Hampton Planning Board Approves Year-Round Casino Complex Remodel

The plan, overseen by principal owner Sal Lupoli and partner Fred Schaake, centers on creating a 52,000 square foot charitable gaming casino, a 208-room hotel, and 99 luxury condominiums.

The New All-Season Gaming and Entertainment Hub

The approved design significantly expands the complex’s charitable gaming system. The new facility will house a 52,000 square foot casino space for charitable games. This is a massive increase from the current 8,000 square foot area operated by Aces and Eights within the existing structure.

Under New Hampshire law, the casino must allocate 35% of its gross revenue to charity. This expansion drew some criticism, with North Hampton Police Chief Kevin Walsh cautioning that the large growth of charitable gaming could lead to issues like increased crime, traffic, and problem gambling. The Planning Board, however, noted the use is allowed under town zoning rules.

The project also introduces a new Casino Ballroom and entertainment center capable of holding 3,500 people. This capacity nearly doubles that of the historical ballroom, which has hosted legendary acts since 1899. The new entertainment venue will function year-round and serve as a conference space during the off-season.

Residential and Economic Impact Systems

A key component of the new development is the residential offering. The plan includes 99 luxury condominiums, each estimated to be valued at $1.1 million. The complex will also feature a 208-room hotel with a spa and pool, alongside 38,500 square feet dedicated to retail and dining across the first two floors. A new parking garage will provide 732 spaces.

Developers argue the redevelopment will be an economic boon for the town. An economic report estimates the new complex could contribute $311 million to the town’s total property valuation and generate an estimated $3.6 million in net property tax growth annually. The project was approved with 44 conditions, including a mandate for Lupoli to preserve historical artifacts from the site.

The three-year construction timeline targets a grand opening between 2029 and 2030. Rick Friberg, President and CEO of engineering firm TEC, indicated that demolition of the existing building and construction could begin after the summer of 2026. Lupoli confirmed that this first phase will serve as a market indicator before proceeding with a potential Phase II expansion, stating:

“This is going to be a great indicator of what we’re going to do in phase two.”