@font-face{font-family:Conatus;src:url(/assets/conatus-regular.woff) format("woff");font-weight:400;font-display:swap}@font-face{font-family:Conatus;src:url(/assets/conatus-medium.woff) format("woff");font-weight:500 700;font-display:swap}
:root{--paper:#f8f6f2;--brown:#392819;--ink:#392819;--muted:#70685f;--gold:#be9e6d;--line:#d8d0c5;--sans:Conatus,-apple-system,BlinkMacSystemFont,'PingFang SC','Microsoft YaHei',sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--paper);color:var(--ink);font:400 1rem/1.75 var(--sans);-webkit-font-smoothing:antialiased}h1,h2,h3,p,dl,dd{margin:0}h1,h2,h3{font-weight:500;line-height:1.4;letter-spacing:0}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit;cursor:pointer}button,a{-webkit-tap-highlight-color:transparent}button,summary{touch-action:manipulation}img{display:block;max-width:100%;height:auto}svg{display:block}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--gold);outline-offset:6px}[hidden]{display:none!important}::selection{background:#d4ba92;color:#392819}.wrap{width:min(1120px,calc(100% - 112px));margin-inline:auto}.skip-link{position:fixed;z-index:100;top:12px;left:16px;transform:translateY(-170%);padding:10px 16px;background:var(--paper);color:var(--brown)}.skip-link:focus{transform:none}
.site-header{height:112px;display:flex;align-items:center;gap:32px;position:relative;z-index:10}.brand{flex:none}.brand img{width:184px}.desktop-nav{display:flex;margin-left:auto;gap:26px;align-items:center;font-size:.875rem}.desktop-nav a{min-height:44px;display:flex;align-items:center;position:relative;white-space:nowrap}.desktop-nav a[aria-current=page]:after{content:'';height:1px;position:absolute;bottom:3px;left:0;right:0;background:var(--gold)}.desktop-nav a:hover,.language-switch:hover{color:#967445}.language-switch{font-size:.875rem;min-height:44px;display:flex;align-items:center;white-space:nowrap}.menu-button{display:none}.mobile-nav{position:absolute;top:100%;left:0;right:0;background:var(--paper);color:var(--brown);padding:20px 24px;border-bottom:1px solid var(--line)}.mobile-nav a{display:block;padding:10px 0}.mobile-nav a[aria-current=page]{color:#927244}
.dark{background:var(--brown);color:#f7f1e5;--line:rgba(225,208,181,.22);--muted:#c9beaf}.dark .desktop-nav a:hover,.dark .language-switch:hover{color:#d4b582}.hero-body{display:grid;grid-template-columns:1fr 2fr;gap:40px;padding:92px 0 100px}.eyebrow{font-size:.75rem;line-height:1.7;letter-spacing:.13em;text-transform:uppercase;color:#927244}.dark .eyebrow{color:#c7ad86}.hero-aside{padding-top:12px}.hero-aside span{display:block}.hero-body h1{font-size:3rem;line-height:1.4;font-weight:500;max-width:800px}.hero-body .lead{font-size:1.0625rem;line-height:1.85;color:#c9beaf;max-width:560px;margin-top:26px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:42px;min-height:50px;padding:12px 22px;background:var(--gold);color:var(--brown);font-size:.875rem}.button:hover{background:#d0b487}.hero-body .button{margin-top:32px}.arrow{width:24px;height:18px;fill:none;stroke:currentColor;stroke-width:1.1;flex:none}.hero-rule{border-top:1px solid var(--line);padding:20px 0 24px;display:flex;justify-content:space-between;color:#bcae99;font-size:.75rem;letter-spacing:.09em}
.services{padding:88px 0 80px}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:72px}.service-link{display:block;border-top:1px solid var(--line);padding-top:25px}.service-link h2{font-size:2rem;margin:24px 0 18px}.service-link p{color:var(--muted);max-width:420px;font-size:1rem}.text-link{display:inline-flex;align-items:center;gap:24px;min-height:44px;font-size:.875rem}.service-link .text-link{margin-top:26px}.service-link:hover h2,.text-link:hover{color:#927244}.service-link .eyebrow{display:flex;justify-content:space-between}.home-insights{padding:0 0 