Summary - Hill Crest House Annex Ilam Road DE6 2AW
1 bed 1 bath Land
Small freehold plot with tourism potential near top local attractions.
Freehold former public conveniences, circa 470 sq ft internal area
Site approx. 1,500 sq ft with lawn and specimen trees
Located at foot of Thorpe Cloud; close to stepping stones tourist route
Conservation area — planning permission likely required for changes
Medium flood risk; mitigation and insurers’ conditions probable
Oil heating, EPC D; double glazing (unknown install date)
Slow broadband and average mobile signal may limit some uses
Auction sale: 10% deposit, buyers’ fee, six-week completion
An uncommon freehold investment close to Thorpe Cloud and the River Dove stepping stones, this stone-built single-storey former public convenience sits on a modest but well-appointed plot of approximately 1,500 sq ft. The building provides around 43.7 sqm (470 sq ft) of internal floor area and benefits from attractive countryside views and specimen trees, offering clear potential for alternative uses subject to planning consent.
The site’s location in a popular tourist area — within walking distance of the stepping stones and near Ashbourne — strengthens prospects for tourist-related redevelopment (e.g., small holiday facility, kiosk, or storage for a local business). Buyers should note the property lies within the Thorpe conservation area, so any change of use or external alterations will require appropriate permissions and liaison with planning authorities.
Practical considerations: the property has oil-fired heating, double glazing (install date unknown), an EPC rating of D, and a medium flood risk. Broadband speeds are slow and mobile signal average — factors that may limit some commercial or residential conversions without infrastructure upgrades. The sale will be by auction with a 10% deposit (minimum £5,000), a buyers’ fee, and a six-week completion period.
This lot suits an investor or developer comfortable with planning processes and modest remediation or refurbishment. It represents a low-entry-price purchase in a high-visibility tourist location, but expect conservation constraints, flood mitigation considerations, and utility upgrades as part of any redevelopment cost plan.
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