:root{
  --tay-red:#c01d2e;
  --tay-red-dark:#9f1725;
  --tay-black:#231f20;
  --tay-charcoal:#151515;
  --tay-grey:#6c6868;
  --tay-line:#dedbd8;
  --tay-soft:#f6f5f3;
  --tay-white:#ffffff;
  --max:1320px;
  --serif:Georgia,'Times New Roman',serif;
  --sans:Arial,Helvetica,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;color:var(--tay-black);background:#fff;font-family:var(--sans);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
.container{width:min(calc(100% - 56px),var(--max));margin:0 auto}
.eyebrow{font-size:.73rem;line-height:1.2;letter-spacing:.17em;text-transform:uppercase;font-weight:700;color:var(--tay-red)}
.display{font-family:var(--serif);font-weight:400;letter-spacing:-.03em;line-height:.98}
.section-title{font-family:var(--serif);font-weight:400;font-size:clamp(2.1rem,4.2vw,4.35rem);line-height:1.02;letter-spacing:-.035em;margin:.45rem 0 1rem}
.lead{font-size:clamp(1.08rem,1.7vw,1.32rem);line-height:1.55;color:#3e3a3b;max-width:760px}
.red{color:var(--tay-red)}
.muted{color:var(--tay-grey)}
.rule{height:2px;background:var(--tay-red);width:50px;margin:25px 0}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:0 22px;border:1px solid var(--tay-black);text-transform:uppercase;letter-spacing:.13em;font-size:.72rem;font-weight:700;transition:.2s ease;background:#fff;color:var(--tay-black)}
.btn:hover{background:var(--tay-black);color:#fff}
.btn.red{background:var(--tay-red);border-color:var(--tay-red);color:#fff}
.btn.red:hover{background:var(--tay-red-dark);border-color:var(--tay-red-dark)}
.btn.light{border-color:#fff;background:transparent;color:#fff}
.btn.light:hover{background:#fff;color:var(--tay-black)}
.text-link{display:inline-flex;gap:10px;align-items:center;color:var(--tay-red);font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700}
.text-link:after{content:'→';font-size:1rem;transition:transform .2s ease}.text-link:hover:after{transform:translateX(4px)}

/* Header */
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.96);backdrop-filter:blur(10px);border-bottom:1px solid rgba(35,31,32,.08)}
.header-inner{height:102px;display:flex;align-items:center;justify-content:space-between;gap:30px}
.brand img{width:265px;height:auto}
.desktop-nav{display:flex;align-items:center;gap:29px;font-size:.74rem;text-transform:uppercase;letter-spacing:.08em;font-weight:700}
.desktop-nav a:not(.btn){position:relative;padding:8px 0}
.desktop-nav a:not(.btn):after{content:'';position:absolute;left:0;right:100%;bottom:2px;height:1px;background:var(--tay-red);transition:right .2s ease}
.desktop-nav a:not(.btn):hover:after,.desktop-nav a.active:after{right:0}
.header-cta{min-height:44px;padding:0 18px;border-color:var(--tay-red);color:var(--tay-red)}
.menu-btn{display:none;background:none;border:0;padding:10px;color:var(--tay-black)}
.menu-btn span{display:block;width:27px;height:2px;background:currentColor;margin:6px 0}
.mobile-nav{display:none;border-top:1px solid var(--tay-line);padding:18px 28px 28px;background:#fff}
.mobile-nav.open{display:grid}
.mobile-nav a{padding:12px 0;border-bottom:1px solid #eee;font-size:.8rem;letter-spacing:.09em;text-transform:uppercase;font-weight:700}
.mobile-nav .btn{margin-top:18px;border-bottom:1px solid var(--tay-red)}

/* Hero */
.hero{overflow:hidden;background:#fff}
.hero-grid{min-height:720px;display:grid;grid-template-columns:.43fr .57fr;align-items:center;gap:20px;padding:48px 0 38px}
.hero-copy{padding:36px 0 48px}
.hero h1{font-size:clamp(4.4rem,7.1vw,7.6rem);margin:0;max-width:580px}
.hero-sub{font-size:1.05rem;text-transform:uppercase;letter-spacing:.12em;font-weight:600;line-height:1.65;margin-top:25px}
.hero-actions{display:flex;flex-wrap:wrap;gap:16px;margin-top:38px}
.hero-art{position:relative;align-self:stretch;display:flex;align-items:center;justify-content:center;min-width:0}
.hero-art:before{content:'';position:absolute;width:140%;height:140%;background:radial-gradient(circle at 50% 50%,rgba(192,29,46,.025),transparent 60%)}
.hero-art img{position:relative;width:112%;max-width:none;mix-blend-mode:multiply}

/* Proposition band */
.proposition{background:var(--tay-charcoal);color:#fff;padding:52px 0 42px;position:relative;overflow:hidden}
.proposition:before{content:'';position:absolute;left:-30px;bottom:-95px;width:400px;height:250px;background:url('/assets/images/hero-reference.png') center/cover no-repeat;filter:grayscale(1) invert(1);opacity:.06;mix-blend-mode:screen}
.proposition-inner{text-align:center;position:relative}
.proposition h2{font-family:var(--serif);font-weight:400;font-size:clamp(1.85rem,3.4vw,3.1rem);margin:0;line-height:1.12}
.supported{margin-top:23px;font-size:.72rem;text-transform:uppercase;letter-spacing:.14em}
.supported strong{display:block;color:#fff;letter-spacing:.18em;margin-bottom:3px}
.supported span{display:inline-block;margin:6px 13px;color:#efefef}.supported i{color:var(--tay-red);font-style:normal}

/* Projects */
.section{padding:88px 0}
.projects-head,.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:32px}
.projects-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--tay-line);border-left:1px solid var(--tay-line)}
.project-card{border-right:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);background:#fff;transition:transform .2s ease,background .2s ease}
.project-card:hover{background:#fbfaf9}
.project-image{aspect-ratio:1.18/1;overflow:hidden;background:#eee}
.project-image img{width:100%;height:100%;object-fit:cover;transition:transform .45s ease}.project-card:hover .project-image img{transform:scale(1.025)}
.project-body{padding:22px 20px 24px;min-height:210px;display:flex;flex-direction:column}
.project-body h3{font-family:var(--serif);font-size:1.42rem;font-weight:400;margin:0 0 4px}
.project-type{font-size:.76rem;color:var(--tay-red);margin-bottom:14px}
.project-body p{font-size:.91rem;line-height:1.5;margin:0 0 22px;max-width:260px}.project-body .text-link{margin-top:auto}

/* Capabilities */
.capabilities{background:var(--tay-soft);padding:78px 0}
.cap-grid{display:grid;grid-template-columns:1.22fr repeat(4,1fr);border-top:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line)}
.cap-intro,.cap{padding:32px 28px 34px;border-right:1px solid var(--tay-line)}
.cap:last-child{border-right:0}.cap-intro{padding-left:0}
.cap-intro h2{font-size:clamp(2rem,3.5vw,3.2rem);margin-top:12px}
.cap-icon{width:54px;height:54px;margin-bottom:25px;color:var(--tay-red)}.cap-icon svg{width:100%;height:100%;stroke:currentColor;fill:none;stroke-width:1.3}
.cap h3{text-transform:uppercase;font-size:.78rem;letter-spacing:.1em;margin:0 0 13px}.cap p{font-size:.9rem;line-height:1.55;color:#4d494a;margin:0 0 22px}

