:root{--ink:#172a25;--paper:#f5f3ed;--gold:#d7b684;--muted:#64716b}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:24px}
body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}
a{color:inherit;text-decoration:none}
button{font:inherit}
a,button{-webkit-tap-highlight-color:transparent}
a:focus-visible,button:focus-visible{outline:3px solid #b5843e;outline-offset:5px}
header{height:110px;display:flex;align-items:center;justify-content:space-between;padding:0 6%;gap:32px}
.brand{font-size:32px;letter-spacing:6px;font-weight:600;line-height:1.1}
.brand span{display:block;font-size:8px;letter-spacing:3px;margin-top:10px}
nav{display:flex;gap:26px;font-size:13px}
nav a:hover,.text-link:hover{text-decoration:underline;text-underline-offset:6px}
.languages{display:flex;gap:13px;font-size:12px;letter-spacing:1px}
.languages [aria-current]{border-bottom:1px solid}
h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.07;letter-spacing:-2px}
h1{font-size:clamp(48px,5.8vw,90px);max-width:850px;margin:25px 0}
h2{font-size:clamp(36px,3.7vw,58px);margin:20px 0 32px}
h3{font-weight:500;font-size:23px;margin:28px 0 10px}
p{margin:0 0 22px}
.eyebrow{font-size:11px;letter-spacing:2.8px;font-weight:600}
.hero{position:relative;min-height:690px;height:calc(100svh - 110px);max-height:1000px;background:var(--ink);color:white;display:flex;align-items:center;overflow:hidden}
.hero-image{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 48%}
.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,26,22,.89),rgba(9,26,22,.34) 75%),linear-gradient(0deg,rgba(9,26,22,.7),transparent 40%)}
.hero-content{position:relative;z-index:1;padding:50px 8% 100px;width:100%}
.hero-content>p:not(.eyebrow){color:#e3e6df;font-size:18px;max-width:590px}
.hero .eyebrow{color:var(--gold)}
.button{display:inline-flex;gap:35px;justify-content:space-between;align-items:center;background:var(--gold);color:#182820;padding:16px 25px;font-size:13px;margin-top:14px;transition:background .2s}
.button:hover{background:#e9cfa5}
.hero-bottom{position:absolute;bottom:30px;left:8%;right:8%;z-index:1;display:flex;justify-content:space-between;border-top:1px solid #ffffff40;padding-top:20px;font-size:10px;letter-spacing:2px}
.section{padding:100px 8%}
.intro,.infrastructure{display:grid;grid-template-columns:1fr 1fr;gap:9%}
.lead{font-size:22px;line-height:1.6}
.intro>div:last-child{padding-top:20px}
.spec-section{background:var(--ink);color:var(--paper)}
.spec-section .eyebrow{color:var(--gold)}
.spec-grid{display:grid;grid-template-columns:repeat(3,1fr);margin:50px 0 30px;gap:0 45px}
.spec-grid>div{padding:30px 0;border-top:1px solid #ffffff40}
.spec-grid strong{display:block;font:400 clamp(34px,4vw,58px) Georgia,serif;color:var(--gold);margin-bottom:12px}
.spec-grid span{font-size:14px}
.note{font-size:12px;opacity:.75;max-width:900px}
.infrastructure>div:last-child h3:first-child{margin-top:0}
.infrastructure p{color:var(--muted)}
.gallery-section{background:#e9e8e0}
.section-heading{display:flex;align-items:end;justify-content:space-between;gap:30px}
.section-heading>span{font-size:12px;padding-bottom:35px}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.photo{padding:0;border:0;background:transparent;text-align:left;color:var(--ink);cursor:pointer;overflow:hidden}
.photo img{width:100%;height:250px;object-fit:cover;display:block;transition:transform .3s}
.photo:hover img{transform:scale(1.025)}
.photo span{display:block;font-size:12px;padding:12px 0}
.maps{display:grid;grid-template-columns:repeat(3,1fr);gap:25px;margin:40px 0}
figure{margin:0}
.maps img{width:100%;height:350px;object-fit:contain;background:white}
.maps figcaption{font-size:12px;padding:12px 0}
.contact{background:var(--ink);color:var(--paper);display:grid;grid-template-columns:1fr 1fr;gap:8%}
.contact .eyebrow{color:var(--gold)}
.email{display:block;font-size:clamp(17px,2vw,28px);color:var(--gold);overflow-wrap:anywhere}
.phone{display:block;margin-top:12px}
.price{border-left:1px solid #ffffff40;padding-left:45px;align-self:center}
.price>p{font-size:12px}
.price strong{font:400 clamp(30px,3.6vw,54px) Georgia,serif;white-space:nowrap}
