HAMPTON, N.H. — Developers of the Hampton Casino complex have been granted another year to meet the conditions of their Planning Board approval, but when construction will begin on the massive Hampton Beach redevelopment remains an open question.
The Planning Board voted unanimously Oct. 7 to extend the deadline for satisfying 44 conditions attached to its November 2025 approval of the project, which includes expanded gaming, a new hotel, luxury condominiums, restaurants, retail space and a larger concert venue.
The original deadline was Nov. 5, 2026. The extension gives developers until November 2027 to complete the required work, which involves coordination with numerous town departments, utilities and other agencies.
Town Planner Jason Bachand recommended the extension, saying the complexity of the project made the additional time reasonable.
“They have been working diligently since basically the day after you granted that conditional approval,” Bachand told the board. “This is a very large project.”
The redevelopment calls for demolition of the existing Casino complex and construction of a 52,000-square-foot charitable gaming facility, a 208-room hotel, 99 luxury condominiums, 38,500 square feet of retail and restaurant space, and a 3,500-capacity music and entertainment venue. A 732-space parking garage is also planned.
Timetable still unclear
The project was originally expected to begin after the 2026 Hampton Beach Seafood Festival. But Casino owners, including majority owner Sal Lupoli and part owner Fred Schaake, said earlier this year that construction would likely wait until at least after the 2027 summer season.
The latest extension has done little to clarify that timetable.
“Everybody is asking when the project’s going to start,” Planning Board member Keith Lessard remarked as the development team prepared to leave the Oct. 7 meeting.
When no answer came, Lessard added, “I guess there was no answer to that.”
Morgan Pierson, senior vice president of real estate and development at Lupoli Companies, declined to provide a construction start date but said the extension should not be interpreted as a delay.
“The recording of this decision does not impact the effort we are making to progress this redevelopment, nor does it influence the design and construction timeline,” Pierson said.
He said the company would provide a “definitive update on the project timeline” when one becomes available.
Three-year window remains
Bachand emphasized that the extension does not change the project’s original three-year window for beginning construction.
Before any building permits can be issued, however, developers must satisfy the conditions of approval and record the approved site plan with the registry of deeds.
Those conditions involve everything from infrastructure improvements and utility connections to historic preservation and construction scheduling.
The developer must obtain approvals from the town’s fire and public works departments, the town planner and the Planning Board’s engineering consultant. Public Works must issue permits for driveways, sewer connections and excavation, while utility company Unitil must complete its final electrical design.
The project also requires coordination with Hampton police and Aquarion Water Company.
Developers must seek Select Board approval for drainage improvements on F Street that would connect to the town’s drainage system. They must also reach an agreement with the board to assume responsibility for future sidewalk maintenance, including snow removal.
Many conditions attached
Historic preservation requirements call for consultation with the Hampton Heritage Commission and Hampton Historical Society.
Another major condition is a detailed phasing plan specifying the sequence in which portions of the development will be built and occupied.
Any changes to that plan during construction would require approval from the building inspector, with input from the town planner, Public Works and the town’s engineering consultant.
The planning office received the extension request Sept. 30.
Alex Sellar, the redevelopment’s senior project manager, cited the “detailed nature of the conditions and the complexity of the proposed project” in requesting more time.
Pierson said Lupoli Companies and its consultants have been working closely with town officials and state and local agencies to address the requirements. He did not identify which specific conditions remain unresolved.
“The extension is normal and ordinary for a project of this size and complexity as it requires substantial engineering and design review by our team and agency officials to make sure we’re getting everything right,” Pierson said.
He credited town officials and consultants for helping advance the project.
“We are proud of the progress we’ve made on this exciting project,” Pierson said.
Centerpiece of local economy
The Casino, built in 1899, has long been a centerpiece of Hampton Beach’s tourism economy. Its Ballroom, added in 1927, has hosted generations of nationally known performers and is expected to remain open for its 100th season in 2027.
The owners have said the redevelopment is intended to transform the property into a year-round destination, expanding the beach’s appeal beyond the summer tourist season.
For now, however, the project’s construction schedule remains uncertain even as work continues to secure the necessary approvals.
This article is shared through the Granite State News Collaborative. For more information, visit collaborativenh.org.