/* Feature */
.feature-split{display:grid;grid-template-columns:1.16fr .84fr;min-height:510px}
.feature-media{overflow:hidden;background:#ddd}.feature-media img{width:100%;height:100%;object-fit:cover}
.feature-panel{background:var(--tay-charcoal);color:#fff;padding:72px clamp(35px,6vw,90px);display:flex;flex-direction:column;justify-content:center}
.feature-panel .section-title{color:#fff}.feature-panel p{color:#e9e9e9;max-width:520px}.feature-panel .rule{margin:18px 0 22px}

/* People strip */
.people-strip{display:grid;grid-template-columns:.38fr .62fr;min-height:280px;background:#fff}
.people-copy{padding:50px max(28px,calc((100vw - var(--max))/2));padding-right:45px;display:flex;flex-direction:column;justify-content:center}
.people-copy h2{font-size:clamp(2rem,3.2vw,3.3rem);margin:8px 0 20px}
.people-art{position:relative;overflow:hidden;background:#faf9f8}.people-art img{width:100%;height:100%;object-fit:cover;filter:grayscale(1);opacity:.65;mix-blend-mode:multiply}
.people-art:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#fff 0%,rgba(255,255,255,0) 26%)}

/* Invest */
.invest-band{background:var(--tay-charcoal);color:#fff;display:grid;grid-template-columns:.35fr .65fr;min-height:270px}
.invest-image{background:url('/assets/images/invest/long-term-investment.jpg') center/cover no-repeat;position:relative}.invest-image:after{content:'';position:absolute;inset:0;background:rgba(21,21,21,.28)}
.invest-copy{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:center;padding:48px max(30px,calc((100vw - var(--max))/2)) 48px 55px;padding-right:max(30px,calc((100vw - var(--max))/2))}
.invest-copy h2{font-family:var(--serif);font-size:clamp(2rem,3.1vw,3.1rem);line-height:1.05;font-weight:400;margin:8px 0 0}.invest-copy p{color:#efefef;margin:0 0 18px}

/* CTA/Footer */
.big-cta{background:var(--tay-red);color:#fff;padding:35px 0}.big-cta-grid{display:grid;grid-template-columns:1.15fr 1fr .95fr;align-items:center;gap:45px}.big-cta h2{font-family:var(--serif);font-weight:400;font-size:clamp(1.9rem,3vw,3rem);line-height:1.05;margin:0}.big-cta p{margin:0;color:#fff}.big-cta-contact{display:grid;gap:7px;font-size:.92rem}
.site-footer{background:#111;color:#fff;padding:38px 0 25px}.footer-top{display:grid;grid-template-columns:1.25fr .8fr .8fr;gap:55px;padding-bottom:30px;border-bottom:1px solid rgba(255,255,255,.14)}.footer-logo{width:240px;filter:brightness(0) invert(1);opacity:.94}.footer-top p,.footer-top address{font-style:normal;color:#c9c9c9;font-size:.9rem}.footer-heading{font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;color:#fff;font-weight:700;margin-bottom:13px}.footer-links{display:grid;grid-template-columns:repeat(3,auto);gap:9px 25px;align-content:start}.footer-links a{font-size:.78rem;color:#d6d6d6}.footer-links a:hover{color:#fff}.footer-bottom{display:flex;justify-content:space-between;gap:25px;align-items:center;padding-top:22px;font-size:.73rem;color:#a8a8a8}.legal-links{display:flex;gap:20px;flex-wrap:wrap}

/* Interior pages */
.page-hero{position:relative;overflow:hidden;background:#fff;border-bottom:1px solid var(--tay-line)}
.page-hero-grid{min-height:560px;display:grid;grid-template-columns:.48fr .52fr;align-items:center;gap:35px;padding:60px 0}
.page-hero h1{font-family:var(--serif);font-weight:400;letter-spacing:-.04em;line-height:.98;font-size:clamp(3.3rem,6.2vw,6.5rem);margin:.6rem 0 1.3rem;max-width:760px}.page-hero p{max-width:660px;font-size:1.16rem;color:#4e4a4b}
.page-hero-art{height:100%;display:flex;align-items:center;justify-content:center}.page-hero-art img{width:110%;max-width:none;mix-blend-mode:multiply}
.page-hero.photo .page-hero-art{overflow:hidden}.page-hero.photo .page-hero-art img{width:100%;height:100%;object-fit:cover;mix-blend-mode:normal}
.content-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:75px}.content-grid .section-title{margin-top:0}.content-copy p{font-size:1rem;color:#4b4748}.content-copy p:first-child{margin-top:0}
.service-list{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--tay-line);border-left:1px solid var(--tay-line)}.service-item{padding:28px 26px;border-right:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);min-height:180px}.service-item h3{font-family:var(--serif);font-size:1.55rem;font-weight:400;margin:0 0 10px}.service-item p{font-size:.93rem;margin:0;color:#555052}
.route-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--tay-line);border:1px solid var(--tay-line)}.route{background:#fff}.route img{aspect-ratio:1.45/1;width:100%;object-fit:cover}.route-body{padding:26px}.route h3{font-family:var(--serif);font-size:1.75rem;font-weight:400;margin:0 0 8px}.route p{margin:0;color:#514c4d}
.dark-section{background:var(--tay-charcoal);color:#fff}.dark-section .lead,.dark-section p{color:#ddd}.dark-section .section-title{color:#fff}
.process{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid #555;border-bottom:1px solid #555}.process-step{padding:28px 22px;border-right:1px solid #555}.process-step:last-child{border-right:0}.process-no{color:var(--tay-red);font-size:.72rem;letter-spacing:.15em}.process-step h3{font-family:var(--serif);font-size:1.55rem;font-weight:400;margin:9px 0}.process-step p{font-size:.9rem;margin:0;color:#ccc}
.team-grid{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--tay-line);border-left:1px solid var(--tay-line)}.person{padding:35px;border-right:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);min-height:310px}.initials{font-family:var(--serif);font-size:3.1rem;color:var(--tay-red);margin-bottom:24px}.person-role{text-transform:uppercase;letter-spacing:.1em;font-size:.7rem;font-weight:700;color:#777}.person h2{font-family:var(--serif);font-weight:400;font-size:2rem;margin:8px 0 14px}.person p{color:#4c4849}
.contact-layout{display:grid;grid-template-columns:1.15fr .85fr;gap:70px}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:22px}.field{display:grid;gap:8px}.field.full{grid-column:1/-1}.field label{font-size:.75rem;text-transform:uppercase;letter-spacing:.09em;font-weight:700}.field input,.field select,.field textarea{width:100%;border:1px solid #cbc7c4;padding:15px 14px;background:#fff;border-radius:0;outline:none}.field textarea{min-height:160px;resize:vertical}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--tay-red);box-shadow:0 0 0 1px var(--tay-red)}.contact-details{background:var(--tay-soft);padding:38px}.contact-details dl{margin:0}.contact-details dt{font-size:.72rem;text-transform:uppercase;letter-spacing:.12em;font-weight:700;color:var(--tay-red);margin-top:28px}.contact-details dt:first-child{margin-top:0}.contact-details dd{margin:7px 0 0;font-family:var(--serif);font-size:1.35rem}
.project-detail-hero{min-height:640px;position:relative;display:grid;align-items:end;background:#111;color:#fff}.project-detail-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.68}.project-detail-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.75))}.project-detail-copy{position:relative;z-index:1;padding:80px 0}.project-detail-copy h1{font-family:var(--serif);font-size:clamp(3.3rem,6vw,6rem);font-weight:400;line-height:.98;letter-spacing:-.04em;margin:8px 0 0}.facts{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line)}.fact{padding:28px 25px;border-right:1px solid var(--tay-line)}.fact:last-child{border-right:0}.fact small{display:block;text-transform:uppercase;letter-spacing:.12em;font-weight:700;color:var(--tay-red);font-size:.7rem;margin-bottom:8px}.fact span{font-family:var(--serif);font-size:1.45rem}
.project-story{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.story-block h3{font-size:.75rem;text-transform:uppercase;letter-spacing:.13em;color:var(--tay-red)}.story-block p{font-family:var(--serif);font-size:1.45rem;line-height:1.38;margin:.7rem 0 0}
.simple-page{padding:90px 0;min-height:60vh}.simple-page h1{font-family:var(--serif);font-size:clamp(3rem,6vw,5.5rem);font-weight:400;margin:0 0 28px}.simple-page h2{font-family:var(--serif);font-weight:400;font-size:2rem;margin-top:45px}.simple-page p,.simple-page li{max-width:850px;color:#4b4748}
.thanks{min-height:70vh;display:flex;align-items:center;text-align:center}.thanks-inner{max-width:650px;margin:auto}