.price small{font-size:20px}
.other-pdf{display:block;font-size:12px;margin-top:15px}
.disclaimer{padding-top:35px;padding-bottom:35px;font-size:12px;color:var(--muted)}
.disclaimer p{margin:0}
footer{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:40px 8%;border-top:1px solid #d9dcd4}
footer p{font-size:11px;margin:0}
footer .brand{font-size:25px}
.home-links{display:flex;gap:15px;flex-wrap:wrap}
.outline{background:transparent;border:1px solid #ffffff80;color:white}
.outline:hover{color:var(--ink)}
.text-link{display:inline-block;margin-top:12px}
dialog{border:0;background:#14251f;color:white;padding:20px;max-width:94vw;max-height:94vh}
dialog::backdrop{background:#000d}
dialog img{display:block;max-width:85vw;max-height:75vh;object-fit:contain;margin:auto}
dialog p{margin:12px 0 0}
.close{display:block;margin-left:auto;background:none;color:white;border:0;cursor:pointer;font-size:32px;line-height:1.3}
body.modal-open{overflow:hidden}
@media(min-width:1600px){.section{padding-left:max(8%,calc((100% - 1400px)/2));padding-right:max(8%,calc((100% - 1400px)/2))}
}
@media(max-width:1000px){nav{gap:14px;font-size:11px}
header{padding:0 5%;gap:20px}
.section{padding:70px 6%}
.gallery{grid-template-columns:repeat(2,1fr)}
.maps{gap:15px}
.maps img{height:280px}
.price{padding-left:25px}
.price strong{font-size:32px}
}
@media(max-width:720px){header{height:auto;min-height:100px;flex-wrap:wrap;padding:22px 6% 15px;gap:20px}
.brand{font-size:27px}
nav{order:3;overflow-x:auto;width:100%;justify-content:space-between;gap:17px;padding:5px 0;white-space:nowrap}
.hero{height:auto;min-height:640px}
.hero-content{padding:65px 7% 110px}
h1{font-size:50px;letter-spacing:-1.5px}
.hero-image{object-position:60% center}
.hero:after{background:linear-gradient(90deg,#091a16db,#091a1677)}
.hero-bottom{left:7%;right:7%;font-size:8px;gap:20px}
.section{padding:60px 7%}
.intro,.infrastructure,.contact{grid-template-columns:1fr;gap:20px}
.intro>div:last-child{padding-top:0}
.lead{font-size:20px}
.spec-grid{grid-template-columns:repeat(2,1fr);gap:0 25px;margin-top:30px}
.spec-grid strong{font-size:36px}
.spec-grid span{font-size:12px}
.section-heading{display:block}
.section-heading>span{display:block;padding:0 0 20px}
.gallery{gap:14px}
.photo img{height:180px}
.photo span{font-size:11px}
.maps{grid-template-columns:1fr}
.maps img{height:420px}
.price{border-left:0;border-top:1px solid #ffffff40;padding:30px 0 0;margin-top:20px}
.price strong{font-size:40px}
footer{flex-wrap:wrap;align-items:start}
footer p{max-width:100%}
.home-links{display:grid;max-width:300px}
.home h1{font-size:58px}
.email{font-size:22px}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}
*{transition:none!important}
}

/* Institutional investment memorandum */
html{scroll-padding-top:135px}
header{position:sticky;top:0;z-index:10;background:rgba(245,243,237,.97);box-shadow:0 1px 0 #172a2518}
h1{font-size:clamp(43px,4.6vw,72px);max-width:980px}
.hero-content{padding-top:35px;padding-bottom:90px}
.hero-price{display:flex;align-items:center;gap:20px;margin:24px 0;color:var(--gold)}
.hero-price>span{font-size:11px;letter-spacing:1px}
.hero-price strong{font-family:Georgia,serif;font-size:30px;font-weight:400}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap}
.hero-content>.hero-source{font-size:11px;margin:18px 0 0;opacity:.8}
.nav-document{border-bottom:1px solid #a78654}
.skip-link{position:fixed;top:-100px;left:15px;background:var(--paper);padding:12px;z-index:30}
.skip-link:focus{top:10px}
.land-exhibit{display:grid;grid-template-columns:1fr 1.15fr;gap:8%;margin-top:70px;border-top:1px solid #ffffff40;padding-top:50px}
.land-exhibit h3{font:38px Georgia,serif}
.land-exhibit p{color:#d6ddd6}
.site-map{min-width:0}
.map-toolbar{display:flex;gap:12px;align-items:center;margin-bottom:12px}
.map-toolbar button,.gallery-controls button{background:transparent;color:inherit;border:1px solid #ffffff70;min-width:44px;min-height:44px;cursor:pointer}
.map-toolbar output{font-size:12px;min-width:45px;text-align:center}
.map-viewport{height:520px;overflow:auto;background:#e2e6df;overscroll-behavior:contain}
