/* cmsms stylesheet: default_1024_new modified: 06/21/25 22:52:44 */
/* cmsms stylesheet: default_1024_new modified: 10/02/23 12:37:13 */
/* cmsms stylesheet: default_1024_new modified: 10/02/23 12:30:49 */
/* cmsms stylesheet: default_2024_new modified: 09/29/23 17:37:34 */
body {
	margin: 0px;
	padding: 0px;
	font-size: 100%;
	line-height: 150%;
	font-family: 'Nunito Sans', sans-serif;
	color: #000000;
	border-top:  4px solid #007696;
}

#outer_slider {
	background-color: #cccccc;
	line-height: 0px;
	position: relative;
	z-index: 1;
	border-bottom: 2px solid #007696;
}

#inner_slider {
	position: relative;
}

#home_header_shaper {}
#home_header_shaper img {
max-width: 100%;
	height: auto;
}
#home_header_images {
    position: absolute;
top: 0px;
left: 0px;
    width: 100%;
}

#home_header_images img {
	max-width: 100%;
	height: auto;
}

header {position: absolute;top: 100px;left: 0px;width: 100%;z-index: 5;transition: background-color 0.4s, border-color 0.4s;}

header.header_change {position: fixed;top: 0px;background-color: #ffffff;height: 90px;border-bottom: 2px solid #007696;-webkit-box-shadow: 0px 5px 3px 0px rgba(0,0,0,0.1);-moz-box-shadow: 0px 5px 3px 0px rgba(0,0,0,0.1);box-shadow: 0px 5px 3px 0px rgba(0,0,0,0.1);}

#outer_header {
	
}

#inner_header {
	/* height: 150px; */
	position: relative;
}

#logo {
	position: absolute;
	top: 0px;
	left: 0px;
	width: 250px;
	transition: width 0.4s, top 0.4s;
}

header.header_change #logo {width: 100px; top: 20px;}

#logo img {width: 100%; height: auto;position: absolute; top: 0px; left: 0px;}

#logo img#afterscroll {display: none;}

header.header_change #logo img#beforescroll {display: none;}
header.header_change #logo img#afterscroll {display: inline;}

#menu_show {
	position: absolute;
	top: 0px;
	right: 40px;
	width: 50px;
	cursor:  pointer;
        transition: top 0.4s, right 0.4s;
}

header.header_change #menu_show {
	top: 20px;
	right: 0px;
}

#menu_show span {
    background-color: #ffffff;
    display: block;
    height: 7px;
    margin-bottom: 10px;
	transition: background-color 0.4s;
}

header.header_change #menu_show:hover span {
	background-color: #007696;
}

header.header_change #menu_show span {
    background-color: #007696;
}

#menu_show:hover span {
	background-color: #3a3a3a;
}

#top_navigation {
	position: fixed;
	right: 0px;
	top: 0px;
	width:  100%;
	height:  100%;
	background-color: #000000CC;
	z-index: 9999;
    display: none;
}

#inner_navigation {
	background-color: #ffffff;
	position: absolute;
	top: 0px;
	right: -520px;
	width: 520px;
	height: 100%;
	box-sizing:  border-box;
	padding-right: 150px;
    transition: right 0.4s;
}

.show_inner_navigation {
    right: 0px !important;
}

#little_logo {position:  absolute;top:  100px;right: 150px;}

#close_navigation {
	position:  absolute;
	top:  100px;
	right: 420px;
	font-size: 200%;
	transition: color 0.4s;
	cursor: pointer;
}

#close_navigation:hover {
	color: #007696;
	font-weight: 600;
}

#actual_menu {
	display: block;
	margin-top: 240px;
}

#actual_menu ul {
	margin: 0px;
	padding: 0px;
}

#actual_menu li {
	margin: 0px;
	padding: 0px;
	list-style: none;
}

#actual_menu a:link, #actual_menu a:visited {
	display: block;
	height: 40px;
	width: 200px;
	color: #000000;
	margin: 0px 0px 0px auto;
	text-align: right;
	text-decoration: none;
	text-transform:  uppercase;
	font-size: 120%;
	transition: color 0.4s;
	font-family: 'Open Sans', sans-serif;
}