@media(max-width:1120px){
 .desktop-nav{gap:17px}.desktop-nav a{font-size:.68rem}.brand img{width:220px}
 .hero-grid{min-height:640px;grid-template-columns:.48fr .52fr}.hero h1{font-size:clamp(4rem,7.2vw,6.3rem)}
 .projects-grid{grid-template-columns:repeat(2,1fr)}
 .cap-grid{grid-template-columns:1fr 1fr 1fr}.cap-intro{grid-column:1/-1;border-right:0;border-bottom:1px solid var(--tay-line);padding-left:0}.cap:nth-child(4){border-right:0}
 .invest-copy{grid-template-columns:1fr;gap:22px}.big-cta-grid{grid-template-columns:1fr 1fr}.big-cta-contact{grid-column:1/-1}
}
@media(max-width:900px){
 .container{width:min(calc(100% - 36px),var(--max))}
 .header-inner{height:82px}.brand img{width:205px}.desktop-nav{display:none}.menu-btn{display:block}
 .hero-grid{grid-template-columns:1fr;min-height:0;padding:25px 0 30px}.hero-copy{padding:35px 0 0}.hero h1{font-size:clamp(4.1rem,16vw,6.1rem)}.hero-art{min-height:410px}.hero-art img{width:115%}
 .section{padding:70px 0}.feature-split{grid-template-columns:1fr}.feature-media{min-height:360px}.feature-panel{padding:55px 28px}
 .people-strip{grid-template-columns:1fr}.people-copy{padding:48px 28px}.people-art{height:230px}
 .invest-band{grid-template-columns:1fr}.invest-image{min-height:230px}.invest-copy{padding:45px 28px}
 .footer-top{grid-template-columns:1fr 1fr}.footer-links{grid-column:1/-1;grid-template-columns:repeat(4,auto)}
 .page-hero-grid{grid-template-columns:1fr;min-height:0;padding:55px 0}.page-hero-art{min-height:380px}.content-grid{grid-template-columns:1fr;gap:35px}.process{grid-template-columns:1fr 1fr}.process-step{border-bottom:1px solid #555}.route-grid{grid-template-columns:1fr}.contact-layout{grid-template-columns:1fr}.project-story{grid-template-columns:1fr;gap:25px}
}
@media(max-width:640px){
 .container{width:min(calc(100% - 28px),var(--max))}
 .brand img{width:185px}.hero h1{font-size:clamp(3.7rem,17vw,5rem)}.hero-sub{font-size:.86rem}.hero-actions{display:grid;grid-template-columns:1fr}.hero-art{min-height:330px}.hero-art img{width:125%}
 .proposition{padding:42px 0 35px}.supported span{margin:6px 7px}
 .projects-head,.section-head{align-items:flex-start;flex-direction:column}.projects-grid{grid-template-columns:1fr}.project-body{min-height:0}
 .cap-grid{grid-template-columns:1fr}.cap{border-right:0}.cap-intro{padding:25px 0}.cap{padding:27px 0}.cap:not(:last-child){border-bottom:1px solid var(--tay-line)}
 .feature-media{min-height:300px}.people-art{height:190px}.invest-copy{grid-template-columns:1fr}.big-cta-grid{grid-template-columns:1fr;gap:20px}
 .footer-top{grid-template-columns:1fr}.footer-links{grid-template-columns:1fr 1fr}.footer-bottom{align-items:flex-start;flex-direction:column}
 .page-hero h1{font-size:clamp(3rem,14vw,4.5rem)}.page-hero-art{min-height:310px}.service-list{grid-template-columns:1fr}.process{grid-template-columns:1fr}.process-step{border-right:0}.team-grid{grid-template-columns:1fr}.contact-form{grid-template-columns:1fr}.field.full{grid-column:auto}.facts{grid-template-columns:1fr}.fact{border-right:0;border-bottom:1px solid var(--tay-line)}.fact:last-child{border-bottom:0}.project-detail-hero{min-height:520px}
}

/* Pass 1 — Portfolio-led Development & Projects */
.portfolio-intro{background:#fff;border-bottom:1px solid var(--tay-line)}
.portfolio-intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:90px;align-items:end;padding:76px 0 64px}
.portfolio-intro h1{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:.94;font-size:clamp(4rem,7.2vw,7.3rem);margin:.65rem 0 0;max-width:940px}
.portfolio-intro-copy{padding-bottom:8px}
.portfolio-intro-copy p{font-family:var(--serif);font-size:clamp(1.35rem,2.15vw,2rem);line-height:1.35;margin:0;max-width:570px;color:#3f3a3b}
.portfolio-intro-copy .hero-actions{margin-top:30px}

.development-mosaic{padding:0 0 96px;background:#fff}
.mosaic-grid{display:grid;grid-template-columns:1.45fr .8fr;gap:12px;min-height:720px}
.mosaic-stack{display:grid;grid-template-rows:1fr 1fr;gap:12px;min-width:0}
.mosaic-card{position:relative;overflow:hidden;background:#1a1a1a;color:#fff;min-height:0}
.mosaic-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .55s ease,filter .35s ease}
.mosaic-card:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.03) 30%,rgba(0,0,0,.78) 100%)}
.mosaic-card:hover img{transform:scale(1.025)}
.mosaic-overlay{position:absolute;z-index:2;left:0;right:0;bottom:0;padding:31px 32px}
.mosaic-overlay span{display:block;text-transform:uppercase;letter-spacing:.14em;font-size:.68rem;font-weight:700;color:#fff;margin-bottom:8px}
.mosaic-overlay strong{display:block;font-family:var(--serif);font-size:clamp(2rem,3.3vw,3.7rem);font-weight:400;line-height:1}
.mosaic-stack .mosaic-overlay strong{font-size:clamp(1.65rem,2.3vw,2.65rem)}
.mosaic-overlay p{margin:10px 0 0;font-size:.93rem;color:#f2f2f2;max-width:440px}

