Hampton Beach Casino project gets extension

The redevelopment of the Hampton Casino complex — with expanded gaming, a new hotel, condominiums and a larger concert venue — has been granted another year to meet the 44 conditions tied to its Planning Board approval.

Those conditions require coordination with multiple town departments and agencies, including Hampton police, public works and Aquarion Water Company. They range from drainage improvements to a detailed phasing plan outlining the order in which each portion of the project will be built.

Given the scale of the redevelopment, Hampton Town Planner Jason Bachand said it was understandable significant work remains. He recommended the Planning Board approve the extension on Oct. 7, and the board voted unanimously to do so.

The original deadline to meet the conditions was Nov. 5, 2026, a year after the project’s approval in 2025. The project includes the demolition of the existing complex to make way for a new charitable gaming facility, a larger space for concerts and events, condos, a hotel, shopping and restaurants.

Bachand said all conditions must be met before the site plan approval can be recorded with the state registry of deeds — a step that must occur before the town can issue a building permit.

The extension does not mean the project’s three-year allowed window for the start of construction has changed, according to Bachand. The project was originally slated to begin this year after the 2026 Seafood Festival, but Casino owners, including majority owner Sal Lupoli and part owner Fred Schaake, said earlier this year they expected to wait until at least after the 2027 summer season.

Morgan Pierson, senior vice president of real estate and development at Lupoli Companies, said he could not share when the project is expected to break ground, but said the extension does not mean the project is behind.

“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.

The project calls for 99 luxury condominiums, a 208-room hotel, 38,500 square feet of retail and restaurant space, a 52,000-square-foot charitable gaming casino, and a music and entertainment venue with a 3,500-person capacity. A parking garage with 732 spaces is also part of the plan.

“Everybody is asking when the project’s going to start,” Planning Board member Keith Lessard remarked.

Pierson said via email that Lupoli Companies will provide a “definitive update on the project timeline” as soon as they are able.

“We are proud of the progress we’ve made on this exciting project,” Pierson said. “It has taken a tremendous effort for not only the project team, but local officials, DPW, town planning, and third-party consultants, and the progress we’ve achieved together was done carefully and efficiently.”

The conditions for the project are listed in a memorandum written by Bachand. Pierson said he could not specify which of the conditions required an extension.

The conditions require sign offs from multiple town departments, including the fire department, public works, the Planning Board’s engineering consultant and the town planner. Public Works must issue permits for driveways, sewer connections and excavation, and the developer must obtain Unitil’s final electrical design. The Hampton Heritage Commission and Hampton Historical Society also need to be consulted on all matters involving historic preservation.

Developers must also seek Select Board approval to extend drainage work on F Street so it ties into the town’s system. They must agree with the board to take on all future sidewalk maintenance, including snow removal.

A phasing plan outlining the order in which each building section will be constructed — and occupied — is required. Any changes to that plan during construction will need approval from the building inspector, with input from the town’s engineering consultant, Public Works and the town planner, according to Bachand’s memorandum.

The town’s planning office received the extension request Sept. 30. Alex Sellar, the redevelopment’s senior project manager, wrote that the extension was needed due to the “detailed nature of the conditions and the complexity of the proposed project.”

“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 wrote.

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