:root{--ink:#14283f;--muted:#4a5665;--line:#e1d9cb;--paper:#faf8f2;--accent:#806329;--gold:#c9a75b;--dark:#11263e;--max:1240px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 Arial,Tahoma,sans-serif}button,input,textarea,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a{color:inherit;text-decoration:none}img{display:block;width:100%;object-fit:cover}svg{display:block}p,h1,h2,h3,figure{margin:0}p{color:var(--muted)}h1,h2,h3{font-weight:400}h1,h2{font-family:Georgia,'Times New Roman',serif;line-height:1.09;letter-spacing:-.035em}h1{font-size:clamp(44px,4.8vw,70px)}h2{font-size:clamp(34px,3.5vw,49px)}h3{font-family:Georgia,'Times New Roman',serif;font-size:24px;line-height:1.3;letter-spacing:-.018em}h1 span,h1 em{display:block}h1 em{font-weight:400}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #bd8c2f;outline-offset:5px}[hidden]{display:none!important}.wrap{width:min(var(--max),calc(100% - 96px));margin-inline:auto}.section{padding-block:88px}.eyebrow{color:var(--accent);font-size:10px;font-weight:700;line-height:1.6;letter-spacing:.17em}.lead{font-size:17px;line-height:1.8}.quiet,.section-footnote,.legal-note{font-size:12px;line-height:1.8}.section-lead{font-size:15px;line-height:1.85;max-width:640px}.section-heading{margin-bottom:38px;max-width:730px}.section-heading .eyebrow{margin-bottom:16px}.section-footnote{margin-top:28px;max-width:770px}.button{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:52px;padding:14px 24px;background:var(--gold);border:1px solid var(--gold);color:var(--dark);font-size:12px;font-weight:600;line-height:1.6;letter-spacing:.025em;transition:background .2s,transform .2s}.button:hover{background:#ddbe7c;transform:translateY(-2px)}.button-outline{background:transparent;border-color:var(--gold);color:#efd593}.button-outline:hover{background:#c9a75b19}.text-link{display:inline-block;border:0;border-bottom:1px solid currentColor;background:none;padding:0 0 7px;font-size:12px;line-height:1.6}.skip{position:fixed;top:-80px;left:20px;z-index:100;background:white;padding:12px}.skip:focus{top:10px}
/* Review controls sit outside the customer-facing composition. */
.review-bar{position:sticky;top:0;z-index:60;display:flex;align-items:center;justify-content:space-between;gap:14px;min-height:46px;padding-inline:24px;background:#0d1e32;color:#edf1f5;font-size:10px}.review-label{display:flex;align-items:center;gap:8px;white-space:nowrap}.review-sub{color:#c5ced9}.status-dot{width:5px;height:5px;border-radius:50%;background:var(--gold)}.page-tabs{display:flex;align-self:stretch;gap:5px}.page-tabs button,.review-actions button{border:0;background:none;color:#d4dce5;font-size:10px;padding:13px 14px;white-space:nowrap}.page-tabs button{border-bottom:2px solid transparent}.page-tabs button.active{color:#f4dc9e;border-color:var(--gold);background:#ffffff06}.page-tabs button span{margin-left:5px}.review-actions{display:flex;white-space:nowrap}.review-actions #language{font-weight:700;border-right:1px solid #ffffff25}
.site-header{background:var(--paper);border-bottom:1px solid var(--line)}.header-inner{height:98px;display:flex;align-items:center;justify-content:space-between;gap:30px}.wordmark{display:flex;align-items:center;gap:14px;font-size:11px;line-height:1.45;letter-spacing:.1em;font-weight:600}.brand-logo{width:52px;height:64px;object-fit:contain;flex-shrink:0}#brand-text{white-space:pre-line}.site-nav{display:flex;align-items:center;gap:27px;font-size:12px}.site-nav>a{padding-block:9px}.site-nav>a:hover{color:var(--accent)}.site-nav .contact-link{padding:12px 19px;background:var(--gold);color:var(--dark);font-weight:600}.menu-toggle{display:none}