.development-statement{padding-top:92px;padding-bottom:92px;border-top:1px solid var(--tay-line)}
.statement-grid{display:grid;grid-template-columns:.34fr 1fr;gap:70px;align-items:start}
.statement-grid .section-title{font-size:clamp(2.8rem,5vw,5.4rem);max-width:950px;margin-top:0}
.statement-grid .lead{max-width:800px;margin-bottom:0}

.development-routes{background:var(--tay-charcoal);color:#fff;padding:18px 0}
.route-lines{border-top:1px solid #484848}
.route-line{display:grid;grid-template-columns:75px 1fr auto;gap:34px;align-items:center;padding:34px 0;border-bottom:1px solid #484848}
.route-no{font-family:var(--serif);font-size:1.2rem;color:var(--tay-red)}
.route-line h3{font-family:var(--serif);font-weight:400;font-size:clamp(1.7rem,2.8vw,2.7rem);line-height:1.05;margin:0 0 5px}
.route-line p{margin:0;color:#cfcfcf;max-width:680px}
.route-line .text-link{white-space:nowrap}

.development-capability{background:var(--tay-soft)}
.development-capability .section-head{max-width:900px;margin-bottom:48px}
.capability-editorial-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--tay-line)}
.capability-editorial{padding:34px 32px 12px 0;border-right:1px solid var(--tay-line);min-height:255px;margin-right:32px}
.capability-editorial:last-child{border-right:0;margin-right:0}
.capability-editorial span{font-size:.7rem;letter-spacing:.15em;color:var(--tay-red);font-weight:700}
.capability-editorial h3{font-family:var(--serif);font-weight:400;font-size:1.75rem;margin:17px 0 10px}
.capability-editorial p{margin:0;color:#514c4d;max-width:245px}

.context-cta{background:#fff;padding:72px 0;border-top:1px solid var(--tay-line)}
.context-cta-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:100px;align-items:start}
.context-cta h2{font-family:var(--serif);font-weight:400;font-size:clamp(2.7rem,4.8vw,5rem);line-height:.98;letter-spacing:-.035em;margin:.55rem 0 0;max-width:740px}
.context-cta p{font-size:1.08rem;color:#4c4748;margin:0 0 28px;max-width:620px}

.projects-intro .portfolio-intro-grid{padding-bottom:54px}
.portfolio-grid-section{padding:0 0 100px}
.portfolio-editorial{display:grid;gap:78px}
.portfolio-project{display:block}
.portfolio-image{overflow:hidden;background:#eee;aspect-ratio:1.42/1}
.portfolio-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.portfolio-project:hover .portfolio-image img{transform:scale(1.018)}
.portfolio-meta{display:grid;grid-template-columns:1fr .7fr auto;gap:35px;align-items:end;padding-top:21px;border-top:2px solid var(--tay-black);margin-top:14px}
.portfolio-meta>div>span{display:block;text-transform:uppercase;letter-spacing:.13em;color:var(--tay-red);font-size:.68rem;font-weight:700;margin-bottom:7px}
.portfolio-meta h2{font-family:var(--serif);font-weight:400;font-size:clamp(2rem,3.4vw,3.7rem);line-height:1;margin:0}
.portfolio-meta p{margin:0;color:#514c4d;max-width:430px;align-self:center}
.portfolio-meta .text-link{justify-self:end;margin-bottom:8px}
.portfolio-project-wide .portfolio-image{aspect-ratio:2.1/1;min-height:440px}
.portfolio-pair{display:grid;grid-template-columns:1fr 1fr;gap:36px}
.portfolio-pair .portfolio-meta{grid-template-columns:1fr;gap:11px;align-items:start}
.portfolio-pair .portfolio-meta .text-link{justify-self:start;margin:6px 0 0}
.portfolio-pair .portfolio-meta p{max-width:520px}
.portfolio-pair .portfolio-image{aspect-ratio:1.18/1}
.portfolio-project-minimal{display:grid;grid-template-columns:.42fr 1fr;gap:0;background:var(--tay-soft);min-height:360px}
.watford-mark{display:flex;align-items:center;justify-content:center;border-right:1px solid var(--tay-line);overflow:hidden;position:relative}
.watford-mark:before,.watford-mark:after{content:'';position:absolute;background:var(--tay-red);opacity:.95}
.watford-mark:before{width:1px;height:140%;transform:rotate(36deg)}
.watford-mark:after{height:1px;width:140%;transform:rotate(-18deg)}
.watford-mark span{font-family:var(--serif);font-size:clamp(5rem,10vw,10rem);line-height:1;color:var(--tay-black);position:relative;z-index:1;background:var(--tay-soft);padding:18px}
.portfolio-project-minimal .portfolio-meta{margin:0;border:0;padding:56px 62px;align-content:center;grid-template-columns:1fr .75fr auto}
.projects-live{margin-top:0}

@media(max-width:1120px){
 .portfolio-intro-grid{grid-template-columns:1fr .78fr;gap:55px}
 .mosaic-grid{min-height:610px}
 .capability-editorial-grid{grid-template-columns:1fr 1fr}
 .capability-editorial{border-bottom:1px solid var(--tay-line)}
 .portfolio-meta{grid-template-columns:1fr .8fr}.portfolio-meta .text-link{grid-column:1/-1;justify-self:start}
 .portfolio-project-minimal .portfolio-meta{grid-template-columns:1fr}.portfolio-project-minimal .portfolio-meta .text-link{grid-column:auto}
}

@media(max-width:900px){
 .portfolio-intro-grid{grid-template-columns:1fr;gap:28px;padding:56px 0 46px}
 .portfolio-intro h1{font-size:clamp(3.7rem,12vw,6.1rem)}
 .portfolio-intro-copy{padding:0;max-width:720px}
 .mosaic-grid{grid-template-columns:1fr;min-height:0}
 .mosaic-feature{min-height:520px}.mosaic-stack{grid-template-columns:1fr 1fr;grid-template-rows:none}.mosaic-stack .mosaic-card{min-height:360px}
 .statement-grid{grid-template-columns:1fr;gap:25px}
 .route-line{grid-template-columns:55px 1fr}.route-line .text-link{grid-column:2}
 .context-cta-grid{grid-template-columns:1fr;gap:35px}
 .portfolio-editorial{gap:58px}.portfolio-project-wide .portfolio-image{min-height:360px}
 .portfolio-project-minimal{grid-template-columns:.35fr 1fr}.portfolio-project-minimal .portfolio-meta{padding:45px}
}

