing:-2px;margin:0}.hero h1 em,h2 em{font-weight:400;font-style:italic}.hero-description{margin:25px 0 0;font-size:16px;line-height:1.7;color:#f3f0e4}.hero-bottom{position:absolute;bottom:55px;left:var(--gutter);right:var(--gutter);display:flex;justify-content:space-between;align-items:flex-end;gap:25px}.line-link{display:inline-block;border-bottom:1px solid #fff8;padding-bottom:8px;font-size:14px;line-height:1.5}.line-link:hover{border-color:currentColor}.line-link.dark{border-color:#25282377}.hero-project{text-align:right;display:flex;flex-direction:column;gap:7px}.hero-project>span{font-size:10px;letter-spacing:1.5px}.hero-project strong{font-family:var(--serif);font-weight:400;font-size:25px}.scroll-label{display:flex;gap:13px;align-items:center;font-size:10px;letter-spacing:1.7px}.scroll-label i{height:35px;width:1px;background:#fff8}.hero-progress{position:absolute;bottom:0;left:0;right:0;height:2px;background:#fff2}.hero-progress i{display:block;width:0;height:100%;background:#dacaa2}.hero-inside{position:absolute;left:var(--gutter);bottom:23%;opacity:0;pointer-events:none}.hero-inside p{font:clamp(55px,7vw,100px)/1 var(--serif);margin:0}.introduction{padding-top:105px;padding-bottom:60px}.section-label{display:flex;justify-content:space-between;align-items:center;font-size:12px;letter-spacing:1.5px}.mini-mark{font:52px/1 var(--serif);color:#aaa896}.intro-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:15%;align-items:start;margin-top:45px}h2{font:clamp(52px,5.2vw,80px)/1.02 var(--serif);font-weight:400;letter-spacing:-1px;margin:0}h2 em{color:#82785f}.intro-copy{max-width:440px;padding-top:5px}.intro-copy p{margin:0 0 22px;color:var(--muted);font-size:16px}.intro-copy .line-link{margin-top:12px;color:var(--ink)}.principles{margin-top:70px;border-top:1px solid var(--line);padding-top:25px;display:flex;justify-content:space-between;gap:20px;color:#5c6154;font-size:13px}.collection{padding-top:75px;padding-bottom:100px}.collection-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:55px}.collection-heading .eyebrow{margin-bottom:24px}.collection-aside>p{font-size:15px;color:var(--muted);margin-bottom:30px}.filters{display:flex;gap:20px}.filters button{background:transparent;border:0;padding:8px 0;font-size:13px;border-bottom:1px solid 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1fr;background:#282e28;color:var(--paper)}.editorial-image{position:relative;min-height:750px;overflow:hidden}.editorial-image img{height:100%;object-position:40% center}.editorial-image>span{position:absolute;bottom:30px;left:35px;font-size:11px;letter-spacing:1.6px;color:white;text-shadow:0 1px 12px #000}.editorial-copy{padding:85px clamp(30px,6vw,100px)}.editorial-copy .eyebrow{font-size:10px;color:#c2c6b7}.editorial-copy h2{font-size:clamp(52px,5vw,76px)}.editorial-copy h2 em{color:#c8b995}.editorial-copy>p:not(.eyebrow){color:#c3c7bb;font-size:16px;margin:28px 0;max-width:410px}.material-notes{border-top:1px solid #fff3;padding-top:20px;margin-top:38px}.material-notes>span{display:flex;gap:25px;color:#baa984;font-size:12px;margin:13px 0}.material-notes>span>span{color:#e0e2d8;font-size:14px}.approach{padding-top:100px;padding-bottom:100px}.approach-heading{display:flex;justify-content:space-between;align-items:flex-end;margin:50px 0;gap:50px}.approach-heading 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0;font-size:14px;color:var(--ink);margin-top:4px}textarea{resize:vertical;min-height:90px}input::placeholder,textarea::placeholder{color:#75796f}.primary-button{background:var(--ink);color:var(--paper);padding:16px 