#actual_menu a:hover {
	color: #007696;
	font-weight: 600;
}

#address {
	text-align: right;
	margin-top:  50px;
	font-size:  90%;
}

#address a:link, #address a:visited {
	color: #000000;
	text-decoration: none;
	transition: color 0.4s;
}

#address a:hover {
	color: #007696;
	font-weight: 600;
}

#outer_overslider {
    position: relative;
    background-color: #ffffff;
    top:  0px;
    left:  0px;
    width:  100%;
    z-index:  3;
    /* padding-top: 200px; */
}

.development_overslider {
	display: none !important;
}

#overslider_shaper {
	position: relative;
	z-index: 1;
	line-height: 0px;
	display:  none;
}

#overslider_shaper img {
	max-width: 100%;
	height: auto;
}

#home_overslider {
    /* position:  absolute; */
    /* top:  0px; */
    /* left:  0px; */
    width:  100%;
    height: 100%;
    box-sizing:  border-box;
    /* padding-top:  100px; */
    z-index: 2;
}

#home_inner_overslider {
    height: 100%;
}
#overslider_herotext {
    /* position:  absolute; */
    /* bottom:  40px; */
    background-color: #FFFFFF;
    left:  0px;
    /* padding: 15px; */
    box-sizing:  border-box;
    /* width: 565px; */
    /* height: calc(100% - 210px); */
    overflow-y: auto;
    padding: 50px 0px;
}
#overslider_herotext h3 {
    font-size: 140%;
}

#overslider_herotext p {
    font-size: 100%;
    font-weight: 500;
}

#overslider_titletext {
    position:  absolute;
    top: 344px;
    color:  #FFFFFFBF;
    left:  0px;
}

#overslider_titletext h1 {
    color:  #ffffff;
    color:  #ffffff;
    font-family: 'Crimson Text', serif;
    font-size: 450%;
    line-height:  100%;
    text-transform:  none;
    font-weight:  400;
    margin-bottom: 10px;
	text-shadow: -2px 2px 3px rgba(0, 0, 0, 0.55);
    }

#overslider_titletext h2 {
    color:  #ffffff;
    font-family: 'Crimson Text', serif;
    font-size: 339%;
    line-height:  100%;
    text-transform:  none;
    font-weight:  400;
	text-shadow: -2px 2px 3px rgba(0, 0, 0, 0.55);
    }

#overslider_strapline {
    width: 100%;
    /* border-right:  1px solid #ffffff; */
    /* border-bottom:  1px solid #ffffff; */
    position:  absolute;
    right:  0px;
    top: -138px;
    /* height: calc(100% - 40px); */
}

#overslider_inner_strapline {
    /* position:  absolute; */
    /* bottom: 40px; */
    /* right: 40px; */
    color:  #ffffff;
    font-size: 260%;
    line-height:  100%;
    text-shadow: -2px 2px 3px rgba(0, 0, 0, 0.75);
    /* width: 440px; */
    text-align: center;
}

#outer_mainpage {
	
}

#inner_mainpage {
	position: relative;
}

#outer_footer {
	background-color: #007696;
	color: #ffffff;
}

#inner_footer {
	padding-top: 50px;
	position: relative;
	height: 100px;
}

#footer_left {
	float: left;
}

#footer_left a:link, #footer_left a:visited {
	display: inline-block;
	float: left;
	color: #ffffff;
	text-decoration: none;
	text-transform: uppercase;
	font-family: 'Open Sans', sans-serif;
	border: 1px solid #ffffff;
	padding: 15px;
	font-size: 110%;
	transition: background-color 0.4s;
	margin-right: 30px;
}

#footer_left a:hover {
	background-color: #3a3a3a;
	color: #ffffff !important;
}

#footer_right {
	float: right;
	text-align:  right;
	font-size:  80%;
}

#footer_right p {margin-bottom: 5px}

#footer_right a:link, #footer_right a:visited {
	color: #ffffff;
	text-decoration: underline;
}