@media(max-width:640px){
 .portfolio-intro-grid{padding:44px 0 36px}
 .portfolio-intro h1{font-size:clamp(3.25rem,15vw,4.7rem)}
 .portfolio-intro-copy p{font-size:1.25rem}
 .development-mosaic{padding-bottom:65px}.mosaic-feature{min-height:430px}.mosaic-stack{grid-template-columns:1fr}.mosaic-stack .mosaic-card{min-height:330px}
 .mosaic-overlay{padding:24px}.mosaic-overlay p{font-size:.87rem}
 .development-statement{padding:65px 0}.statement-grid .section-title{font-size:clamp(2.55rem,12vw,4rem)}
 .development-routes{padding:5px 0}.route-line{grid-template-columns:35px 1fr;gap:15px;padding:27px 0}.route-line .text-link{grid-column:2}.route-line p{font-size:.92rem}
 .capability-editorial-grid{grid-template-columns:1fr}.capability-editorial{margin-right:0;border-right:0;min-height:0;padding:27px 0}.capability-editorial p{max-width:none}
 .context-cta{padding:58px 0}.context-cta h2{font-size:clamp(2.5rem,12vw,3.8rem)}
 .portfolio-grid-section{padding-bottom:70px}.portfolio-editorial{gap:50px}.portfolio-project-wide .portfolio-image,.portfolio-image{aspect-ratio:1.05/1;min-height:0}
 .portfolio-pair{grid-template-columns:1fr;gap:50px}
 .portfolio-meta{grid-template-columns:1fr;gap:10px}.portfolio-meta .text-link{grid-column:auto;justify-self:start;margin-top:8px}
 .portfolio-meta h2{font-size:2.3rem}
 .portfolio-project-minimal{grid-template-columns:1fr;min-height:0}.watford-mark{min-height:220px;border-right:0;border-bottom:1px solid var(--tay-line)}.portfolio-project-minimal .portfolio-meta{padding:34px 25px}
}


