:root {
  --green: #0b312b;
  --green-2: #16483e;
  --gold: #c6a667;
  --ink: #171a19;
  --muted: #686d6a;
  --line: #dfe3df;
  --paper: #f4f5f2;
  --white: #ffffff;
  --serif: "Newsreader", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--white); font-family: var(--sans); font-size: 16px; line-height: 1.6; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, a { -webkit-tap-highlight-color: transparent; }
.skip-link { position: fixed; left: 16px; top: -80px; z-index: 100; background: var(--white); padding: 10px 14px; color: var(--ink); }
.skip-link:focus { top: 16px; }

.site-header { position: fixed; inset: 0 0 auto; z-index: 50; height: 86px; padding: 0 clamp(24px, 5vw, 80px); display: flex; align-items: center; justify-content: space-between; color: var(--white); transition: .35s ease; }
.site-header.scrolled { height: 72px; color: var(--ink); background: rgba(255,255,255,.96); border-bottom: 1px solid rgba(15,49,43,.12); backdrop-filter: blur(14px); }
.brand { display: inline-flex; align-items: center; gap: 13px; }
.brand-mark { width: 40px; height: 40px; border: 1px solid var(--gold); color: var(--gold); display: grid; place-items: center; font-family: var(--serif); font-size: 17px; }
.brand-text { display: flex; flex-direction: column; line-height: 1.15; }
.brand-text strong { font-family: var(--serif); font-size: 17px; font-weight: 500; letter-spacing: .01em; }
.brand-text small { margin-top: 4px; font-size: 10px; letter-spacing: .18em; text-transform: uppercase; opacity: .75; }
.site-nav { display: flex; align-items: center; gap: clamp(22px, 3vw, 46px); font-size: 14px; }
.site-nav a { position: relative; }
.site-nav a:not(.nav-cta)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: -6px; height: 1px; background: var(--gold); transition: right .25s; }
.site-nav a:hover::after { right: 0; }
.nav-cta { padding: 10px 18px; border: 1px solid rgba(255,255,255,.5); }
.scrolled .nav-cta { border-color: var(--green); }
.menu-button { display: none; border: 0; background: transparent; width: 42px; height: 42px; padding: 11px 7px; }
.menu-button span { display: block; height: 1px; margin: 7px 0; background: currentColor; transition: .25s; }

.hero { min-height: max(790px, 100svh); position: relative; overflow: hidden; padding: clamp(145px, 16vh, 185px) 0 140px; color: var(--white); background: var(--green); }
.hero-media { position: absolute; top: 0; right: 0; width: 68%; height: 33%; background: url("assets/scheme-overview.jpg") center top / cover no-repeat; }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(5,23,20,.98) 0%, rgba(5,23,20,.78) 43%, rgba(5,23,20,.2) 100%), linear-gradient(0deg, rgba(5,23,20,.98) 0%, rgba(5,23,20,.78) 48%, rgba(5,23,20,.12) 100%); }
.hero-content { position: relative; z-index: 2; width: min(890px, calc(100% - 48px)); margin: 0 clamp(24px, 8vw, 126px); }
.eyebrow, .section-kicker { margin: 0 0 24px; color: var(--gold); font-size: 12px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; }
h1, h2 { margin: 0; font-family: var(--serif); font-weight: 400; letter-spacing: -.025em; line-height: .98; }
h1 { max-width: 830px; font-size: clamp(58px, 7.2vw, 112px); }
.hero-intro { max-width: 630px; margin: 28px 0 0; color: rgba(255,255,255,.78); font-size: clamp(17px, 1.4vw, 20px); line-height: 1.55; }
.hero-actions { display: flex; align-items: center; gap: 28px; margin-top: 38px; }
.button { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; padding: 0 24px; font-size: 13px; font-weight: 600; letter-spacing: .04em; transition: transform .2s, background .2s, color .2s; }
.button:hover { transform: translateY(-2px); }
.button-gold { color: var(--green); background: var(--gold); }
.button-gold:hover { background: #d7ba7f; }
.button-dark { color: var(--white); background: var(--green); }
.text-link { padding-bottom: 4px; border-bottom: 1px solid rgba(255,255,255,.55); font-size: 14px; }
.fact-band { position: relative; z-index: 3; max-width: 1240px; margin: -68px auto 0; display: grid; grid-template-columns: repeat(4,1fr); background: var(--white); border-bottom: 1px solid var(--line); box-shadow: 0 18px 50px rgba(6,31,27,.09); }
.fact { min-height: 136px; padding: 28px 34px; border-right: 1px solid var(--line); display: flex; flex-direction: column; justify-content: center; }
.fact:last-child { border-right: 0; }
.fact strong { color: var(--green); font-family: var(--serif); font-size: 38px; font-weight: 500; line-height: 1; }
.fact span { margin-top: 9px; color: var(--muted); font-size: 12px; letter-spacing: .08em; text-transform: uppercase; }

