IT is being described as the biggest single threat to Ludlow town centre and its independent traders.

Councillors of all colours are queueing up to issue grave warnings about the implications for businesses in the town.

So what is the cause of this chorus of concern and the threat of Armageddon on the High Street?

Followers of events in Ludlow might think that we are talking about the threat of a new out of town supermarket at Rocks Green.

Those who take an interest in the world of retail might think the issue is the impact of internet shopping on our independent traders.

But they would be wrong because the cause of all this doom and gloom sits with a group of men and women in grey suits who are responsible for setting business rates.

The subject may seem rather dry but the implications could be huge.

Business rates are said to be the biggest cost to independent retailers after the money that they pay their staff and rent.

The Business Rate is linked to the nominal value of the property and is set periodically. In simple terms the better the location the higher the rate which is set as so much per square metre.

Therefore, the bigger the premises the more that higher the bill.

In Ludlow there are three zones A, B and C with the town centre businesses taking the biggest hit.

There are a number of issues that make the situation even more difficult including the delay in the revaluation and the fact that the figures are being calculated based upon 2008 data before the big economic downturn.

Andy Boddington, the Shropshire councillor for Ludlow North, which covers the town centre and its independent traders, has been doing the number-crunching and the figures do not make pleasant reading:

"The current revaluation, which comes into effect on April 1 2017, increases business rates in England by 9.6%. Across the West Midlands, rates have gone up an average of 3.2%.

"In Shropshire, the rateable value of businesses is going up by more than 13% from £203million in 2010 to £231million in 2017. That will generate around £104million in annual business rates, up by more than £4million from 2010.

"The retail sector in the county will see a 9% hike in rates. Industry is up 17%. Offices are up 5%. Other uses 16.1%."

So to cut through the numbers what this all means is that shops which are already having a tough time making ends meet are set to get a very big bill that they are probably not expecting.

There has been some transitional relief but this will not go on forever and, after that, businesses will have to pick up the full cost.

It is not necessary to be an accountant or a financial whizz-kid to know that the additional burden is likely to be too much for some businesses.

In this case, the concern expressed by Ludlow councillors looks like anything but hyperbole.