#inner_footer a:hover  {
	color: #000000;
	text-decoration: none;
}

h1 {
	font-size: 140%;
	margin: 0px 0px 30px 0px;
	font-family: 'Open Sans', sans-serif;
	letter-spacing: 1px;
	text-transform:  uppercase;
    font-weight:  600;
    color:  #007696;
}

h2 {
	font-size: 130%;
	margin: 0px 0px 30px 0px;
	font-family: 'Open Sans', sans-serif;
	letter-spacing: 1px;
	text-transform:  uppercase;
    font-weight:  600;
    color:  #007696;
}

h3 {
	font-size: 140%;
	margin: 0px 0px 24px 0px;
	font-family: 'Open Sans', sans-serif;
	letter-spacing: 1px;
	text-transform:  uppercase;
	font-weight:  600;
	color:  #007696;
}

h4 {
	font-size: 120%;
	margin: 0px 0px 30px 0px;
	font-family: 'Open Sans', sans-serif;
	letter-spacing: 1px;
	text-transform:  uppercase;
    font-weight:  600;
    color:  #007696;
}

h5 {
	font-size: 120%;
	margin: 0px 0px 10px 0px;
}

h6 {
	font-size: 110%;
	margin: 0px 0px 10px 0px;
}

p {
	margin: 0px 0px 10px 0px;
}

a:link, a:visited {
	color: #007696;
	text-decoration: underline;
	transition: color 0.4s;
}

a:hover  {
	color: #000000;
	text-decoration: none;
}

a img {
border: 0px;
}

#loginform, #registerform {
display: table;
margin: 0px auto;
padding: 20px;
border: 1px solid #000000;
margin-bottom: 20px;
}

.inner {
	width: 980px;
	margin: 0px auto;
	position:  relative;
}

.asymetric_inner {
	width: 1001px;
	margin: 0px auto;
	box-sizing: border-box;
	position:  relative;
	padding-left: 7px !important;
}

.greyback {
	color: #ffffff;
	background-color: #3a3a3a;
}

.greyback h1, .greyback h2, .greyback h3, .greyback h4, .greyback h5, .greyback h6 {
	color: #ffffff;
}

.main_column {margin: 0px auto;}

.main_column h3 {
margin: 30px 0px 20px 0px;
}

.main_column h4 {
margin: 30px 0px 10px 0px;
}

.left_column {
	float: left;
}

.right_column {
	float: right;
}

.sixty {
	width: 505px;
}

.forty {
	width: 400px;
}

.vertical_padder {
	padding: 50px 0px 50px 0px;
}

a.blockbutton:link, a.blockbutton:visited {
	display: table;
	color: #ffffff;
	text-decoration: none;
	text-transform: uppercase;
	font-family: 'Open Sans', sans-serif;  
	border: 1px solid #ffffff;
	padding: 15px;
	margin-top: 30px;
	font-size: 110%;
	transition: background-color 0.4s;
}

a.blockbutton:hover {
	background-color: #007696;
}

.developmentdetail a.blockbutton:link, .developmentdetail a.blockbutton:visited {
	border-color: #007696;
	color: #007696;
}

.developmentdetail a.blockbutton:hover {
	color: #ffffff;
}

.undercol {
	clear: both;
}

.variableimages img {
	width: 190px;
	height: auto;
}

#developments_filter {
	border: 1px solid #007696;
	height: 40px;
	padding: 20px;
	margin: 60px 0px 20px 0px;
}

#developments_filter p {display: inline-block;float: left;padding-right: 20px;position:  relative;bottom: -8px;}

#developments_filter select {display: inline-block;float: left;padding-right: 20px;height: 40px;width: 200px;margin-right: 20px;border: 1px solid #007696;}

#developments_filter a:link, #developments_filter a:visited {display: inline-block; float: left; position: relative;
    bottom: -8px;}