.section { padding: 150px clamp(24px, 7vw, 110px); }
.opportunity { max-width: 1440px; margin: 0 auto; }
.opportunity-grid { display: grid; grid-template-columns: 1.05fr .75fr; gap: clamp(60px, 10vw, 160px); align-items: start; }
.statement h2 { max-width: 720px; color: var(--green); font-size: clamp(50px, 6.3vw, 88px); }
.statement h2 em { color: var(--gold); font-weight: 400; }
.body-copy { max-width: 560px; padding-top: 12px; }
.body-copy p { margin: 0 0 24px; color: #3e4541; font-size: 18px; line-height: 1.75; }
.highlight-grid { margin-top: 110px; display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.highlight-card { min-height: 300px; padding: 38px; background: var(--white); }
.highlight-card > span { color: var(--gold); font-family: var(--serif); font-size: 20px; }
.highlight-card h3 { margin: 70px 0 16px; color: var(--green); font-family: var(--serif); font-size: 29px; font-weight: 500; }
.highlight-card p { max-width: 320px; margin: 0; color: var(--muted); }

.scheme { color: var(--white); background: var(--green); }
.scheme-heading { max-width: 1220px; margin: 0 auto 72px; display: grid; grid-template-columns: 1.2fr .8fr; gap: 80px; align-items: end; }
.section-kicker.light { color: var(--gold); }
.scheme-heading h2 { max-width: 680px; font-size: clamp(52px, 6vw, 86px); }
.scheme-heading > p { margin: 0 0 5px; color: rgba(255,255,255,.64); font-size: 18px; line-height: 1.7; }
.scheme-details { max-width: 1220px; margin: 0 auto; display: grid; grid-template-columns: repeat(3,1fr); gap: 18px; }
.metric-card { min-height: 180px; padding: 32px; display: flex; flex-direction: column; justify-content: flex-end; background: rgba(255,255,255,.055); border: 1px solid rgba(255,255,255,.12); }
.metric-card strong { color: var(--gold); font-family: var(--serif); font-size: 43px; font-weight: 400; line-height: 1; }
.metric-card span { margin-top: 15px; color: rgba(255,255,255,.68); font-size: 13px; letter-spacing: .03em; }

.planning { background: var(--white); }
.planning-inner { max-width: 1220px; margin: 0 auto; display: grid; grid-template-columns: 1.05fr .75fr; gap: clamp(60px, 9vw, 140px); align-items: start; }
.planning h2 { max-width: 720px; color: var(--green); font-size: clamp(50px, 5.7vw, 82px); }
.planning-copy { padding-top: 10px; }
.planning-copy p { margin: 0 0 22px; color: #3e4541; font-size: 18px; line-height: 1.75; }
.planning-copy .button { margin-top: 12px; }
.planning-copy small { display: block; margin-top: 18px; color: var(--muted); font-size: 12px; letter-spacing: .04em; }