/* Pass 2 — distinct page openings, genuine project assets, contextual content */
.social-links{display:flex;gap:18px;flex-wrap:wrap;margin-top:19px}.social-links a{display:inline-flex;align-items:center;gap:8px;color:#d6d6d6;font-size:.78rem}.social-links a:hover{color:#fff}.social-links svg{width:19px;height:19px;fill:currentColor;stroke:currentColor;stroke-width:1.7}.social-links svg rect,.social-links svg circle{fill:none}.social-links svg .fill-dot{fill:currentColor;stroke:none}
.home-build-feature{padding:82px 0;border-top:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);background:#fff}.home-build-grid{display:grid;grid-template-columns:.82fr 1.18fr;gap:72px;align-items:center}.home-build-copy .section-title{font-size:clamp(2.6rem,4.6vw,4.6rem)}.home-build-visual{background:var(--tay-soft);padding:20px}.home-build-visual img{width:100%;max-height:560px;object-fit:cover;mix-blend-mode:multiply}.feature-facts{display:flex;flex-wrap:wrap;gap:7px 22px;margin:28px 0}.feature-facts span{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;font-weight:700;color:#514c4d}.feature-facts span:before{content:'•';color:var(--tay-red);margin-right:8px}.people-strip-type{min-height:300px}.people-type-art{background:var(--tay-soft);padding:45px 7vw;display:grid;grid-template-columns:1fr 1fr;gap:45px;align-content:center}.people-type-art>div{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--tay-line);border-left:1px solid var(--tay-line)}.people-type-art span{padding:19px;border-right:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);text-transform:uppercase;letter-spacing:.1em;font-size:.7rem;font-weight:700}.people-type-art strong{font-family:var(--serif);font-weight:400;font-size:clamp(1.7rem,2.8vw,2.8rem);line-height:1.08;align-self:center}
.bushey-portfolio{background:var(--tay-soft);border-top:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line)}.bushey-feature-grid{display:grid;grid-template-columns:.7fr 1.3fr;min-height:460px}.bushey-feature-copy{padding:55px;align-self:center}.portfolio-tag{display:block;text-transform:uppercase;letter-spacing:.13em;color:var(--tay-red);font-size:.68rem;font-weight:700;margin-bottom:18px}.bushey-feature-copy h2{font-family:var(--serif);font-weight:400;font-size:clamp(2.7rem,4.6vw,5rem);line-height:.98;letter-spacing:-.04em;margin:0 0 18px}.bushey-feature-copy p{max-width:520px;color:#514c4d}.bushey-feature-images{display:grid;grid-template-columns:1fr 1fr;gap:5px;padding:5px}.bushey-feature-images img{width:100%;height:100%;object-fit:cover}.hendon-wide img{object-position:center 58%}
.project-gallery{display:grid;background:#fff;gap:4px;padding:4px}.project-gallery.three{grid-template-columns:repeat(3,1fr)}.project-gallery.two{grid-template-columns:1fr 1fr}.project-gallery.one{grid-template-columns:1fr}.project-gallery img{width:100%;height:520px;object-fit:cover}.project-gallery.one img{height:auto;max-height:760px}.before-after{display:grid;grid-template-columns:1fr 1fr;gap:12px}.before-after>div{position:relative;overflow:hidden;background:#eee}.before-after img{width:100%;height:480px;object-fit:cover}.before-after span{position:absolute;z-index:2;left:14px;top:14px;background:var(--tay-red);color:#fff;text-transform:uppercase;letter-spacing:.1em;font-size:.68rem;font-weight:700;padding:8px 11px}.facts.four{grid-template-columns:repeat(4,1fr)}.hendon-detail img{object-position:center 54%}.project-story{display:grid;grid-template-columns:.75fr 1.25fr;gap:70px;align-items:start}.content-copy p:first-child{margin-top:0}.content-copy{font-size:1.05rem;color:#4b4748}.soft-section{background:var(--tay-soft)}
.editorial-opening{border-bottom:1px solid var(--tay-line);background:#fff}.editorial-opening-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:90px;align-items:end;padding:90px 0 75px}.editorial-opening h1,.team-opening h1,.contact-opening h1,.landscape-opening h1,.construction-opening h1,.bushey-project-opening h1{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:.94;font-size:clamp(4rem,7vw,7.2rem);margin:.6rem 0 0}.editorial-opening p{font-family:var(--serif);font-size:clamp(1.3rem,2.1vw,2rem);line-height:1.35;color:#413d3e;margin:0 0 28px}.decision-routes,.investment-routes{background:var(--tay-soft);padding:0}.decision-grid{display:grid;grid-template-columns:repeat(3,1fr);border-left:1px solid var(--tay-line)}.decision-grid>div{padding:45px 38px;border-right:1px solid var(--tay-line);min-height:280px}.decision-grid span,.landscape-service-grid span{font-family:var(--serif);color:var(--tay-red);font-size:1.25rem}.decision-grid h2,.landscape-service-grid h2{font-family:var(--serif);font-weight:400;font-size:2rem;margin:17px 0 11px}.decision-grid p,.landscape-service-grid p{color:#514c4d}.group-map{background:var(--tay-charcoal);color:#fff;padding:70px 0}.group-core{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:0;border:1px solid #464646}.group-core>*{padding:35px;border-right:1px solid #464646}.group-core>*:last-child{border-right:0}.group-core span,.group-arms span{color:var(--tay-red);text-transform:uppercase;letter-spacing:.12em;font-size:.68rem;font-weight:700}.group-core strong,.group-arms strong{font-family:var(--serif);font-weight:400;font-size:clamp(1.6rem,2.7vw,2.8rem)}.group-connector{width:1px;height:55px;background:#555;margin:0 auto}.group-arms{display:grid;grid-template-columns:1fr 1fr;max-width:900px;margin:0 auto;border:1px solid #464646}.group-arms>div{padding:35px;text-align:center;border-right:1px solid #464646}.group-arms>div:last-child{border-right:0}.group-arms span,.group-arms strong{display:block}
.construction-opening{background:#fff;border-bottom:1px solid var(--tay-line)}.construction-opening-grid{display:grid;grid-template-columns:.78fr 1.22fr;gap:70px;align-items:center;padding:70px 0}.construction-opening p{font-size:1.1rem;max-width:580px;color:#4b4748}.construction-opening .btn{margin-top:24px}.construction-feature{display:grid;grid-template-columns:1.25fr .75fr;background:var(--tay-soft);border:1px solid var(--tay-line);min-height:470px}.construction-feature img{width:100%;height:100%;object-fit:cover;mix-blend-mode:multiply}.construction-feature>div{padding:35px;align-self:end}.construction-feature span{color:var(--tay-red);text-transform:uppercase;letter-spacing:.12em;font-size:.66rem;font-weight:700}.construction-feature strong{display:block;font-family:var(--serif);font-weight:400;font-size:2rem;line-height:1.05;margin:12px 0}.construction-feature small{color:#5c5758}.construction-types{background:var(--tay-charcoal);color:#fff;padding:36px 0}.type-lines{display:grid;grid-template-columns:repeat(6,1fr);border-top:1px solid #444;margin-top:20px}.type-lines span{padding:24px 12px;border-right:1px solid #444;text-align:center;text-transform:uppercase;letter-spacing:.09em;font-size:.68rem}.type-lines span:last-child{border-right:0}.construction-image-band{display:grid;grid-template-columns:1.1fr .9fr;background:var(--tay-soft);min-height:470px}.construction-image-band img{width:100%;height:100%;object-fit:cover}.construction-image-band>div{padding:70px;align-self:center}.construction-image-band h2{font-family:var(--serif);font-weight:400;font-size:clamp(2.5rem,4.4vw,4.5rem);line-height:1;margin:13px 0}.construction-image-band p{max-width:520px;color:#514c4d}
.landscape-opening{padding:100px 0 90px;border-bottom:1px solid var(--tay-line);position:relative;overflow:hidden}.landscape-opening:after{content:'';position:absolute;right:-100px;bottom:-150px;width:520px;height:520px;border:1px solid rgba(192,29,46,.18);border-radius:50%}.landscape-opening p{font-family:var(--serif);font-size:clamp(1.25rem,2vw,1.8rem);max-width:750px;color:#4a4546}.landscape-services{background:#fff}.landscape-service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-left:1px solid var(--tay-line)}.landscape-service-grid>div{padding:45px 32px;border-right:1px solid var(--tay-line);min-height:300px}
.invest-opening{background:var(--tay-charcoal);color:#fff;padding:75px 0}.invest-opening-grid{display:grid;grid-template-columns:1fr .85fr;gap:80px;align-items:center}.invest-opening h1{font-family:var(--serif);font-weight:400;font-size:clamp(4rem,7vw,7rem);line-height:.94;letter-spacing:-.045em;margin:.7rem 0 25px}.invest-opening h1 span{color:var(--tay-red)}.invest-opening p{font-family:var(--serif);font-size:clamp(1.2rem,1.8vw,1.6rem);color:#e0e0e0;max-width:650px}.invest-opening .btn{margin-top:22px}.invest-opening-visual{position:relative;background:#090909;padding:20px}.invest-opening-visual img{width:100%;min-height:390px;object-fit:cover;filter:grayscale(.25);opacity:.88}.invest-opening-visual span{position:absolute;left:35px;bottom:35px;background:rgba(17,17,17,.85);color:#fff;padding:10px 12px;font-size:.68rem;letter-spacing:.08em;text-transform:uppercase}
.team-opening{padding:90px 0 68px;border-bottom:1px solid var(--tay-line)}.team-opening p{font-size:1.05rem;color:#514c4d;max-width:650px}.team-section{padding-top:45px}.team-section .person{min-height:225px}.team-section .person p{display:none}
.contact-opening{padding:78px 0 90px}.contact-opening-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:90px;align-items:start}.contact-opening h1{font-size:clamp(3.8rem,6.4vw,6.5rem)}.direct-contact{display:grid;gap:9px;margin-top:35px}.direct-contact a{font-family:var(--serif);font-size:1.45rem}.direct-contact span{color:#625d5e;margin-top:10px}.contact-opening .contact-form{padding:36px;background:var(--tay-soft);border:1px solid var(--tay-line)}
.ace-opening{display:grid;grid-template-columns:1.3fr .7fr;min-height:650px;border-bottom:1px solid var(--tay-line)}.ace-opening-image{overflow:hidden}.ace-opening-image img{width:100%;height:100%;object-fit:cover}.ace-opening-copy{padding:65px;align-self:center}.ace-opening-copy h1{font-family:var(--serif);font-weight:400;font-size:clamp(4.3rem,7vw,7rem);line-height:.92;letter-spacing:-.045em;margin:12px 0}.ace-opening-copy>p{font-family:var(--serif);font-size:1.35rem}.ace-summary{display:flex;flex-wrap:wrap;gap:8px 18px;border-top:1px solid var(--tay-line);border-bottom:1px solid var(--tay-line);padding:18px 0;margin:30px 0}.ace-summary span{font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;font-weight:700}.availability-list{border-top:1px solid var(--tay-line)}.availability-list a{display:grid;grid-template-columns:1fr .25fr .32fr;gap:28px;align-items:center;padding:28px 0;border-bottom:1px solid var(--tay-line)}.availability-list span{font-family:var(--serif);font-size:1.55rem}.availability-list strong{font-family:var(--serif);font-size:1.7rem;font-weight:400}.availability-list em{font-style:normal;text-align:right;color:var(--tay-red);font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;font-weight:700}.ace-floorplan{background:var(--tay-soft);padding:75px 0}.ace-floorplan-grid{display:grid;grid-template-columns:.65fr 1.35fr;gap:65px;align-items:start}.ace-floorplan-grid img{background:#fff;width:100%;max-height:850px;object-fit:contain}.ace-floorplan-grid p{max-width:500px;color:#514c4d}
.bushey-project-opening{padding:70px 0 30px}.bushey-project-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:50px;align-items:center}.bushey-project-copy p{font-size:1.05rem;max-width:580px;color:#514c4d}.bushey-project-sketch{background:var(--tay-soft);padding:18px}.bushey-project-sketch img{width:100%;mix-blend-mode:multiply}.plan-image{width:100%;background:#fff}.design-build-line{background:var(--tay-charcoal);color:#fff;padding:55px 0}.design-build-steps{display:grid;grid-template-columns:repeat(6,1fr);margin-top:26px;border-top:1px solid #444;border-left:1px solid #444}.design-build-steps span{padding:22px 12px;border-right:1px solid #444;border-bottom:1px solid #444;text-align:center;text-transform:uppercase;letter-spacing:.08em;font-size:.68rem}.watford-opening{background:var(--tay-soft)}
@media(max-width:1000px){.home-build-grid,.project-story,.construction-opening-grid,.invest-opening-grid,.contact-opening-grid,.ace-opening,.ace-floorplan-grid,.bushey-project-grid{grid-template-columns:1fr}.people-type-art{grid-template-columns:1fr}.bushey-feature-grid{grid-template-columns:1fr}.bushey-feature-images{min-height:340px}.project-gallery.three{grid-template-columns:1fr 1fr}.facts.four{grid-template-columns:1fr 1fr}.editorial-opening-grid{grid-template-columns:1fr;gap:30px}.decision-grid,.landscape-service-grid{grid-template-columns:1fr 1fr}.group-core{grid-template-columns:1fr}.group-core>*{border-right:0;border-bottom:1px solid #464646}.group-core>*:last-child{border-bottom:0}.construction-feature{grid-template-columns:1fr}.construction-feature img{max-height:440px}.type-lines{grid-template-columns:repeat(3,1fr)}.construction-image-band{grid-template-columns:1fr}.construction-image-band img{max-height:500px}.ace-opening-image{min-height:480px}.ace-opening-copy{padding:55px 28px}.availability-list a{grid-template-columns:1fr auto}.availability-list em{grid-column:1/-1;text-align:left}.design-build-steps{grid-template-columns:repeat(3,1fr)}}
@media(max-width:640px){.home-build-feature{padding:58px 0}.feature-facts{display:grid}.people-type-art{padding:35px 28px}.people-type-art>div{grid-template-columns:1fr}.bushey-feature-copy{padding:34px 25px}.bushey-feature-images{grid-template-columns:1fr;min-height:0}.bushey-feature-images img{height:260px}.project-gallery.three,.project-gallery.two,.before-after{grid-template-columns:1fr}.project-gallery img,.before-after img{height:330px}.facts.four{grid-template-columns:1fr}.editorial-opening-grid{padding:60px 0 50px}.editorial-opening h1,.team-opening h1,.landscape-opening h1,.construction-opening h1,.bushey-project-opening h1{font-size:clamp(3rem,14vw,4.6rem)}.decision-grid,.landscape-service-grid{grid-template-columns:1fr}.decision-grid>div,.landscape-service-grid>div{min-height:0}.group-arms{grid-template-columns:1fr}.group-arms>div{border-right:0;border-bottom:1px solid #464646}.group-arms>div:last-child{border-bottom:0}.construction-opening-grid{padding:55px 0}.construction-feature{min-height:0}.type-lines{grid-template-columns:1fr 1fr}.construction-image-band>div{padding:45px 28px}.landscape-opening{padding:70px 0}.invest-opening{padding:58px 0}.invest-opening h1{font-size:clamp(3.2rem,14vw,4.8rem)}.team-opening{padding:60px 0 48px}.contact-opening{padding:55px 0}.contact-opening .contact-form{padding:25px}.ace-opening{min-height:0}.ace-opening-image{min-height:340px}.availability-list a{grid-template-columns:1fr}.availability-list em{text-align:left}.ace-floorplan{padding:55px 0}.design-build-steps{grid-template-columns:1fr 1fr}}