25px;border:1px solid var(--ink);font-size:14px}.primary-button:hover{background:#404639}.form-note{font-size:12px;color:#646b5b;line-height:1.6;margin-top:17px}#form-status{font-size:14px;margin-bottom:0}footer{background:#252823;color:#eee9dd;padding-top:55px;padding-bottom:25px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-bottom:50px}.footer-top>p{font:28px/1.2 var(--serif)}.footer-bottom{border-top:1px solid #fff2;padding-top:22px;display:flex;justify-content:space-between;gap:20px;font-size:11px;color:#c0c3b7}dialog{width:min(1000px,calc(100% - 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@media(min-width:1650px){.wrap{padding-left:max(var(--gutter),calc((100vw - 1480px)/2));padding-right:max(var(--gutter),calc((100vw - 1480px)/2))}}
@media(max-width:1000px){.hero-topline>span:last-child{display:none}.intro-grid{gap:8%}.header nav{gap:23px}.hero h1{font-size:86px}.collection-heading{align-items:start}.filters{gap:13px}.collection-aside{max-width:290px}.editorial-copy{padding:65px 35px}.editorial-image{min-height:690px}.enquiry{gap:6%}.footer-top>p{font-size:24px}}
@media(max-width:700px){.header{padding:24px var(--gutter)}.brand-name{font-size:23px;letter-spacing:5px}.brand-sub{font-size:8px;letter-spacing:3.5px;margin-top:9px}.header nav{display:none}.menu-toggle{display:block;font-size:12px}.hero{height:145svh}.hero-stage{min-height:600px}.hero-topline{top:125px;font-size:9px;letter-spacing:1px}.hero-copy{top:34%;right:24px}.hero-copy .eyebrow{font-size:9px;letter-spacing:1px;max-width:250px}.hero h1{font-size:clamp(59px,12vw,85px);letter-spacing:-1px}.hero-description{font-size:14px;margin-top:23px}.hero-image{object-position:58% center}.hero-bottom{bottom:30px;align-items:center}.hero-project{display:none}.scroll-label{font-size:8px;gap:9px}.hero-bottom .line-link{font-size:12px}.hero-inside{bottom:29%}.hero-inside p{font-size:61px}.introduction{padding-top:60px}.section-label{font-size:10px;letter-spacing:1px}.mini-mark{font-size:40px}.intro-grid{grid-template-columns:1fr;gap:30px;margin-top:28px}h2{font-size:54px}.intro-copy p{font-size:16px}.principles{margin-top:40px;flex-wrap:wrap;gap:14px;font-size:12px}.collection{padding-top:30px;padding-bottom:55px}.collection-heading{display:block;margin-bottom:30px}.collection-heading h2{font-size:57px}.collection-aside{max-width:none}.collection-aside>p{margin:25px 0 20px}.filters{gap:22px}.filters button{font-size:12px}.properties{grid-template-columns:1fr;gap:35px}.property.feature{grid-column:auto}.feature .property-image img,.property-image img{aspect-ratio:1.18}.property-caption,.property.feature .property-caption{display:block}.property-caption>p,.property.feature .property-caption>p{text-align:left;margin-top:14px;white-space:normal}.property-caption>p span{display:inline;margin-left:10px}.property h3{font-size:36px}.image-label{top:20px;left:20px;font-size:9px}.explore{right:18px;bottom:18px;font-size:11px;padding:10px 15px}.editorial{grid-template-columns:1fr}.editorial-image{min-height:0;height:450px}.editorial-copy{padding:50px var(--gutter)}.editorial-copy h2{font-size:58px}.approach{padding-top:60px;padding-bottom:55px}.approach-heading{display:block;margin:30px 0}.approach-heading h2{font-size:50px}.approach-heading>p{margin-top:25px}.steps{grid-template-columns:1fr;gap:25px}.steps h3{margin:20px 0 15px;font-size:32px}.steps p{max-width:none}.enquiry{grid-template-columns:1fr;gap:40px;padding-top:55px;padding-bottom:55px}.enquiry