the non Zone A area of the Waterloo and Vauxhall Office charging area. We think this area should be charged for residential CIL at nearer the Waterloo rate, leaving only the hinterland to be charged at the suggested Zone B rate. This would be consistent with the view and zoning of the DIFS study, which reckoned the riverside area to be capable of sustaining a higher DIFS levy than the rest of the OAPF DIFS area. CIL -- Other Development 9 As regards the proposed charge of 125 per sqm for office development in the Waterloo and Vauxhall area, and nil elsewhere, we recall the views of Messrs Tuckerman to the Bondway Inquiry: "Vauxhall as a location is well provided for by transport facilities, benefiting from the train and tube lines as well as the new bus station. It is also a short walk to Westminster and Victoria. However, retail amenity is poor and the local environment has no 'heart' from either a community or business perspective. It is also viewed as a harsh environment due to the one way system, the clubs and the vagrant population. It is therefore generally seen as a secondary office location by the property industry and business community." 10 The draft Vauxhall SPD and Lambeth Core Strategy contemplate a further 8000 new jobs at Vauxhall, which at 25 sqm per job for office jobs amounts to a need for a further 200,000 sqm of office development, which seems slow in coming forward, compared to