/* Pass 3: project image integrity — Wimbledon/Ace Court uses confirmed floorplan only until original photography is supplied. */
.project-plan-image,.floorplan-media,.plan-portfolio,.plan-mosaic{background:#f6f5f3!important}
.project-plan-image img,.floorplan-media img,.plan-portfolio img,.plan-mosaic img{object-fit:contain!important;background:#fff;padding:22px;box-sizing:border-box}
.plan-mosaic img{padding:16px}
.wimbledon-opening{background:#fff;border-bottom:1px solid var(--tay-line)}
.wimbledon-opening-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:70px;align-items:center;padding:70px 0}
.wimbledon-opening-copy h1{font-family:var(--serif);font-weight:400;font-size:clamp(4.3rem,7vw,7rem);line-height:.92;letter-spacing:-.045em;margin:12px 0}
.wimbledon-opening-copy>p{font-family:var(--serif);font-size:1.35rem;max-width:560px;color:#4b4748}
.wimbledon-plan{background:var(--tay-soft);display:flex;align-items:center;justify-content:center;min-height:610px;padding:34px}
.wimbledon-plan img{width:100%;height:540px;object-fit:contain;background:#fff}
.ace-plan-opening{grid-template-columns:.8fr 1.2fr;min-height:650px}
.ace-plan-opening .ace-opening-image{background:var(--tay-soft);display:flex;align-items:center;justify-content:center;padding:35px}
.ace-plan-opening .ace-opening-image img{width:100%;height:560px;object-fit:contain;background:#fff}
.ace-listing-note{border-left:2px solid var(--tay-red);padding:28px 32px;background:#fff}
.ace-listing-note strong{font-family:var(--serif);font-size:1.7rem;font-weight:400}
.ace-listing-note p{color:#514c4d;margin-bottom:0}
@media(max-width:1000px){.wimbledon-opening-grid,.ace-plan-opening{grid-template-columns:1fr}.wimbledon-opening-grid{gap:35px;padding:55px 0}.wimbledon-plan{min-height:480px}.ace-plan-opening .ace-opening-image{min-height:480px;order:2}.ace-plan-opening .ace-opening-copy{order:1}}
@media(max-width:640px){.wimbledon-opening-grid{padding:45px 0}.wimbledon-opening-copy h1{font-size:clamp(3.2rem,14vw,4.8rem)}.wimbledon-plan{min-height:390px;padding:18px}.wimbledon-plan img{height:360px}.project-plan-image img,.floorplan-media img,.plan-portfolio img,.plan-mosaic img{padding:12px}.ace-plan-opening .ace-opening-image{min-height:400px;padding:18px}.ace-plan-opening .ace-opening-image img{height:370px}}