h2{font-size:61px}.enquiry-location{margin-top:25px}.form-row{gap:20px}form label{font-size:12px}input,select,textarea{font-size:16px}.footer-top{align-items:flex-start;flex-wrap:wrap;padding-bottom:30px}.footer-top>p{width:100%;order:3;margin:0}.footer-top .line-link{font-size:12px}.footer-bottom{flex-direction:column;gap:10px;font-size:11px}.dialog-content{padding:28px}.dialog-content h2{font-size:42px}dialog>img{height:260px}.dialog-content dl{grid-template-columns:1fr;gap:15px}.dialog-content dl>div{display:flex;justify-content:space-between;gap:20px}dd{margin:0}.section-label>span:last-child:not(.mini-mark){display:none}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}.hero{height:100svh}.hero-image{transform:none!important}.hero-copy,.hero-bottom{opacity:1!important;transform:none!important}.hero-inside{display:none}#hero-film{display:none!important}.property-image:hover img{transform:none}}
/* Reading sizes remain comfortable across the editorial layout. */
.header nav,.filters button,.line-link,.menu-toggle,.explore,form label{font-size:14px}.hero-topline,.hero-copy .eyebrow,.hero-project>span,.scroll-label,.section-label,.image-label,.property-location,.collection-note,.editorial-copy .eyebrow,.editorial-image>span,.enquiry-location,.footer-bottom{font-size:12px}.property-caption>p,.property-caption>p span{font-size:14px}.collection-aside>p,.approach-heading>p,.steps p{font-size:16px}
@media(max-width:700px){.hero-topline{font-size:10px}.hero-copy .eyebrow{font-size:10px}.hero-project{display:none}.scroll-label{font-size:10px}.hero-bottom .line-link{font-size:13px}.image-label{font-size:10px}.filters{gap:16px}.property-caption>p span{display:block;margin-left:0}.property:not(.feature) .property-caption>p span{display:block;margin-left:0}}
/* Full-screen cloud-to-home film. Stable svh avoids mobile toolbar scroll jumps. */
.hero{height:520svh;background:#c3b49b}.hero-stage{height:100svh;min-height:0;isolation:isolate}.hero-image,#hero-film{transform:none;object-position:50% 50%;will-change:auto}.hero-shade{background:linear-gradient(180deg,#17201e55,transparent 30%,#17201e60)}.hero-shade:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 45%,#101813aa);opacity:var(--arrival,0)}.hero-copy{left:50%;top:47%;right:auto;width:88%;max-width:none;text-align:center;transform:translate(-50%,-50%);transform-origin:10% 48%;will-change:transform,opacity;pointer-events:none}.hero h1{font-family:var(--serif);font-size:clamp(100px,19vw,380px);line-height:.9;letter-spacing:-.025em;text-shadow:0 2px 35px #28302620}.hero h1 span{display:block;font:clamp(14px,1.5vw,28px)/1.5 var(--sans);letter-spacing:.65em;margin-top:28px;padding-left:.65em}.hero-copy .eyebrow{font-size:12px;letter-spacing:.25em;margin-bottom:34px}.hero-description{font-family:var(--serif);font-style:italic;font-size:clamp(24px,2.5vw,42px);margin-top:25px}.hero-topline{top:150px}.hero-inside{bottom:16%;right:var(--gutter)}.hero-inside p{font-size:clamp(64px,8vw,150px);line-height:.95;letter-spacing:-.025em;text-shadow:0 2px 30px #18221a50}.hero-inside .eyebrow{display:block;margin-bottom:24px}.hero-bottom{bottom:70px}.film-status{position:absolute;bottom:22px;left:var(--gutter);font-size:11px;letter-spacing:.12em}.film-skip{position:absolute;bottom:22px;right:var(--gutter);font-size:12px;border-bottom:1px solid #fff7}.hero-progress{height:3px}.introduction{padding-top:130px;padding-bottom:85px}.collection{padding-top:90px;padding-bottom:130px}.editorial-image{min-height:850px}.editorial-copy{display:flex;flex-direction:column;justify-content:center}.property-image img{transition:transform 1s ease}.hero-bottom a{pointer-events:auto}
