[users@httpd] Redirect only if 2 conditions

[Luis Speciale]

Hi

I want to redirect (in my local server) all the external visitors that 
don't ask for an existing directory.

<If "%{REMOTE_ADDR} !='192.168.0.254' && %{REQUEST_FILENAME} 
!='/Library/WebServer/Documents/YES/'">
    RedirectMatch ^/((?!index_ext.html).*)$ /index_ext.html
</If>

But AND (&&) doesn't seem to work. I'm always redirected to /index_ext.html

What am I missing ?

Thanks