.project {
    float:  left;
    margin-right: 7px;
    margin-bottom: 20px;
}
.project a:link, .project a:visited, .project a:hover {text-decoration: none;}

.project_image {
    position:  relative;
    overflow: hidden;
    line-height: 0px;
    width: 490px;
    height: 273px;
    margin-bottom: 10px;
}

.project_image img {
	transition: margin-left 0.4s, margin-top 0.4s, width 0.4s, height 0.4s;
	width: 490px;
	height: 273px;
}
.project a:hover .project_image img {
	margin-left: -10px;
	margin-top: -10px;
	width: 510px;
	height: 293px;
}
.project a h3 {margin-bottom: 0px;}
.project a p {color: #000000}

.developmentdetail h2 {
	font-size: 140%;
	margin: 0px 0px 0px 0px;
	font-family: 'Open Sans', sans-serif;
	letter-spacing: 1px;
	text-transform:  uppercase;
    font-weight:  600;
    color:  #007696;
}

.developmentdetail h3 {margin: 10px 0px 30px 0px;text-transform: none;color: #000000;font-weight:  300;}

.gallery .img {
	float: left;
	text-align: center;
	line-height: 0px;
	width: 252px;
	height: 140px;
	overflow:  hidden;
}

.gallery .img a {
	display: inline-block;
}

.gallery .img img {
	border: none;
	width: 252px;
	height: 140px;
	transition: width 0.4s, height 0.4s, margin-left 0.4s, margin-top 0.4s;
}

.gallery .img:hover img {
	margin-left: -10px;
	margin-top: -10px;
	width:  272px;
	height: 160px;
}

.gallery .pagenavigation {
	height: 50px;
}

.gallery .prevpage a, .gallery .prevpage em {
	display: block;
	width: 50px;
	height: 39px;
	float: left;
	margin: 0;
	text-indent: -1000px;
	background: url(../../images/previous.png) transparent no-repeat 0 0;
	overflow: hidden;
}

.gallery .nextpage a, .gallery .nextpage em {
	display: block;
	width: 50px;
	height: 39px;
	float: left;
	margin: 0 6px 0 0;
	text-indent: -1000px;
	background: url(../../images/next.png) transparent no-repeat 0 0;
	overflow: hidden;
}

.gallery .parentlink a {
	display: block;
	width: 50px;
	height: 39px;
	float: left;
	text-indent: -1000px;
	background: url(../../images/uppage.png) transparent no-repeat 0 0;
	overflow: hidden;
}

.gallery .pagenavigation a:hover {
	background-position: 0 -40px;
}

.gallery .prevpage em, .gallery .nextpage em {
	background-position: 0 -80px;
}

.gallery .pagelinks {
	float: right;
	border-right: 2px solid #666;
}

.gallery .pagelinks a, .gallery .pagelinks em {
	margin-top: 6px;
	padding: 0 6px;
	border-left: 2px solid #666;
	text-align: center;
	font: bold 11px verdana; color: #666;
}

.gallery .pagelinks em {
	color: #000;
}

.galleryclear {
	clear: both;
}


/* LIGHTBOX  -  version 2.7.1 */

/* Preload images */
body:after {
  content: url(../lightbox/images/close.png) url(../lightbox/images/loading.gif) url(../lightbox/images/prev.png) url(../lightbox/images/next.png);
  display: none;
}

.lightboxOverlay {
  position: absolute;
  top: 0;
  left: 0;
  z-index: 9999;
  background-color: black;
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=80);
  opacity: 0.8;
  display: none;
}

.lightbox {
  position: absolute;
  left: 0;
  width: 100%;
  z-index: 10000;
  text-align: center;
  line-height: 0;
  font-weight: normal;
}

.lightbox .lb-image {
  display: block;
  height: auto;
  max-width: inherit;
  -webkit-border-radius: 3px;
  -moz-border-radius: 3px;
  -ms-border-radius: 3px;
  -o-border-radius: 3px;
  border-radius: 3px;
}