94px}.section-heading{display:flex;justify-content:space-between;align-items:baseline;gap:24px;border-top:1px solid var(--line);padding-top:34px;margin-bottom:25px}.section-heading h2{font-size:1.75rem}.news-row{display:grid;grid-template-columns:190px minmax(0,1fr) 24px;align-items:center;gap:36px;padding:27px 0;border-bottom:1px solid var(--line)}.news-meta{font-size:.75rem;color:var(--muted);line-height:1.8}.news-meta span{display:block}.news-row h3{font-size:1.125rem;line-height:1.6}.news-row:hover h3{color:#927244}.news-row p{font-size:.875rem;color:var(--muted);margin-top:7px;max-width:670px}
.page-intro{padding:72px 0 70px;max-width:780px}.page-intro h1{font-size:2.75rem;margin-top:20px}.page-intro .lead{font-size:1.0625rem;color:var(--muted);margin-top:24px;max-width:680px}.directory{padding-bottom:90px}.directory-group+.directory-group{margin-top:70px}.group-heading{font-size:.875rem;font-weight:400;letter-spacing:.03em;margin-bottom:22px;color:var(--muted)}.project-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 64px}.project-item{display:grid;grid-template-columns:minmax(0,1fr) 24px;gap:20px;border-top:1px solid var(--line);padding:30px 0 34px;align-items:center}.project-item .eyebrow{font-size:.75rem;letter-spacing:.08em}.project-item h2{font-size:1.5rem;margin-top:9px}.project-item p{font-size:.9375rem;color:var(--muted);margin-top:10px}.project-item:hover h2{color:#927244}.directory-note{padding-top:28px;border-top:1px solid var(--line);margin-top:40px;font-size:.875rem;color:var(--muted);max-width:780px}.directory-note a{display:inline-block;text-decoration:underline;text-underline-offset:5px}.residence-grid{max-width:800px;grid-template-columns:1fr}.policy-directory{padding-bottom:96px}.category-label{font-size:.875rem;font-weight:400;color:var(--muted);padding-top:15px}.category-label:not(:first-child){margin-top:48px}.article{max-width:740px;margin:0 auto;padding:66px 0 96px}.article .back{font-size:.875rem;color:var(--muted);display:inline-block;margin-bottom:35px}.article h1{font-size:2.5rem;line-height:1.45;margin:18px 0 24px}.article-meta{font-size:.8125rem;color:var(--muted);padding-bottom:30px;border-bottom:1px solid var(--line);margin-bottom:34px}.article-content p{font-size:1.0625rem;line-height:1.85;color:#655d54}.article-content p+p{margin-top:20px}.article-content h2,.article-content h3{font-size:1.375rem;margin:36px 0 16px}.article-content ul{padding-left:22px;color:#655d54}.article-content li+li{margin-top:12px}.article-source{margin-top:36px;padding-top:22px;border-top:1px solid var(--line);font-size:.8125rem;color:var(--muted)}.article-source a{text-decoration:underline;text-underline-offset:4px}.article-notice{margin-top:22px;font-size:.8125rem;color:var(--muted)}
.site-footer{padding:65px 0 32px;background:var(--brown);color:#f7f1e5;--muted:#c9beaf;--line:rgba(225,208,181,.22)}.enquiry-layout{display:grid;grid-template-columns:1fr 2fr;gap:40px;align-items:start}.enquiry-copy h2{font-size:1.875rem;line-height:1.4;font-weight:500}.enquiry-copy h1{font-size:2.75rem;line-height:1.4}.unified-contacts{display:grid;gap:20px}.unified-contacts dt{display:flex;align-items:center;flex-wrap:wrap;gap:10px;font-size:.875rem;color:#c9beaf;margin:0 0 3px}.unified-contacts dt>span[aria-hidden]{opacity:.5}.channel-action,.whatsapp-inline{display:inline-flex;align-items:center;gap:7px;min-height:44px;border:0;padding:5px 0;background:none;color:inherit;font:inherit;cursor:pointer}.channel-icon,.whatsapp-icon{width:18px;height:18px;flex:none;color:#be9e6d}.unified-contacts dd{display:flex;align-items:center;flex-wrap:wrap;gap:4px 12px}.contact-value{font-size:1rem;line-height:1.7;overflow-wrap:anywhere}.contact-number .contact-value{font-size:1.375rem}.copy-contact{border:0;background:none;padding:8px;min-height:44px;min-width:44px;font-size:.8125rem;color:#cfb183}.unified-contacts