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/* Private Development inherits the GAVINHO design system: quieter typography, mineral space and a lighter editorial rhythm. */
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.passport-visual{overflow:hidden;position:relative;background:#6d695e}.passport-visual:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(17,14,10,.22),rgba(17,14,10,0) 58%);pointer-events:none}.passport-visual img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 58%;filter:saturate(.76) contrast(.97)}
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.accountability{background:var(--paper);padding-top:100px;padding-bottom:100px}.accountability-intro{display:grid;grid-template-columns:1.45fr .7fr;gap:11vw;align-items:end}.accountability-intro h2{font:300 clamp(38px,4.4vw,66px)/.98 var(--serif);letter-spacing:-.05em;margin:0}.accountability-intro p{margin:0;font-size:15px}.accountability-list{margin-top:64px;display:grid;grid-template-columns:repeat(5,1fr);gap:20px}.accountability-list article{display:block;border-bottom:0;padding:0}.accountability-list b{font-size:20px;line-height:1.05}.accountability-list span{display:block;margin-top:10px;padding:0;font-size:12px}.governance{background:var(--white)}.budget-states{background:transparent;margin-top:80px;padding:0;border-top:1px solid var(--line);display:grid;grid-template-columns:.6fr 1.4fr;gap:7vw}.budget-states>div:first-child{padding-top:20px}.budget-states>div:first-child>p:last-child{font:300 24px/1.12 var(--serif);margin:18px 0 0}.budget-states .states{margin-top:0;padding-top:20px}.budget-states .states h3{margin-top:28px;font-size:25px}.time-note{max-width:550px;margin:70px 0 0;font:300 25px/1.15 var(--serif)}.accountability,.procurement,.for-whom{background:var(--paper)}.quote-card{background:#c9c3b5}.budget-states{background:transparent}.enquiry{background:var(--white)}.passport-visual img{object-position:right center;filter:saturate(.7) contrast(.98)}@media(max-width:760px){.accountability{padding-top:80px;padding-bottom:80px}.accountability-intro,.budget-states{grid-template-columns:1fr;gap:28px}.accountability-list{grid-template-columns:1fr 1fr;margin-top:45px}.accountability-list article{padding:10px 0;border-bottom:1px solid var(--line)}.accountability-list b{font-size:19px}.budget-states{margin-top:58px}.budget-states .states{margin-top:0}.time-note{margin-top:48px;font-size:24px}.passport-visual img{object-position:76% center}}