.map-viewport img{display:block;width:100%;max-width:none;height:auto}
.infrastructure>div:last-child{border-left:1px solid #c5c9bc;padding-left:35px}
.infrastructure h3{position:relative}
.infrastructure h3:before{content:'';position:absolute;width:9px;height:9px;border-radius:50%;background:#9b7a48;left:-40px;top:14px}
.gallery{grid-template-columns:repeat(2,minmax(0,1fr));gap:30px}
.photo:first-child{grid-column:1/-1}
.photo:first-child img{height:480px}
.photo img{height:340px}
.supplementary-maps{grid-template-columns:1fr 1fr}
.supplementary-maps img{height:440px}
.potential{background:#e9e8e0}
.uses{display:grid;grid-template-columns:repeat(4,1fr);gap:25px;margin:45px 0}
.uses>div{border-top:1px solid #b7beb2;padding:25px 0}
.uses span{font-size:12px;color:#826537}
.uses h3{font-size:21px;line-height:1.4}
.documents{display:grid;grid-template-columns:1fr 1fr;gap:8%}
.document-links a{display:flex;align-items:center;gap:20px;justify-content:space-between;border-bottom:1px solid #b7beb2;padding:30px 0}
.document-links span{font-size:12px;white-space:nowrap}
.document-links strong{font-weight:400}
.document-links a:hover{color:#876538}
.enquiry-links{display:flex;flex-direction:column;gap:10px;margin:25px 0;font-size:13px;color:var(--gold)}
.gallery-controls{display:flex;align-items:center;gap:20px;position:absolute;top:20px;left:20px}
.gallery-count{font-size:12px}
dialog{width:96vw;max-width:1500px}
dialog img{max-height:77vh}
.close{margin-bottom:14px}
.reveal-pending{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
.reveal-visible{opacity:1;transform:none}
.spec-grid>div:nth-child(2n){transition-delay:90ms}
.hero-image{will-change:transform}
.hero-content{animation:hero-enter .9s ease both}
@keyframes hero-enter{from{opacity:0;transform:translateY(15px)}
to{opacity:1;transform:none}
}
@media(max-width:1000px){header{gap:15px}
nav{gap:12px}
.hero-price{flex-wrap:wrap;gap:10px 16px}
.uses{grid-template-columns:repeat(2,1fr)}
.land-exhibit{gap:5%}
.photo img{height:260px}
.documents{gap:5%}
}
@media(max-width:720px){html{scroll-padding-top:150px}
header{padding-top:15px;padding-bottom:10px;gap:13px}
nav{justify-content:flex-start;gap:22px}
.hero{min-height:760px}
.hero-content{padding:40px 7% 100px}
h1{font-size:42px}
.hero-content>p:not(.eyebrow){font-size:16px}
.hero-price{display:grid;gap:4px;margin:20px 0}
.hero-price strong{font-size:29px}
.hero-actions{display:grid;gap:10px}
.hero-actions .button{margin:0;max-width:360px}
.hero-content>.hero-source{font-size:10px}
.hero-bottom{bottom:20px}
.land-exhibit,.documents{grid-template-columns:1fr;gap:25px;margin-top:35px}
.map-viewport{height:420px}
.land-exhibit h3{font-size:31px}
.gallery{grid-template-columns:1fr;gap:25px}
.photo img,.photo:first-child img{height:270px}
.supplementary-maps{grid-template-columns:1fr}
.supplementary-maps img{height:390px}
.uses{gap:20px}
.uses h3{font-size:18px}
.infrastructure>div:last-child{padding-left:25px}
.infrastructure h3:before{left:-30px}
.document-links strong{font-size:14px}
.documents{margin-top:0}
.home.hero{min-height:640px}
.gallery-controls{gap:10px}
}
@media(prefers-reduced-motion:reduce){.hero-content{animation:none}
.hero-image{transform:none!important;will-change:auto}
.reveal-pending{opacity:1;transform:none;transition:none}
}

.hero-content>p.hero-source{font-size:11px;line-height:1.5;max-width:520px;opacity:.8}
@media(max-width:720px){.hero-content>p.hero-source{font-size:10px}
}
/* Focused UX refinements: same visual identity and source material. */