/* Pass 4 — Wimbledon/Ace Court: no photography or floorplan used as hero/feature until confirmed project photography is supplied. */
.project-brand-visual,.portfolio-brand-visual,.ace-brand-visual{background:var(--tay-red);color:#fff;display:flex;align-items:flex-end;justify-content:flex-start;padding:28px;position:relative;overflow:hidden}
.project-brand-visual:before,.portfolio-brand-visual:before,.ace-brand-visual:before{content:'';position:absolute;width:140%;height:1px;background:rgba(255,255,255,.24);transform:rotate(-22deg);left:-20%;top:48%}
.project-brand-visual:after,.portfolio-brand-visual:after,.ace-brand-visual:after{content:'';position:absolute;width:1px;height:140%;background:rgba(255,255,255,.18);transform:rotate(18deg);right:22%;top:-20%}
.project-brand-visual>div,.portfolio-brand-visual>div,.ace-brand-visual>div{position:relative;z-index:1}
.project-brand-visual span,.portfolio-brand-visual span,.ace-brand-visual span{display:block;text-transform:uppercase;letter-spacing:.16em;font-size:.68rem;font-weight:700;margin-bottom:10px}
.project-brand-visual strong,.portfolio-brand-visual strong,.ace-brand-visual strong{display:block;font-family:var(--serif);font-weight:400;font-size:clamp(2rem,3.4vw,4rem);line-height:.95}
.project-brand-visual small,.portfolio-brand-visual small,.ace-brand-visual small{display:block;margin-top:14px;text-transform:uppercase;letter-spacing:.1em;font-size:.66rem}
.ace-brand-visual{min-height:100%;padding:clamp(36px,6vw,80px)}
.ace-brand-visual strong{font-size:clamp(3.2rem,6vw,6rem)}
.wimbledon-brand-mosaic{background:var(--tay-red)}
.wimbledon-brand-mosaic:after{background:linear-gradient(180deg,rgba(0,0,0,0) 30%,rgba(0,0,0,.2) 100%)}
.brand-mosaic-mark{position:absolute;right:22px;top:10px;font-family:var(--serif);font-size:clamp(5rem,11vw,10rem);line-height:1;color:rgba(255,255,255,.12);z-index:1}
.wimbledon-opening-text .wimbledon-opening-grid{grid-template-columns:1.1fr .9fr}
.wimbledon-opening-facts{display:grid;grid-template-columns:auto 1fr;gap:12px 28px;align-content:center;border-left:1px solid var(--tay-line);padding:32px 0 32px 48px}
.wimbledon-opening-facts span{text-transform:uppercase;letter-spacing:.12em;font-size:.68rem;color:var(--tay-red);font-weight:700}
.wimbledon-opening-facts strong{font-family:var(--serif);font-size:1.65rem;font-weight:400}
.ace-sales-opening{grid-template-columns:1.1fr .9fr;background:#fff}
.ace-sales-panel{background:var(--tay-charcoal);color:#fff;padding:clamp(42px,6vw,80px);display:flex;flex-direction:column;justify-content:center}
.ace-price{display:flex;justify-content:space-between;gap:30px;align-items:end;padding:22px 0;border-bottom:1px solid #454545}
.ace-price span{font-family:var(--serif);font-size:1.2rem}
.ace-price strong{font-family:var(--serif);font-weight:400;font-size:clamp(1.7rem,2.7vw,2.8rem)}
.ace-sales-panel small{color:#cfcfcf;margin-top:22px}
@media(max-width:1000px){.wimbledon-opening-text .wimbledon-opening-grid,.ace-sales-opening{grid-template-columns:1fr}.wimbledon-opening-facts{border-left:0;border-top:1px solid var(--tay-line);padding:30px 0}.ace-sales-panel{min-height:0}}
@media(max-width:640px){.project-brand-visual,.portfolio-brand-visual{min-height:260px}.wimbledon-opening-facts{grid-template-columns:1fr}.ace-price{align-items:flex-start;flex-direction:column;gap:5px}}

/* Pass 6 — final visual polish and responsive refinement. */
:focus-visible{outline:2px solid var(--tay-red);outline-offset:3px}
.desktop-nav a,.footer-links a,.social-links a,.text-link{transition:color .18s ease,opacity .18s ease}
.social-links{display:flex;flex-wrap:wrap;gap:16px;margin-top:18px}
.social-links a{display:inline-flex;align-items:center;gap:8px;color:#d6d6d6;font-size:.76rem}
.social-links a:hover{color:#fff}
.social-links svg{width:18px;height:18px;stroke:currentColor;fill:none;stroke-width:1.8}
.social-links svg path{fill:currentColor;stroke:none}.social-links .fill-dot{fill:currentColor;stroke:none}

/* Avoid overly broad blocks of copy on editorial/service pages. */
.content-copy{max-width:760px}
.content-copy p:first-child{margin-top:0}
.content-copy p:last-child{margin-bottom:0}
.capability-editorial p,.route-line p,.decision-grid p,.landscape-service-grid p{max-width:34rem}

/* Ace Court: keep the merged sales/development page compact and clearly transactional. */
.ace-sales-opening{min-height:560px;background:var(--tay-soft)}
.ace-sales-opening .ace-opening-copy{background:#fff}
.ace-sales-panel{background:var(--tay-charcoal);color:#fff;padding:64px clamp(32px,5vw,72px);display:flex;flex-direction:column;justify-content:center}
.ace-sales-panel .eyebrow{color:#fff;opacity:.72}
.ace-price{display:flex;justify-content:space-between;gap:28px;padding:20px 0;border-bottom:1px solid rgba(255,255,255,.18)}
.ace-price span{font-size:.88rem}.ace-price strong{font-family:var(--serif);font-size:1.8rem;font-weight:400;white-space:nowrap}
.ace-sales-panel small{display:block;color:#bbb;margin-top:20px}
.availability-list a:hover{background:var(--tay-soft)}
.availability-list a{padding-left:14px;padding-right:14px;transition:background .18s ease}

/* Make the project portfolio feel more editorial without adding more chrome. */
.portfolio-project{transition:opacity .18s ease}
.portfolio-project:hover{opacity:.94}
.portfolio-image img{transition:transform .4s ease}
.portfolio-project:hover .portfolio-image img{transform:scale(1.018)}

/* Header and mobile rhythm. */
@media(max-width:1120px){
  .desktop-nav{gap:20px;font-size:.7rem}
  .brand img{width:235px}
}
@media(max-width:860px){
  .desktop-nav{display:none}.menu-btn{display:block}
  .header-inner{height:82px}.brand img{width:215px}
  .container{width:min(calc(100% - 38px),var(--max))}
}
@media(max-width:640px){
  .container{width:min(calc(100% - 30px),var(--max))}
  .header-inner{height:74px}.brand img{width:190px}
  .section{padding:58px 0}.capabilities{padding:58px 0}
  .projects-head,.section-head{align-items:flex-start;flex-direction:column;margin-bottom:24px}
  .hero-grid{min-height:0;padding:34px 0 28px;grid-template-columns:1fr}
  .hero-copy{padding:20px 0 10px}.hero h1{font-size:clamp(3.7rem,17vw,5rem)}
  .hero-art{min-height:315px}.hero-art img{width:118%}
  .hero-actions{gap:10px;margin-top:28px}.hero-actions .btn{width:100%}
  .proposition{padding:44px 0 36px}
  .project-body{min-height:0}
  .footer-top{grid-template-columns:1fr;gap:28px}.footer-links{grid-template-columns:repeat(2,minmax(0,1fr))}
  .footer-bottom{align-items:flex-start;flex-direction:column}
  .big-cta-grid{grid-template-columns:1fr;gap:20px}
  .ace-sales-opening{grid-template-columns:1fr;min-height:0}
  .ace-sales-panel{padding:42px 28px}
  .ace-price strong{font-size:1.55rem}
  .availability-list a{padding:22px 0}
  .availability-list span{font-size:1.3rem}.availability-list strong{font-size:1.45rem}
}

/* Pass 7: team restored within About */
.about-team{background:var(--tay-soft);border-top:1px solid var(--tay-line)}
.about-team-heading{display:grid;grid-template-columns:1.1fr .9fr;gap:70px;align-items:end;margin-bottom:42px}
.about-team-heading>p{font-family:var(--serif);font-size:clamp(1.2rem,1.8vw,1.65rem);line-height:1.4;color:#413d3e;margin:0 0 8px}
.about-team-grid .person{background:#fff;min-height:390px}
.about-team-grid .person p{font-size:.98rem;line-height:1.65;margin:0;max-width:52ch}
@media(max-width:760px){.about-team-heading{grid-template-columns:1fr;gap:24px}.about-team-grid .person{min-height:0}}