/* One full-width picture, a quiet editorial headline and a compact service strip. */
.scope-hero{background:var(--dark);color:white}.hero-scene{position:relative;isolation:isolate}.hero-photo,.hero-shade{position:absolute;inset:0;width:100%;height:100%;z-index:-2}.hero-photo{object-position:65% center}.hero-shade{z-index:-1;background:linear-gradient(90deg,#11263efb 0%,#11263ef0 29%,#11263ebb 47%,#11263e33 77%,#11263e18 100%)}.hero-layout{min-height:596px;display:flex;align-items:center;padding-block:72px 85px}.hero-copy{max-width:660px}.hero-copy .eyebrow{color:#dfbd73;margin-bottom:24px}.hero-copy h1{max-width:660px}.hero-copy h1 em{color:#e8c98b;margin-top:7px}.hero-copy .lead{max-width:470px;color:#edf1f6;margin-top:27px;font-size:16px}.hero-actions{display:flex;gap:25px;align-items:center;flex-wrap:wrap;margin-top:30px}.hero-text-link{font-size:12px;color:#f0e8d9;border-bottom:1px solid #ffffff55;padding-bottom:5px}.hero-byline{color:#d0d9e3;font-size:10px;margin-top:23px;letter-spacing:.04em}.hero-image-note{position:absolute;right:25px;bottom:15px;color:#edf1f6;font-size:9px;text-shadow:0 1px 5px #000}.trust-band{border-top:1px solid #c9a75b44;background:#10263f}.trust-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));padding-block:27px}.trust-grid>div{display:flex;align-items:center;gap:15px;padding-inline:24px;border-right:1px solid #cfb57733;color:#e5c787;font-size:12px}.trust-grid>div:first-child{padding-left:0}.trust-grid>div:last-child{border:0}.trust-grid svg{width:30px;height:30px;flex-shrink:0}
.understand-section{background:#f3efe6;border-bottom:1px solid var(--line)}.understand-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:72px;align-items:start}.editorial-photo{position:relative;padding-bottom:16px;margin-top:5px}.editorial-photo img{height:530px;object-position:45% center}.editorial-photo:before{content:'';position:absolute;inset:18px -16px 42px 20px;border:1px solid #bfa36d;pointer-events:none;z-index:0}.editorial-photo figcaption{position:relative;font-size:9px;line-height:1.8;margin-top:13px;max-width:90%;color:var(--muted)}.understand-layout h2{margin:17px 0 23px;max-width:530px}.understand-cards{margin-top:29px}.understand-cards article{display:grid;grid-template-columns:25px 1fr;gap:16px;border-top:1px solid var(--line);padding-block:21px}.number{font-size:11px;color:var(--accent);letter-spacing:.06em;padding-top:5px}.understand-cards h3{font-size:23px;margin-bottom:8px}.understand-cards p{font-size:13px;line-height:1.8;max-width:470px}.service-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-grid article{padding:30px 27px 34px;border-right:1px solid var(--line)}.service-grid article:first-child{padding-left:0}.service-grid article:last-child{border:0}.service-grid svg{width:37px;height:37px;color:var(--accent);margin-bottom:30px}.service-grid h3{font-size:23px;margin-bottom:16px}.service-grid p{font-size:13px;line-height:1.85}.service-grid.three{grid-template-columns:repeat(3,minmax(0,1fr))}
.process-section{color:white;background:var(--dark);position:relative}.process-section .eyebrow{color:#d5b16b}.process-section h2{max-width:650px}.steps{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:36px;margin-top:46px}.steps article{border-top:1px solid #d2ba8655;padding-top:21px}.step-number{display:inline-flex;align-items:center;justify-content:center;width:30px;height:30px;border:1px solid #c9a75b77;color:#e4c68a;border-radius:50%;font-size:10px;margin-bottom:26px}.steps h3{font-size:24px;margin-bottom:13px}.steps p{font-size:13px;line-height:1.85;color:#d7dfe8}.