@media(min-width:1650px){.wrap{padding-left:6vw;padding-right:6vw}h2{font-size:clamp(80px,5.5vw,120px)}.editorial-copy h2{font-size:clamp(76px,5.5vw,110px)}.intro-copy{max-width:580px}.intro-copy p,.editorial-copy>p:not(.eyebrow){font-size:19px}.editorial-copy>p:not(.eyebrow){max-width:550px}}
@media(max-width:700px){.hero{height:460svh}.hero-stage{height:100svh;min-height:0}.header{padding-top:22px;padding-bottom:22px}.hero-topline{top:115px;font-size:9px}.hero-copy{top:44%;left:50%;right:auto;width:92%;transform-origin:10% 48%}.hero h1{font-size:22vw;letter-spacing:-.035em}.hero h1 span{font-size:13px;letter-spacing:.48em;margin-top:20px}.hero-copy .eyebrow{font-size:9px;max-width:none;letter-spacing:.15em;margin-bottom:25px}.hero-description{font-size:28px;margin-top:25px}.hero-bottom{bottom:70px;gap:12px}.hero-bottom .line-link{font-size:12px}.scroll-label{font-size:9px}.hero-inside{bottom:20%}.hero-inside p{font-size:clamp(55px,13vw,85px)}.hero-inside .eyebrow{font-size:10px}.hero-image,#hero-film{object-position:50% center}.film-status{font-size:9px;bottom:25px;max-width:55%}.film-skip{font-size:11px;bottom:25px}.introduction{padding-top:70px;padding-bottom:45px}.collection{padding-top:35px;padding-bottom:65px}.editorial-image{min-height:0;height:75svh;max-height:800px}.property-image img,.feature .property-image img{aspect-ratio:3/4}.property h3{font-size:38px}.editorial-copy{padding-top:60px;padding-bottom:60px}.enquiry h2{font-size:clamp(55px,14vw,80px)}}
@media(prefers-reduced-motion:reduce){.hero{height:100svh}.hero-copy{transform:translate(-50%,-50%)!important;opacity:1!important}.hero-inside{display:none}.hero-bottom,.hero-topline{opacity:1!important}}
@media(max-width:700px){.hero h1{font-size:28vw}.hero-copy .eyebrow{letter-spacing:.1em}}
/* Optical axis is the clear space at ATH|ARV. Both halves pass the lens. */
.hero-copy{transform-origin:50% 50%;top:47%}.hero h1{position:relative;height:1.35em;margin:0;font-size:clamp(100px,19vw,380px)}.hero h1 .flight-word{position:absolute;top:0;left:0;width:100%;height:.9em;display:block;margin:0;padding:0;font:inherit;letter-spacing:inherit;line-height:.9;transform-origin:50% 50%;will-change:transform}.hero h1 .flight-left,.hero h1 .flight-right{position:absolute;top:0;display:block;margin:0;font:inherit;letter-spacing:inherit;line-height:.9;white-space:nowrap}.hero h1 .flight-left{right:50%;padding:0 .055em 0 0}.hero h1 .flight-right{left:50%;padding:0 0 0 .055em}.hero h1 .flight-subtitle{position:absolute;left:0;top:auto;bottom:0;width:100%;margin:0;padding-left:.65em;font:clamp(14px,1.5vw,28px)/1.5 var(--sans);letter-spacing:.65em}.hero-copy .eyebrow,.hero-description{position:relative}.hero-copy .eyebrow{margin-bottom:25px}
@media(max-width:700px){.hero-copy{top:44%;transform-origin:50% 50%}.hero h1{font-size:26vw;height:1.6em}.hero h1 .flight-subtitle{font-size:13px;letter-spacing:.48em}.hero-description{margin-top:20px}}
@media(prefers-reduced-motion:reduce){.flight-word{transform:none!important;visibility:visible!important}}
/* Keep all title drawing inside one viewport-sized surface. */
.flight-canvas{position:absolute;inset:0;width:100%;height:100%;pointer-events:none}.hero-copy{will-change:auto}.hero h1 .flight-word{visibility:hidden!important;transform:none!important;will-change:auto}.hero h1{text-shadow:none}