.location { background: var(--paper); }
.location-intro { max-width: 1220px; margin: 0 auto 62px; }
.location-copy { max-width: 860px; }
.location h2 { color: var(--green); font-size: clamp(48px, 5vw, 74px); }
.location-map-figure { max-width: 1220px; margin: 0 auto 70px; overflow: hidden; background: var(--white); box-shadow: 0 24px 60px rgba(21,42,38,.12); }
.location-map-figure img { width: 100%; height: auto; }
.location-image-link { width: 100%; height: 100%; display: block; cursor: zoom-in; }
.location-gallery { max-width: 1220px; min-height: 680px; margin: 0 auto; display: grid; grid-template-columns: 1.35fr .65fr; grid-template-rows: 1fr 1fr; gap: 18px; }
.location-card { position: relative; min-height: 0; margin: 0; overflow: hidden; background: var(--green); box-shadow: 0 24px 60px rgba(21,42,38,.13); }
.location-card-coast { grid-row: 1 / 3; }
.location-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.location-card:hover img { transform: scale(1.02); }
.location-card-coast img { object-position: 50% 52%; }
.site-plan-card img { object-position: center; }
.location-card-sandbanks img { object-position: center 52%; }
.location-card figcaption, .architecture-card figcaption { position: absolute; inset: auto 0 0; padding: 46px 26px 24px; display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; color: var(--white); background: linear-gradient(0deg, rgba(5,23,20,.92), rgba(5,23,20,0)); }
.location-card figcaption span, .architecture-card figcaption span { font-family: var(--serif); font-size: 23px; }
.location-card figcaption small { max-width: 270px; color: rgba(255,255,255,.72); font-size: 10px; line-height: 1.45; text-align: right; }
.location-card figcaption { pointer-events: none; }
.location-card figcaption a { pointer-events: auto; text-decoration: underline; text-underline-offset: 2px; }

.architecture { background: var(--white); }
.architecture-heading { max-width: 1220px; margin: 0 auto 72px; display: grid; grid-template-columns: 1.1fr .7fr; gap: clamp(60px, 9vw, 130px); align-items: end; }
.architecture-heading h2 { max-width: 800px; color: var(--green); font-size: clamp(52px, 6vw, 84px); }
.architecture-heading > p { margin: 0 0 8px; color: var(--muted); font-size: 17px; line-height: 1.75; }
.architecture-gallery { max-width: 1220px; min-height: 760px; margin: 0 auto; display: grid; grid-template-columns: .8fr 1.2fr; gap: 18px; }
.architecture-stack { display: grid; grid-template-rows: 1fr 1fr; gap: 18px; }
.architecture-card { position: relative; min-height: 0; margin: 0; overflow: hidden; background: var(--green); }
.architecture-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.architecture-card:hover img { transform: scale(1.025); }
.architecture-card-tall img { object-position: center; }
.visual-note { max-width: 1220px; margin: 20px auto 0; color: var(--muted); font-size: 11px; }

.investor-access { padding: 130px clamp(24px, 7vw, 110px); color: var(--white); background: #111715; }
.investor-inner { max-width: 1220px; margin: 0 auto; display: grid; grid-template-columns: 1fr .72fr; gap: 120px; }
.investor-inner h2 { font-size: clamp(50px, 6vw, 82px); }
.investor-copy p { margin: 44px 0 28px; color: rgba(255,255,255,.65); font-size: 17px; line-height: 1.7; }
.investor-copy small { display: block; max-width: 470px; margin-top: 22px; color: rgba(255,255,255,.38); line-height: 1.5; }
.disclaimer { padding: 38px clamp(24px, 7vw, 110px); background: #0b0f0e; color: rgba(255,255,255,.4); }
.disclaimer p { max-width: 1220px; margin: 0 auto; font-size: 11px; line-height: 1.65; }
.disclaimer strong { color: rgba(255,255,255,.68); }
footer { padding: 38px clamp(24px, 7vw, 110px); display: flex; align-items: center; justify-content: space-between; gap: 30px; color: var(--muted); border-top: 1px solid var(--line); font-size: 11px; }
.footer-brand { color: var(--ink); }

.reveal { opacity: 0; transform: translateY(24px); transition: opacity .75s ease, transform .75s ease; }
.reveal.visible { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } .reveal { opacity: 1; transform: none; transition: none; } }