.lightbox a img {
  border: none;
}

.lb-outerContainer {
  position: relative;
  background-color: white;
  *zoom: 1;
  width: 250px;
  height: 250px;
  margin: 0 auto;
  -webkit-border-radius: 4px;
  -moz-border-radius: 4px;
  -ms-border-radius: 4px;
  -o-border-radius: 4px;
  border-radius: 4px;
}

.lb-outerContainer:after {
  content: "";
  display: table;
  clear: both;
}

.lb-container {
  padding: 4px;
}

.lb-loader {
  position: absolute;
  top: 43%;
  left: 0;
  height: 25%;
  width: 100%;
  text-align: center;
  line-height: 0;
}

.lb-cancel {
  display: block;
  width: 32px;
  height: 32px;
  margin: 0 auto;
  background: url(../lightbox/images/loading.gif) no-repeat;
}

.lb-nav {
  position: absolute;
  top: 0;
  left: 0;
  height: 100%;
  width: 100%;
  z-index: 10;
}

.lb-container > .nav {
  left: 0;
}

.lb-nav a {
  outline: none;
  background-image: url('data:image/gif;base64,R0lGODlhAQABAPAAAP///wAAACH5BAEAAAAALAAAAAABAAEAAAICRAEAOw==');
}

.lb-prev, .lb-next {
  height: 100%;
  cursor: pointer;
  display: block;
}

.lb-nav a.lb-prev {
  width: 34%;
  left: 0;
  float: left;
  background: url(../lightbox/images/prev.png) left 48% no-repeat;
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=0);
  opacity: 0;
  -webkit-transition: opacity 0.6s;
  -moz-transition: opacity 0.6s;
  -o-transition: opacity 0.6s;
  transition: opacity 0.6s;
}

.lb-nav a.lb-prev:hover {
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=100);
  opacity: 1;
}

.lb-nav a.lb-next {
  width: 64%;
  right: 0;
  float: right;
  background: url(../lightbox/images/next.png) right 48% no-repeat;
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=0);
  opacity: 0;
  -webkit-transition: opacity 0.6s;
  -moz-transition: opacity 0.6s;
  -o-transition: opacity 0.6s;
  transition: opacity 0.6s;
}

.lb-nav a.lb-next:hover {
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=100);
  opacity: 1;
}

.lb-dataContainer {
  margin: 0 auto;
  padding-top: 5px;
  *zoom: 1;
  width: 100%;
  -moz-border-radius-bottomleft: 4px;
  -webkit-border-bottom-left-radius: 4px;
  border-bottom-left-radius: 4px;
  -moz-border-radius-bottomright: 4px;
  -webkit-border-bottom-right-radius: 4px;
  border-bottom-right-radius: 4px;
}

.lb-dataContainer:after {
  content: "";
  display: table;
  clear: both;
}

.lb-data {
  padding: 0 4px;
  color: #ccc;
}

.lb-data .lb-details {
  width: 85%;
  float: left;
  text-align: left;
  line-height: 1.1em;
}

.lb-data .lb-caption {
  font-size: 13px;
  font-weight: bold;
  line-height: 1em;
}

.lb-data .lb-number {
  display: block;
  clear: left;
  padding-bottom: 1em;
  font-size: 12px;
  color: #999999;
}

.lb-data .lb-close {
  display: block;
  float: right;
  width: 30px;
  height: 30px;
  background: url(../lightbox/images/close.png) top right no-repeat;
  text-align: right;
  outline: none;
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=70);
  opacity: 0.7;
  -webkit-transition: opacity 0.2s;
  -moz-transition: opacity 0.2s;
  -o-transition: opacity 0.2s;
  transition: opacity 0.2s;
}

.lb-data .lb-close:hover {
  cursor: pointer;
  filter: progid:DXImageTransform.Microsoft.Alpha(Opacity=100);
  opacity: 1;
}

/*
font-family: 'Crimson Text', serif;
font-family: 'Nunito Sans', sans-serif;
font-family: 'Open Sans', sans-serif;  
*/