a:hover,.copy-contact:hover{color:#e1c69c;text-decoration:underline;text-underline-offset:4px}.contact-copy-status{font-size:.8125rem;color:#c9beaf;margin-top:10px}.contact-copy-status:empty{margin:0}.footer-signature{display:flex;align-items:center;gap:32px;padding-top:32px;border-top:1px solid var(--line);margin-top:44px}.footer-signature img{width:210px;height:auto}.brand-slogan{font-size:.875rem;color:#c9beaf}.disclaimer{font-size:.875rem;color:#c9beaf;max-width:700px;margin-top:24px;line-height:1.8}.footer-links{display:flex;gap:0;font-size:.875rem;margin-top:18px}.footer-links a{display:inline-flex;align-items:center;min-height:44px}.footer-links a+a:before{content:'·';margin:0 14px;color:#a69276}.copyright{font-size:.75rem;line-height:1.9;color:#b9ad9b;margin-top:12px}.site-footer .service-notice{font-size:.75rem;line-height:1.9;color:#b9ad9b;max-width:820px;margin-top:16px}.contact-page{background:var(--brown)}.contact-page .site-footer{padding-top:88px}.legal-section{margin-top:42px}.legal-section h2{font-size:1.375rem;margin-bottom:20px}.legal-section h3{font-size:1.0625rem;margin:24px 0 12px}.legal-section p,.legal-section li{font-size:1rem;color:#655d54;line-height:1.8}.legal-section p+p{margin-top:18px}.legal-section a{text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.legal-section ul{padding-left:20px}.legal-toc{display:flex;flex-wrap:wrap;gap:10px 22px;padding-bottom:25px;border-bottom:1px solid var(--line);font-size:.875rem}.consent-footer-link{color:#70604c!important;font-size:.875rem!important}
@media(max-width:1080px){.wrap{width:calc(100% - 64px)}.site-header{gap:24px}.desktop-nav{gap:18px}.brand img{width:165px}.hero-body{grid-template-columns:1fr 2fr;gap:24px}.enquiry-layout{gap:24px}.service-grid{gap:48px}.project-grid{gap:0 42px}}
@media(max-width:900px){.desktop-nav{display:none}.language-switch{margin-left:auto}.menu-button{display:flex;flex-direction:column;justify-content:center;gap:7px;width:40px;min-height:44px;border:0;background:none;padding:8px}.menu-button span{width:24px;height:1px;background:currentColor}.site-header{height:94px}.hero-body{display:block;padding:55px 0 68px}.hero-aside{padding:0;margin-bottom:26px}.hero-aside span{display:inline}.hero-aside span+span{margin-left:8px}.hero-body h1{font-size:2.5rem}.hero-body .lead{max-width:580px}.news-row{grid-template-columns:150px minmax(0,1fr) 24px;gap:22px}}
@media(max-width:600px){.wrap{width:calc(100% - 44px)}.site-header{height:92px;gap:16px}.brand img{width:155px}.hero-body{padding:42px 0 56px}.hero-body h1{font-size:2rem;line-height:1.5}.hero-body .lead{font-size:1rem;margin-top:22px;line-height:1.8}.hero-body .button{margin-top:26px}.hero-rule{font-size:.75rem;padding:18px 0 22px;gap:18px;letter-spacing:.03em}.hero-aside{margin-bottom:23px}.eyebrow{letter-spacing:.1em}.services{padding:54px 0 52px}.service-grid{grid-template-columns:1fr;gap:36px}.service-link{padding-top:20px}.service-link h2{font-size:1.625rem;margin:20px 0 14px}.service-link .text-link{margin-top:18px}.home-insights{padding-bottom:58px}.section-heading{padding-top:27px;gap:15px;margin-bottom:12px}.section-heading h2{font-size:1.5rem}.section-heading>.text-link{font-size:.8125rem;gap:9px}.section-heading>.text-link .arrow{width:18px}.news-row{grid-template-columns:minmax(0,1fr) 20px;gap:12px;padding:23px 0}.news-meta{grid-column:1/-1;display:flex;gap:14px}.news-row h3{font-size:1.0625rem}.news-row p{font-size:.875rem}.news-row>.arrow{width:20px}.page-intro{padding:44px 0 44px}.page-intro h1{font-size:2rem;margin-top:16px}.page-intro .lead{font-size:1rem;margin-top:20px}.directory{padding-bottom:58px}.project-grid{grid-template-columns:1fr}.project-item{padding:25px 0 27px}.project-item