Hockley Lane, Ashover, Chesterfield, S45 0ER

A magical blend of heritage and modern living, this Grade II Listed former flour mill offers 3,013 sq. ft of charm beside the River Amber. Set in 1.2 acres, with double glazing, solar panels, EPC C, and a one-bedroom annexe—ideal for guests or a tranquil retreat.

Nestled in the heart of the picturesque Derbyshire village of Ashover and bordering the edge of the Peak District National Pak, Fallgate Mill offers a rare opportunity to acquire a remarkable piece of English industrial heritage, reimagined for modern family living.

Dating back to the 18th century and retaining many original features - including working mill gears, exposed beams, millstones, and historic date-stones from 1734 to 1781 - this former flour mill has been thoughtfully transformed into a four-bedroom, two-bathroom family home with beautifully appointed interiors, double glazing, and outstanding character throughout. The home also benefits from an EPC rating of C and features energy-efficient solar panels.

The property stands in a peaceful backwater on highly sought-after Hockley Lane, surrounded by nature with woodland, stream side gardens, and its own private stretch of the River Amber. In addition to the main house, the detached one-bedroom annexe offers further independent living, complete with bespoke kitchen, en-suite, private gardens, and solar panels—ideal for guests, relatives, or generating additional income as a holiday let.

Planning consent is also in place for a garden room extension (Ref: 21/00917/LB), further enhancing the appeal of this already unique and versatile home.

Accommodation

A solid oak entrance door leads into the breathtaking 37 ft kitchen and dining hall—formerly the heart of the mill’s operation. Stone-flagged floors, original beams, and inset millstones offer a dramatic welcome, while bespoke pine cabinetry and an ironstone-grey work surface complement the historic character. An electric Aga with twin hotplates, island unit, feature column radiators, and a wood-burning stove make this a spectacular yet homely space. The adjoining utility room provides excellent storage, with shaker-style units, butler’s sink, larder, and original cast iron fireplace.

At the far end of the kitchen, the dining area showcases the original cast iron crown wheel and waterwheel viewed through an arched window - an unforgettable setting for entertaining. Exposed beams and side-facing windows enhance the rustic atmosphere. Leading off the kitchen, a lobby opens to a stylish guest cloakroom and a versatile dual-aspect room, ideal as a study, guest bedroom or home office, with elegant oak flooring. Elsewhere, a separate staircase provides access to the first floor, with a useful cloaks storage area at its base.

First Floor & Second Floor

The staircase from the ground floor opens directly into a grand first-floor sitting room, where garden views, exposed beams, and rustic floorboards create a warm, welcoming atmosphere. At its heart, an original mill shaft has been cleverly repurposed into a unique office nook—an inspiring space for working from home.

Also on this floor are two characterful bedrooms. One is tucked cosily into the eaves, perfect for guests or children, while the other enjoys a dual aspect with delightful views and dramatic exposed timbers, adding both charm and authenticity. A magnificent bathroom completes the floor, featuring original millstones, timber-clad walls, a bespoke vanity, and a freestanding copper bath set beneath exposed beams—a showstopping centrepiece that feels both luxurious and steeped in history.

From the sitting room, a staircase leads to the second floor, home to the generous principal suite. With exposed beams and garden vistas, it offers a peaceful sanctuary. The adjoining four-piece bathroom is finished to a high standard, with a walk-in rainfall shower, freestanding bath, sleek vanity unit, and stylish wood-effect tiling beneath a vaulted ceiling—balancing modern indulgence with timeless design.

Outside

A gated gravel driveway provides an impressive welcome, leading to extensive parking and a triple garage. Above, a fully self-contained one-bedroom annexe offers stylish, independent living, complete with solar panels, a bespoke kitchen, living area, sleek shower room, and a tiered private garden. Whether used as a guest retreat, holiday rental, or extended family accommodation, it offers exceptional flexibility with a sense of privacy and charm.

To the front of the main house, a generous south-facing terrace captures the sun throughout the day—easily accessed from the kitchen, it’s an ideal setting for alfresco dining, entertaining friends, or simply unwinding to the soothing sound of the nearby stream. This inviting outdoor space also benefits from planning consent for a garden room extension (Ref: 21/00917/LB), offering exciting potential to expand.

Set within approximately 1.2 acres, the property is surrounded by an ever-changing landscape of mature woodland, vibrant wildflower meadows, and peaceful stream-side gardens. The historic mill race and restored overshot wheel add a unique and enchanting backdrop, blending natural beauty with the echoes of centuries past.

Location

Fallgate Mill enjoys a peaceful, private position within the picturesque and highly sought-after parish of Ashover—widely regarded as one of Derbyshire’s prettiest villages. Set within the valley of the River Amber and surrounded by rolling countryside, the village offers a rare blend of rural tranquillity, vibrant community life, and easy access to modern conveniences.

Ashover itself is steeped in character and history, with a 12th-century church and a collection of charming stone buildings that define its timeless appeal. The village offers a range of excellent amenities including a local shop, grocer, café, post office, medical centre, and a selection of highly regarded pubs known for their food and atmosphere. For families, Ashover Primary School is well regarded, and the area also falls within catchment for Tupton Hall School.

Recreational opportunities abound, with village tennis, football, and cricket clubs, a children’s play area, and immediate access to countryside walks. Cultural and historical enthusiasts will enjoy exploring local heritage trails, historic mills, canal paths, and grand country estates such as the magnificent Chatsworth House and medieval Haddon Hall.

Despite its rural setting, Fallgate Mill is well connected. Chesterfield and Matlock are both nearby, offering broader amenities and excellent rail links. The A38 and M1 motorway are also within easy reach, providing swift access to Sheffield, Derby, and Nottingham—making this an ideal base for both country living and city connectivity.

Additional Information

Services: There is mains water, electricity and gas fired central heating supplied to the home. Private drainage via water treatment plant. Solar panels fitted with feed in tariff. None of the services, appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

Local Authority: North East Derbyshire District Council G - Planning permission approved for garden room extension – Ref: 21/00917/LB.

Rights Of Way: There is a public footpath passing across part of the garden/meadow land.

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1967 & MISDESCRIPTION ACT 1991 - When instructed to market this property every effort was made by visual inspection and from information supplied by the vendor to provide these details which are for description purposes only. Certain information was not verified, and we advise that the details are checked to your personal satisfaction. In particular, none of the services or fittings and equipment have been tested nor have any boundaries been confirmed with the registered deed plans. Fine & Country or any persons in their employment cannot give any representations of warranty whatsoever in relation to this property and we would ask prospective purchasers to bear this in mind when formulating their offer. We advise purchasers to have these areas checked by their own surveyor, solicitor and tradesman. Fine & Country accept no responsibility for errors or omissions. These particulars do not form the basis of any contract nor constitute any part of an offer of a contract.