A popular shop is to close in Colchester following a proposed rent increase of 60 per cent.
June Smith could not afford to keep D'Arcy Crafts in Red Lion Yard open.
But she said there were other factors which also helped her make the decision, including a downturn in trade over Christmas.
Mrs Smith, 49, a potter from Tolleshunt D'Arcy, opened the shop five years ago.
Before that she traded from St John's Shopping Centre and in previous years from Colchester Craft Centre and a unit in Tolleshunt D'Arcy.
She said: "The landlord's terms were unacceptable. It is very hard for independent shops to survive in town centres. They are just interested in the big multiples and don't want to know the individual traders."
She will close her shop on March 11 but hopes to continue making pots from her home and sell them to wholesalers.
Many local craft people display their goods at the shop and she said it was a shame they would no longer have that outlet.
She added: "I'm sad to be shutting. We have a lot of regular customers and visitors from all over the country who like Colchester because it has small interesting shops like these."
Managing agent John Brown, of London-based firm Egan Lawson, said: "We quoted a 60 per cent increase which is not unusual on leases which were drawn up in 1995.
"We would have been willing to negotiate with her but she had already decided she no longer wanted to stay."
Mr Brown stressed there were a number of reasons why Mrs Smith decided to close and the proposed rent increase was not the only factor.
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