h2{font-size:1.375rem}.directory-group+.directory-group{margin-top:42px}.policy-directory{padding-bottom:58px}.article{padding:42px 0 60px}.article h1{font-size:1.875rem}.article-content p{font-size:1rem}.article .back{margin-bottom:25px}.site-footer{padding:45px 0 26px}.enquiry-layout{grid-template-columns:1fr;gap:20px}.enquiry-copy h2{font-size:1.625rem}.enquiry-copy h1{font-size:2rem}.contact-number .contact-value{font-size:1.25rem}.footer-signature{flex-direction:column;align-items:flex-start;gap:16px;padding-top:28px;margin-top:32px}.footer-signature img{width:180px}.disclaimer{margin-top:18px}.contact-page .site-footer{padding-top:45px}.legal-toc{font-size:.8125rem}}
@media(max-width:360px){.wrap{width:calc(100% - 36px)}.site-header{gap:10px}.brand img{width:144px}.hero-body h1{font-size:1.875rem}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.site-header{height:auto;min-height:112px;padding-block:24px}.desktop-nav{min-width:0;flex-wrap:wrap;justify-content:flex-end;row-gap:4px}.desktop-nav a{white-space:normal}
@media(max-width:900px){.site-header{min-height:94px;padding-block:20px}}
.services.home-projects{padding-bottom:0}.home-projects .section-heading{border-top:0;padding-top:0;align-items:flex-end;margin-bottom:30px}.home-projects .section-heading h2{margin-top:16px}.services.home-residence{padding-top:42px}.home-projects .project-item h2{font-size:1.5rem}@media(max-width:600px){.home-projects .section-heading{display:block}.home-projects .section-heading>.text-link{margin-top:12px}.home-projects .project-item h2{font-size:1.375rem}.services.home-residence{padding-top:28px}}
.programme-band{border-top:1px solid rgba(190,158,109,.22)}.band-dark{background:#392819;color:#f8f6f2;--band-muted:#c9bba8;--band-accent:#cfb58e}.band-light{background:#f8f6f2;color:#392819;--band-muted:#706454;--band-accent:#806846}.programme-layout{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center;padding-block:54px;min-height:260px}.programme-name{display:flex;gap:28px;align-items:flex-start}.programme-index{font-size:.8125rem;color:var(--band-accent);padding-top:4px;font-variant-numeric:tabular-nums}.programme-name .eyebrow{color:var(--band-accent);font-size:.75rem}.programme-name h2{font-size:2rem;line-height:1.4;margin:13px 0}.programme-path{font-size:.875rem;color:var(--band-muted)}.programme-terms{max-width:520px}.programme-amount{display:flex;gap:20px;align-items:center;flex-wrap:wrap}.amount-option{display:flex;flex-direction:column;gap:6px}.amount-option small{font-size:.875rem;color:var(--band-muted)}.amount-option strong{font-size:2rem;font-weight:400;letter-spacing:-.02em;line-height:1.3}.amount-option strong span{font-size:1rem;letter-spacing:0}.amount-or{font-size:.875rem;color:var(--band-muted)}.assessment{font-size:1.375rem;line-height:1.6;max-width:400px}.programme-note{font-size:.8125rem;color:var(--band-muted);line-height:1.7;margin-top:12px}.programme-more{display:inline-flex;align-items:center;gap:20px;color:var(--band-accent);font-size:.875rem;min-height:44px;margin-top:14px}.programme-more .arrow{transition:transform .2s}.programme-layout:hover .programme-more .arrow{transform:translateX(5px)}.programme-layout:focus-visible{outline:2px solid var(--band-accent);outline-offset:-6px}.programme-disclosure{padding-block:25px}.programme-disclosure p{font-size:.8125rem;color:#706454;max-width:950px;line-height:1.8}@media(max-width:700px){.programme-layout{grid-template-columns:1fr;gap:24px;padding-block:36px;min-height:0}.programme-name{gap:18px}.programme-name h2{font-size:1.625rem;margin-block:10px}.programme-terms{padding-left:36px}.programme-amount{gap:14px}.amount-option strong{font-size:1.75rem}.assessment{font-size:1.125rem}.programme-more{margin-top:10px}}@media(prefers-reduced-motion:reduce){.programme-more .arrow{transition:none}}