.menu-toggle,.gallery-toggle,.map-expand{font:inherit;cursor:pointer;border:1px solid currentColor;background:transparent;color:inherit;min-height:44px;padding:10px 18px}.menu-toggle,.gallery-toggle{display:none}.map-expand{display:block;margin-bottom:18px;width:100%}.land-exhibit{grid-template-columns:1fr 1.6fr;gap:5%}.land-exhibit>.site-map>.map-viewport{height:650px}.note,figcaption,.photo span,.disclaimer,footer p{font-size:14px;line-height:1.65}.hero:after{background:linear-gradient(90deg,rgba(9,26,22,.79),rgba(9,26,22,.12) 85%),linear-gradient(0deg,rgba(9,26,22,.6),transparent 35%)}.hero-image{object-position:58% center}.home h1{font-size:clamp(40px,4.8vw,70px);max-width:820px}.hero-content>.home-facts{font-size:16px}.supplementary-maps{grid-template-columns:1fr;max-width:950px}.supplementary-maps img{height:auto;max-height:530px}.pv-study{margin:0 8% 70px;padding:35px;border:1px solid #c4c9bd;display:grid;grid-template-columns:1.3fr 1fr;gap:40px}.pv-study img{width:100%;height:320px;object-fit:contain;background:white}.pv-study h3{margin-top:0}.map-dialog{position:fixed;inset:0;margin:0;width:100vw;max-width:100vw;height:100dvh;max-height:100dvh;padding:20px;overflow:auto}.map-dialog>.close{position:absolute;right:20px;top:10px}.map-dialog>p{padding-right:55px;font-size:14px}.map-dialog .map-viewport{height:calc(100dvh - 160px);background:#dbe0d6}.map-dialog .map-viewport img{width:100%;height:auto;max-width:none}.map-dialog .site-map{max-width:1300px;margin:auto}.mobile-actions{display:none}.photo-dialog img{height:auto}.menu-toggle{margin-left:auto}.menu-open{overflow:hidden}
@media(max-width:720px){.js .menu-toggle{display:block}.js header nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--paper);padding:16px 7% 24px;box-shadow:0 8px 15px #172a2520;max-height:calc(100dvh - 95px);overflow:auto;width:auto;white-space:normal}.js header nav.menu-visible{display:grid;grid-template-columns:1fr 1fr;gap:10px}.js header nav a{padding:12px 8px;font-size:15px;min-height:48px;border-bottom:1px solid #c4c9bd}.js header{flex-wrap:nowrap;min-height:95px;gap:16px}header nav{flex-wrap:wrap;overflow:visible;white-space:normal}.hero:after{background:linear-gradient(90deg,#091a16cb,#091a1645),linear-gradient(0deg,#091a1680,transparent 60%)}.hero-image{object-position:60% center}.home.hero{min-height:750px}.home h1{font-size:43px}.hero-content>.home-facts{font-size:15px}.land-exhibit{grid-template-columns:1fr}.land-exhibit>.site-map>.map-viewport{height:520px}.js .gallery:not(.all-photos) .photo:nth-child(n+4){display:none}.js .gallery-toggle{display:block;margin-top:25px;width:100%}.gallery .photo img,.gallery .photo:first-child img{height:230px}.photo span{font-size:14px;padding:12px 0}.pv-study{margin:0 7% 50px;padding:24px;grid-template-columns:1fr;gap:20px}.pv-study img{height:330px}.mobile-actions:not([hidden]){display:flex;gap:10px;position:fixed;bottom:0;left:0;right:0;padding:10px 5% calc(10px + env(safe-area-inset-bottom));background:var(--paper);border-top:1px solid #bcc5b9;z-index:9}.mobile-actions a{flex:1;display:flex;align-items:center;justify-content:center;min-height:44px;background:var(--gold);color:var(--ink);font-size:14px}.mobile-actions a:last-child{background:var(--ink);color:white}body.has-mobile-actions{padding-bottom:calc(74px + env(safe-area-inset-bottom))}.map-dialog{padding:16px}.map-dialog .map-viewport{height:calc(100dvh - 210px)}.map-dialog>p{font-size:13px}.note,.disclaimer,footer p{font-size:14px}.enquiry-links{font-size:14px;gap:15px}.section-heading>span{font-size:14px}html{scroll-padding-top:115px}}

.map-expand{display:none}.js .map-expand{display:block}
.map-dialog .map-viewport img{max-height:none}
@media(max-width:720px){.js header{gap:12px}.js header .brand{flex-shrink:0;font-size:25px;letter-spacing:4px}.js header .brand span{white-space:nowrap;font-size:7px;letter-spacing:2px}.js header .languages{gap:7px}.js header .menu-toggle{padding:10px 12px}html{scroll-padding-bottom:90px}}
/* At phone widths the map viewport follows the source aspect ratio, not a fixed height.
   Absolute image positioning keeps zoom from enlarging the viewport itself. */
@media(max-width:720px){
  .land-exhibit>.site-map>.map-viewport,.map-dialog .map-viewport{
    position:relative;height:auto;aspect-ratio:914/1012;max-height:calc(100dvh - 220px);
  }
  .land-exhibit>.site-map>.map-viewport img,.map-dialog .map-viewport img{
    position:absolute;top:0;left:0;
  }
  .map-toolbar{gap:8px;flex-wrap:wrap}
}
/* Keep the secondary action readable over the pale roof at tablet widths. */
.hero .button.outline{background:rgba(9,26,22,.6)}
.hero .button.outline:hover{background:var(--gold);color:var(--ink)}