Related California’s plan to redevelop the Regal Edwards Big Newport cleared a significant hurdle after the city council voted unanimously to deny an appeal aimed at saving the half-century-old movie theater.
The council’s decision upholds its earlier approvals in March and allows the soon-to-be-based Newport Beach Related to move another step forward with plans to replace the 57-year-old theater and a nearby fitness club with two high-rise luxury condominium towers in Newport Center.
But they are still not out of the woods yet. Opponents have up to 35 days to challenge the decision.
Luxury High Rise
The demolition of an old movie theater highlights the ongoing trend of aging entertainment and retail venues being converted into housing or mixed-use properties.
In March, Aliso Viejo-based Shea Properties received Anaheim’s approvals to demolish a 62,000-square-foot Regal Edwards, which closed in 2022, to build a 447-unit apartment at a shopping center in Anaheim Hills.
Under Related’s plan, the 4.17-acre site at 210 and 300 Newport Center Drive near Fashion Island will be redeveloped into two, 22-story towers totaling 150 for-sale units.
The project also includes a café and small office spaces designed for live-work use.
The for-sale units would range from two- to four- bedrooms and from 2,100 to 6,400 square feet.
End of an Era
For many residents, the council’s vote signals the end of an era.
Since opening in 1969, the Big Newport has been a gathering place for generations of residents, from first dates and family outings to lining up to watch a blockbuster premiere.
But like many movie theaters, it has struggled in recent years as streaming services and changing consumer entertainment habits chipped away at in-person attendance.
One young man named Nicholas, who works at the theater, told the council that he’d like to see it turned into an events center.
Another person griped about the lack of affordable housing.
Opponents, including the community group Save Our Theater, argued that the project would erase a cultural landmark and cause environmental harm.
City leaders acknowledged that tension.
The council, however, sided with staff, finding the project consistent with zoning and development standards.
“It’s difficult for all seven of us here and for everyone in the audience and for staff,” Councilmember Robyn Grant said during the April 28 meeting. “The project is in character with already developed Irvine Co. projects … and is pretty well serviced by the existing infrastructure.”
James Edwards III, whose father, James Edwards Jr., founded Edwards Theater, now called Regal Cinemas, previously told the council the theater would close no later than June 30, 2027, if not sooner.