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px}.faq h2{max-width:360px;margin-top:18px}.faq-intro{max-width:300px;font-size:13px;margin-top:23px}.faq details{border-top:1px solid var(--line)}.faq details:last-child{border-bottom:1px solid var(--line)}.faq summary{list-style:none;position:relative;padding:22px 34px 22px 0;font-size:14px;line-height:1.65;cursor:pointer}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';position:absolute;right:4px;top:16px;color:var(--accent);font-size:24px}.faq details[open] summary:after{content:'−'}.faq details p{padding:0 30px 24px 0;font-size:13px;line-height:1.85}.category-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:27px;margin-top:35px}.category-grid article{padding:23px 0;border-top:1px solid #c7b995}.category-grid h3{font-size:25px;margin-top:18px;max-width:240px;overflow-wrap:anywhere}.official-link{margin-top:15px;color:var(--accent)}
/* Supplied portraits retain their original colour and proportions. */
.team-section{background:#f1ece2;border-top:1px solid var(--line)}.team-heading{display:grid;grid-template-columns:1.25fr .75fr;align-items:end;gap:90px;margin-bottom:42px}.team-heading h2{max-width:600px;margin-top:17px}.team-heading .section-lead{max-width:330px;font-size:14px}.people-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:35px 25px;align-items:start}.person{min-width:0}.person>img{aspect-ratio:4/5;height:auto;object-fit:cover;object-position:center 20%;background:#b99762;filter:none}.person-info{padding:18px 0 0;border-top:2px solid #b99b57}.person h3{font-size:22px;overflow-wrap:anywhere}.person-role{font-size:11px;line-height:1.65;color:var(--accent);margin-top:8px}.person-bio{margin-top:12px;font-size:11px}.person-bio summary{display:inline-block;cursor:pointer;border-bottom:1px solid #b8aa91;padding-bottom:3px;color:var(--muted)}.person-bio summary:after{content:' +';color:var(--accent)}.person-bio[open] summary:after{content:' −'}.person-bio p{font-size:12px;line-height:1.85;margin-top:12px}.firm-section{background:var(--paper)}.firm-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.firm-copy h2{margin:19px 0 24px;max-width:490px}.firm-copy>p:not(.eyebrow){font-size:14px;max-width:440px}.firm-copy .contact-company{margin-bottom:10px}.firm-copy .text-link{margin-top:25px}.video-card{display:flex;flex-direction:column;justify-content:space-between;min-height:340px;padding:28px 32px;background:#11263e;border:1px solid #bc9c56;color:white;transition:box-shadow .2s}.video-card:hover{box-shadow:0 12px 32px #11263e22}.video-platform{font-size:9px;letter-spacing:.17em;color:#dcc28b}.video-mark{display:flex;align-items:center;justify-content:center;gap:43px;padding:20px 0}.video-logo{width:110px;height:133px;object-fit:contain}.video-play{display:grid;place-items:center;width:58px;height:58px;border:1px solid var(--gold);border-radius:50%;color:#e4c583;font-size:19px;padding-left:3px}.video-caption{display:flex;align-items:end;justify-content:space-between;gap:20px}.video-caption strong{font-weight:400;font-family:Georgia,serif;font-size:20px}.video-caption>span{font-size:11px;color:#e0c897}
.contact-section{background:#11263e;color:white}.contact-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:110px}.contact-section .eyebrow{color:#dcb66e}.contact-section h2{max-width:440px;margin:20px 0 25px}.contact-section .section-lead{color:#dce3eb;max-width:400px;font-size:14px}.contact-details{margin-top:34px;padding-top:24px;border-top:1px solid #c9a75b44;max-width:410px}.contact-company{font-size:14px;color:var(--ink)}.contact-section .contact-company{color:#f4e5c4}.contact-details dl{margin:20px 0 25px}.contact-details dl>div{display:grid;grid-template-columns:100px 1fr;gap:12px;margin-top:15px}.contact-details