@media (max-width: 900px) {
  .site-header { height: 72px; padding: 0 22px; }
  .menu-button { display: block; color: inherit; }
  .menu-button.open span:first-child { transform: translateY(4px) rotate(45deg); }
  .menu-button.open span:last-child { transform: translateY(-4px) rotate(-45deg); }
  .site-nav { position: absolute; top: 72px; left: 0; right: 0; padding: 26px 24px 30px; flex-direction: column; align-items: flex-start; gap: 18px; color: var(--ink); background: rgba(255,255,255,.98); border-bottom: 1px solid var(--line); opacity: 0; pointer-events: none; transform: translateY(-12px); transition: .25s; }
  .site-nav.open { opacity: 1; pointer-events: auto; transform: none; }
  .nav-cta { border-color: var(--green); }
  .hero { min-height: 760px; }
  .hero { padding-top: 120px; padding-bottom: 130px; }
  .hero-media { width: 78%; height: 12%; background-position: 55% top; }
  .hero-shade { background: linear-gradient(90deg, rgba(5,23,20,.94), rgba(5,23,20,.5)), linear-gradient(0deg, rgba(5,23,20,.8), transparent 55%); }
  .fact-band { width: calc(100% - 32px); grid-template-columns: 1fr 1fr; margin-top: -20px; }
  .fact { min-height: 116px; padding: 22px; }
  .fact:nth-child(2) { border-right: 0; }
  .fact:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .fact strong { font-size: 32px; }
  .section { padding-top: 100px; padding-bottom: 100px; }
  .opportunity-grid, .scheme-heading, .planning-inner, .location-intro, .architecture-heading, .investor-inner { grid-template-columns: 1fr; }
  .opportunity-grid { gap: 42px; }
  .highlight-grid, .scheme-details { grid-template-columns: 1fr; }
  .highlight-card { min-height: 240px; }
  .highlight-card h3 { margin-top: 42px; }
  .scheme-heading { gap: 32px; }
  .planning-inner { gap: 38px; }
  .location-copy { max-width: none; }
  .location-gallery { min-height: 0; grid-template-columns: 1fr; grid-template-rows: none; }
  .location-card-coast { grid-row: auto; height: 620px; }
  .site-plan-card, .location-card-sandbanks { height: 440px; }
  .architecture-heading { gap: 30px; }
  .architecture-gallery { min-height: 0; grid-template-columns: 1fr; }
  .architecture-card-tall { height: 760px; }
  .architecture-stack { grid-template-rows: none; }
  .architecture-stack .architecture-card { height: 420px; }
  .investor-inner { gap: 30px; }
  footer { flex-wrap: wrap; }
}

@media (max-width: 560px) {
  .brand-text small { display: none; }
  .hero { min-height: 720px; }
  .hero-content { width: calc(100% - 40px); margin-left: 20px; margin-right: 20px; }
  h1 { font-size: clamp(50px, 15vw, 68px); }
  .hero-intro { font-size: 16px; }
  .hero-actions { align-items: stretch; flex-direction: column; gap: 18px; }
  .button { width: 100%; }
  .text-link { align-self: center; }
  .fact { padding: 18px; }
  .fact strong { font-size: 28px; }
  .fact span { font-size: 10px; }
  .section { padding-left: 20px; padding-right: 20px; }
  .statement h2, .scheme-heading h2, .planning h2, .location h2, .architecture-heading h2, .investor-inner h2 { font-size: 50px; }
  .highlight-grid { margin-top: 70px; }
  .location-intro { margin-bottom: 48px; }
  .location-map-figure { margin-bottom: 48px; }
  .location-card-coast, .site-plan-card, .location-card-sandbanks { height: 360px; }
  .location-card figcaption, .architecture-card figcaption { padding: 42px 20px 20px; align-items: flex-start; flex-direction: column; gap: 3px; }
  .location-card figcaption small { max-width: none; text-align: left; }
  .architecture-card-tall { height: 620px; }
  .architecture-stack .architecture-card { height: 300px; }
  footer { align-items: flex-start; flex-direction: column; }
}