A theater with more than a half-century of history in Newport Center could soon become rubble.
The Newport Beach Planning Commission approved a plan for a development from Related California that would demolish the Regal Edwards Big Newport Theater and replace it with two 22-story condo towers as well as offices, restaurants and retail, KTLA reported. Environmental and preservation activists recently filed appeals with the Newport City Council to try to stop the decision.
The Regal Edwards Big Newport Theater, located across the street from Newport Beach’s popular Fashion Island mall, opened in 1969 and features a recognizable Art Deco marquee outside. It has also been the longtime host of the annual Newport Film Festival.
Related California plans to build 150 condominiums across twin 270-foot-tall buildings. The units will reportedly come in two- and four-bedroom floor plans including penthouses. No affordable housing is slated for the site. In addition to condos, Related’s proposal calls for home offices available for sale to residents along with retail space and a cafe, the Los Angeles Times reported.
Jim Edwards, whose father opened Big Newport more than a half-century ago, chalked up the demise of the theater to a wider trend of decreasing moviegoing.
“Nationally, theater attendance has declined every year for the last 20 years, and of course, Covid decimated the business, which hasn’t recovered since,” Edwards told the Times. “Unfortunately, Big Newport is not immune to those conditions.”
Edwards gave his blessing to Related’s high-rise housing proposal on behalf of his family. “With the changing trends, our family wants to honor [my] dad’s passion to create something special on this property,” he said.
Newport Beach faces lofty state-mandated housing production targets, but voters get a say in how much the city must plan for later this year. Last fall, the Newport Beach City Council unanimously voted to put the so-called Responsible Housing Initiative on the November 2026 ballot, allowing residents to determine how many housing units will rise in the coastal city.
Under the proposed plan, Newport Beach would have to zone for 2,900 new homes as opposed to more than 8,000 as part of its current housing element. Of the 2,900 units, more than two-thirds would be set aside for low- and very-low-income families. — Chris Malone Méndez
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