dt{font-size:10px;color:#d2dce8;padding-top:3px}.contact-details dd{margin:0;font-size:13px;overflow-wrap:anywhere}.contact-details dd a{display:block;margin-bottom:4px}.contact-details dd a:hover{color:#e3c17e}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:23px}label{display:block;font-size:11px;margin-bottom:21px}label>span{display:block;margin-bottom:6px;color:#eaf0f5}input:not([type=checkbox]),select,textarea{width:100%;min-height:42px;padding:7px 2px;background:transparent;border:0;border-bottom:1px solid #9faebb;border-radius:0;color:#f7f9fc;font-size:14px}select option{background:var(--dark);color:white}input:disabled,select:disabled,textarea:disabled{opacity:.7;-webkit-text-fill-color:#e8eef5}textarea{resize:vertical}textarea::placeholder{color:#cbd5e1;font-size:12px}.check{display:flex;align-items:flex-start;gap:11px;font-size:10px;line-height:1.8}.check input{width:15px;height:15px;flex-shrink:0;margin:3px 0 0;accent-color:var(--gold)}.check>span{color:#d8e1eb}form>.quiet{color:#d8e1eb;margin-top:15px;font-size:10px}form>.button{min-width:190px}.footer{display:grid;grid-template-columns:1fr 1.2fr auto;gap:50px;padding-block:36px;align-items:start}.footer-identity{display:flex;gap:14px;align-items:start}.footer-logo{width:38px;height:47px;object-fit:contain;flex-shrink:0}.footer-brand{font-size:10px;letter-spacing:.1em}.footer p{font-size:9px;line-height:1.8;margin-top:5px}.footer>.text-link{font-size:10px;margin-top:5px;white-space:nowrap}
dialog{position:fixed;border:1px solid var(--line);padding:48px;max-width:700px;width:calc(100% - 36px);max-height:85dvh;background:var(--paper);color:var(--ink);box-shadow:0 20px 100px #0003}dialog::backdrop{background:#0c1e33c9;backdrop-filter:blur(3px)}dialog h2{font-size:34px;margin:18px 0}dialog p,dialog li{font-size:13px;line-height:1.9}dialog ol{padding-left:23px;margin:24px 0}dialog li{margin-bottom:12px}dialog .button{margin-top:24px}.dialog-close{position:absolute;right:18px;top:9px;border:0;background:none;color:var(--muted);font-size:30px}.legal-note{border-left:2px solid var(--gold);padding-left:16px;margin-top:25px}#enquiry-summary dt{font-size:11px;color:var(--muted);margin-top:15px}#enquiry-summary dd{margin:3px 0 0;font-size:14px;white-space:pre-wrap;overflow-wrap:anywhere}
/* Retained future-phase construction concept, outside the two sale-page tabs. */
#construction .hero{display:grid;grid-template-columns:1fr 1fr;gap:60px;padding-block:65px}#construction .hero-copy h1{margin-top:20px}#construction .hero-copy .lead{color:var(--muted)}#construction .hero-image img{height:500px}#construction figcaption{font-size:10px;color:var(--muted);margin-top:10px}#construction .image-label{display:none}#construction .intro-band{padding-block:50px;background:#eee9df}.intro-grid{display:grid;grid-template-columns:.7fr 1.2fr 1fr;gap:35px}.intro-grid h2{font-size:36px}.service-list article{display:grid;grid-template-columns:40px 1fr 1fr 20px;gap:25px;padding-block:25px;border-bottom:1px solid var(--line)}.service-list p{font-size:14px}.image-pair{display:grid;grid-template-columns:1fr 1fr;gap:25px}.image-pair img{height:350px}
html[data-language=th] h1,html[data-language=th] h2,html[data-language=th] h3{font-family:Tahoma,Arial,sans-serif;letter-spacing:-.025em;line-height:1.4}html[data-language=th] h1{font-size:clamp(37px,4vw,57px)}html[data-language=th] h2{font-size:clamp(28px,2.8vw,39px)}html[data-language=th] h3{font-size:20px}html[data-language=th] .eyebrow{letter-spacing:.04em}
@media(min-width:1600px){.hero-layout{min-height:660px}.hero-copy{max-width:710px}.hero-copy h1{font-size:76px}}
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